46560 Arapahoe Cir Unit B · Indian Wells, CA 92210

$389,000

2 bd · 2.0 ba · 1,446 sqft · Condo public records · 46 Days on market

Built 1980 $657/mo HOA · 12% of rent

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Why this score? — see what drove the B 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +3.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Experience true desert luxury at Mountain Cove in Indian Wells, where dramatic rock formations and unbelievable mountain views create a one-of-a-kind backdrop for resort-style living. This beautifully remodeled and fully furnished property is move-in ready, offering modern design, stylish finishes, and effortless comfort. Whether you're seeking a vacation retreat, investment property, or full-time desert escape, this home delivers the perfect blend of elegance and relaxation.

Key facts

• Stylish finishes
• Vacation retreat
• Modern design

Tags

• MOUNTAIN VIEWS
• REMODELED PROPERTY
• FULLY FURNISHED
• MODERN DESIGN
• STYLISH FINISHES
• VACATION RETREAT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $389k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $389k).
• Recommended offer: $377k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 1.5% in Indian Wells — 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 (#968 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, schools B+, crime B+; Watch: amenities F, commute F, cost of living 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.
• Market conditions: 147 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 41% of the median local income ($163k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($3k loan paydown + $15k appreciation (3.8% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $109k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($377k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $173k; list at $389k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $377,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.29%
• DSCR: 1.59
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.28×
• Total profit: $139,925
• Equity at exit: $191,767

10-year hold

• IRR: 22.2%
• Equity multiple: 4.42×
• Total profit: $372,013
• Equity at exit: $309,369

Cash invested: $108,920 (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 →

ZIP-level market 92210

• Home prices YoY: 1.3%
• Active inventory: 147
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $5,527 high
• Mortgage (P&I): −$2,040
• Tax from tax record: −$301 /mo · $3,613/yr
• Insurance: −$162
• HOA: −$657
• Vacