Is 79355 Valor Ln in Indio, CA a good investment?

CashFlowRE grades it D+ with a 6.0% cap rate and $-147/mo modeled cash flow at a $539,695 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 79355 Valor Ln?

The modeled cap rate is 6.0% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $4,535/month, from CashFlowRE's rent model.

D+ Composite 45.49

Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

Cash flow +11.8/30.0
ARV discount +10.6/15.0
Rent growth +5.0/5.0
Schools +4.6/10.0
Condition / age +4.0/5.0
DSCR +3.5/10.0
1% rule +3.4/10.0
Livability +2.7/5.0
Appreciation +0.0/10.0

$539,695

79355 Valor Ln · Indio, CA 92203

4 bd · 2.0 ba · 1,692 sqft · SingleFamily · 176 Days on market

Built 2026 Good condition $319/sqft · 7% below area Est $579k · 7% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

This new single-story home offers ample space to live and grow with a total of four bedrooms. Three secondary bedrooms are located near the front of the home off the entry, leading to a spacious open-concept layout with access to a covered patio. A lavish owner's suite is nestled into a private rear corner, complete with a full bathroom and walk-in closet.

Key facts

Full bathroom
Walk-in closet
Covered patio

What this means for you Summary

Snapshot

This is a 4-bed/2.0-bath single-family listed at $540k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
To cash-flow at today's rent, offer at most $518k (3.9% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $454k (16.0% below list).
Recommended offer: $454k (16.0% below list) — sets the bar for 1% rule.
Cap rate 6.0% vs local median 4.1% in Indio — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

Location reads 53/100 on livability (#927 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: employment D, crime F, amenities F.
Desert Sands Unified (suburban): math 31% / reading 56% proficiency, ranked #199 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
Zoned schools: Ronald Reagan Elementary (834 students, 53% FRL); Desert Ridge Academy (math 24% / reading 75%, grade C, #98 of 498 statewide, top 21%, 1,030 students, 81% FRL); Shadow Hills High (math 30% / reading 53%, grade F, #498 of 1,170 statewide, top 43%, 1,751 students, 77% FRL).
Market conditions: Rents rising fast (+11.6%/yr); 537 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
At $4,535/mo this rent would consume 56% of the median local household income ($97k/yr) (locally 20% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

It's been on market 176 days — a 12% lower offer ($475k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $453,526 (16.0% below list)

Questions for the listing agent

What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
It's been on market 176 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

1% rule: 0.84% ✗
Cap rate: 5.97%
Cash-on-cash: -1.17%
DSCR: 0.95
GRM: 9.9

CMA / ARV

ARV (median comp): $579,363
List price: $539,695
Delta: -6.85%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81591 Camino Los Milagros	0.05mi	3/2.0 (-1)	1,900 (+12%)	5mo	$579,000	$305	68
81665 Avenida De Musica	0.32mi	3/2.0 (-1)	1,488 (-12%)	6mo	$508,000	$341	55
81906 Avenida Estuco	0.65mi	3/2.0 (-1)	1,660 (-2%)	9mo	$469,900	$283	54
81662 Corte Valdemoro	0.54mi	3/2.0 (-1)	1,765 (+4%)	12mo	$540,000	$306	53
81048 Avenida Lorena	0.54mi	3/2.0 (-1)	1,854 (+10%)	10mo	$690,000	$372	45
41212 Maiden Ct	0.66mi	3/2.0 (-1)	1,886 (+12%)	5mo	$515,000	$273	41
82252 Dunn Dr	0.69mi	3/2.0 (-1)	1,886 (+12%)	14mo	$529,000	$280	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

IRR: -12.8%
Equity multiple: 0.52×
Total profit: $-72,771
Equity at exit: $80,470

10-year hold

IRR: 2.6%
Equity multiple: 1.22×
Total profit: $33,954
Equity at exit: $46,663

Cash invested: $151,115 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

Overall (STATE): 18 Strongly Tenant-Friendly
State California: 18 Strongly Tenant-Friendly · D+13
County: — inherits STATE
City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 34 active · 5 under contract
Months of supply: 14.6 mo (7%/mo absorbed)
Median asking: $545,672 ($301/sqft)
Median days on market: 53 d
This list price: 41% of active listings are priced below it
ARV vs active asking: +13.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92203

Home prices YoY: -25.0%
Rents YoY: 11.6%
Active inventory: 537
Price-to-rent: 9.9×

Monthly cashflow live

Estimated rent: $4,535 high interval (Pro) →
Mortgage (P&I): −$2,830
Tax est. 1.5%: −$675 /mo · $8,095/yr
Insurance: −$225
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$952
Net cashflow: $-147

Break-even live

Break-even rent $4,721

Max offer price $518,445

Occupancy floor 98%

Sensitivity live

Price	-10% $226	-5% $40	+0% $-147	+5% $-333	+10% $-520
Rent	-10% $-505	-5% $-326	+0% $-147	+5% $32	+10% $211
Rate	-1.0pp $125	-0.5pp $-10	base $-147	+0.5pp $-287	+1.0pp $-429

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

Down payment: $134,924
Closing costs: $16,191
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79-131 Sangria Ct Indio, CA	3.0	2.0	2018	$3,500	$1.73	93d	1	0.03mi
81520 Camino Los Milagros Indio, CA	3.0	3.0	2010	$5,700	$2.84	23d	1	0.03mi
81562 Camino Los Milagros Indio, CA	3.0	3.0	2112	$6,000	$2.84	93d	1	0.04mi
81722 Camino Los Milagros Indio, CA	3.0	3.0	2112	$4,500	$2.13	38d	1	0.18mi
81876 Camino Los Milagros Indio, CA	3.0	3.0	2014	$7,500	$3.72	93d	1	0.34mi
81543 Avenida Celaya Indio, CA	3.0	3.0	1700	$3,500	$2.06	23d	1	0.42mi
81543 Avenida Celaya Indio, CA	3.0	3.0	1669	$3,500	$2.10	7d	1	0.42mi
40856 Calle Desierto Indio, CA	3.0	3.0	2112	$2,500	$1.18	23d	1	0.51mi
40082 Catania Ct Indio, CA	4.0	2.0	2099	$3,500	$1.67	23d	1	0.65mi
41424 Trumble Ct Indio, CA	3.0	2.0	1886	$3,950	$2.09	48d	1	0.67mi
81672 Avenida Viesca Indio, CA	3.0	2.0	1756	$4,500	$2.56	93d	1	0.80mi
80741 Avenida Santa Carmen Indio, CA	3.0	2.0	2147	$5,000	$2.33	93d	1	0.81mi
80598 Camino Santa Juliana Indio, CA	3.0	2.0	1920	$2,888	$1.50	73d	1	0.98mi
81211 Camino Lampazos Indio, CA	3.0	2.0	1756	$3,275	$1.87	2d	1	1.19mi
43244 Freesia Pl Indio, CA	4.0	2.0	2032	$4,989	$2.46	93d	1	1.30mi
43244 Freesia Pl Indio, CA	4.0	2.0	2032	$7,999	$3.94	21d	1	1.30mi
81145 Paludosa Dr Indio, CA	3.0	2.0	1823	$3,000	$1.65	71d	1	1.32mi
82193 Lemon Grove Ave Indio, CA	3.0	2.0	1600	$3,100	$1.94	93d	1	1.37mi
43615 Roebelenii Way Indio, CA	3.0	2.0	1508	$2,599	$1.72	61d	1	1.42mi

Listing history 50 events

2026-08-08

days on market $539,695 Active 176 DOM
2026-08-06

days on market $539,695 Active 174 DOM
2026-08-05

days on market $539,695 Active 173 DOM
2026-08-04

days on market $539,695 Active 172 DOM
2026-08-03

days on market $539,695 Active 171 DOM
2026-07-31

days on market $539,695 Active 168 DOM
2026-07-30

days on market $539,695 Active 167 DOM
2026-07-30

days on market $539,695 Active 166 DOM
2026-07-28

days on market $539,695 Active 165 DOM
2026-07-26

days on market $539,695 Active 163 DOM
2026-07-24

days on market $539,695 Active 161 DOM
2026-07-23

days on market $539,695 Active 160 DOM
2026-07-22

days on market $539,695 Active 159 DOM
2026-07-21

days on market $539,695 Active 158 DOM
2026-07-20

days on market $539,695 Active 157 DOM
2026-07-18

days on market $539,695 Active 155 DOM
2026-07-18

days on market $539,695 Active 154 DOM
2026-07-16

days on market $539,695 Active 153 DOM
2026-07-15

days on market $539,695 Active 152 DOM
2026-07-14

days on market $539,695 Active 151 DOM
2026-07-13

days on market $539,695 Active 150 DOM
2026-07-13

days on market $539,695 Active 149 DOM
2026-07-11

days on market $539,695 Active 148 DOM
2026-07-10

days on market $539,695 Active 147 DOM
2026-07-09

pricedays on market $539,695 Active 146 DOM
2026-07-07

days on market $548,695 Active 144 DOM
2026-07-06

days on market $548,695 Active 143 DOM
2026-07-06

days on market $548,695 Active 142 DOM
2026-07-05

days on market $548,695 Active 141 DOM
2026-07-03

days on market $548,695 Active 140 DOM
2026-07-02

days on market $548,695 Active 139 DOM
2026-07-01

days on market $548,695 Active 138 DOM
2026-06-30

days on market $548,695 Active 137 DOM
2026-06-29

days on market $548,695 Active 136 DOM
2026-06-28

days on market $548,695 Active 135 DOM
2026-06-27

days on market $548,695 Active 134 DOM
2026-06-26

days on market $548,695 Active 133 DOM
2026-06-24

days on market $548,695 Active 131 DOM
2026-06-22

days on market $548,695 Active 129 DOM
2026-06-21

days on market $548,695 Active 128 DOM
2026-06-18

days on market $548,695 Active 125 DOM
2026-06-17

days on market $548,695 Active 124 DOM
2026-06-16

days on market $548,695 Active 123 DOM
2026-06-15

days on market $548,695 Active 122 DOM
2026-06-13

days on market $548,695 Active 120 DOM
2026-06-09

days on market $548,695 Active 116 DOM
2026-06-08

days on market $548,695 Active 115 DOM
2026-06-07

days on market $548,695 Active 114 DOM
2026-06-04

days on market $548,695 Active 111 DOM
2026-06-03

days on market $548,695 Active 110 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
🔥 Wildfire 6/10 Major
🌡 Heat 9/10 Extreme 5 d/yr ≥114°F today · 12 d/yr by 30 yrs out
💨 Wind 1/10 Low
🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income: $54,423
− Mortgage interest: −$30,231
− Property taxes: −$8,095
− Insurance: −$2,698
− Repairs & maintenance: −$4,354
− Management: −$4,354
− Depreciation: −$15,700
Taxable loss: −$11,010

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,642
After-tax cash flow: $880/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in-ready single-story home offers ample space and modern updates, with a good condition score and minimal maintenance required.

Value-add opportunities

Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
Both Add smart home features — Improves convenience and adds modern appeal, attracting more buyers/renters. ↑
Both Install smart thermostat — Saves energy and adds modern appeal, attracting more buyers/renters. ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Ronald Reagan Elementary Middle Desert Ridge Academy C CA #98/498 Nat'l #3,558/14,009 High Shadow Hills High F CA #498/1,170 Nat'l #7,907/17,239

Schools (NCES district)

District: Desert Sands Unified
NCES district ID: 0611110
Math proficiency: 31% ▼ -4.00%
Reading proficiency: 56% ▲ 7.00%
Median HH income: $54,957
Composite: 37.77/100
National rank: #4346
State rank: #199 of 517 in CA

D Composite livability gradescore 53/100

Livability — Indio

Score: 53/100
State rank: #927
US rank: #24244

Category grades

Amenities F Commute F Cost of living F Crime F Employment D Housing B+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place: Indio, CA
County: Riverside County · 2,664,475 people
City population: 100,560
Metro: Riverside-San Bernardino-Ontario, CA
Population (ZIP): 34,735
Household income: $97,311
Rent vs Own: 20.2% rent · 79.8% own
Severe rent burden: 20% of renters

Population outlook (Riverside County) Hauer SSP2

Today (2025): 2,664,475 people
By 2030: 2,802,692 · +5.2%
By 2040: 3,050,904 · +14.5%
By 2050: 3,256,783 · +22.2%
By 2075: 3,655,058 · +37.2%
By 2100: 3,766,594 · +41.4%

Race, ethnicity, and origin ACS 2023

Neighborhood character: Diverse neighborhood (Simpson 0.57)
Race & ethnicity: Hispanic / Latino 51% White 41% Two or more races 29% Asian 3% Black 2%
Hispanic origin (detail): Mexican 48%
Common ancestry: Italian 3% Lithuanian 2% Romanian 2%
Foreign-born: 14% · Canada
Languages at home: 64% English-only · Spanish 33% Tagalog/Filipino 1% Other Indo-European 1%

Political lean MEDSL · Riverside

2024 margin: Toss-up / Even · D 48.0% · R 49.3% · Other 2.6%
2008→2024 swing: -3.6pp toward R · 2008: 2.3pp · 2024: -1.3pp
All cycles: 2024: R+1.3 2020: D+8.0 2016: D+4.3 2012: R+0.4 2008: D+2.3

Not yet ingested

Civics: —

Market trends

HPI YoY: ▼ -98.51%
Current HPI: 295.6456
Rent YoY: ▲ 11.64%
Metro: Riverside-San Bernardino-Ontario, CA
State GDP YoY: ▲ 3.21%
F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
Technology	27	$1,492B
#4 Apple Cupertino $391.0B #7 Alphabet Mountain View $350.0B #22 Meta Platforms Menlo Park $164.5B #31 NVIDIA Santa Clara $130.5B #83 Cisco Systems San Jose $53.8B #84 HP Inc Palo Alto $53.6B #86 Intel Santa Clara $53.1B #88 Broadcom Palo Alto $52.4B #109 Qualcomm San Diego $39.0B #112 Salesforce San Francisco $38.4B #140 Applied Materials Santa Clara $27.2B #155 AMD Santa Clara $22.7B #330 Intuit Mountain View $16.3B #242 Lam Research Fremont $15.8B #252 Western Digital San Jose $13.0B #366 ServiceNow Santa Clara $11.0B #282 KLA Corporation Milpitas $10.8B #405 Workday Pleasanton $7.9B #302 Arista Networks Santa Clara $6.7B #365 NetApp San Jose $6.5B #352 Synopsys Sunnyvale $6.1B #331 Autodesk San Francisco $6.0B #395 Juniper Networks Sunnyvale $5.6B #403 Cadence Design Systems San Jose $4.6B #430 Veeva Systems Pleasanton $2.4B #397 Teradata San Diego $1.8B #461 Dolby Laboratories San Francisco $1.3B
Financial Services	3	$174B
#33 Wells Fargo San Francisco $125.4B #272 Visa San Francisco $35.9B #308 LPL Financial Holdings San Diego $12.3B
Retail	3	$44B
#162 Ross Stores Dublin $20.9B #231 Gap San Francisco $15.6B #323 Williams-Sonoma San Francisco $7.7B
Insurance	3	$26B
#241 Pacific Life Newport Beach $13.4B #293 First American Financial Santa Ana $7.7B #482 Mercury General Los Angeles $5.2B
Media / Entertainment	2	$115B
#46 Walt Disney Burbank $91.4B #263 Live Nation Entertainment Beverly Hills $23.2B
Pharmaceuticals / Biotech	2	$62B
#126 Amgen Thousand Oaks $33.3B #137 Gilead Sciences Foster City $28.4B

Price history

+3.4% since first listed

6 events — show timeline

2026-05-08 Price Changed $548,695 Zillow
2026-05-07 Price Changed $534,540 Zillow
2026-03-25 Price Changed $532,540 Zillow
2026-03-18 Price Changed $528,540 Zillow
2026-02-26 Price Changed $532,540 Zillow
2026-02-13 Listed $530,540 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…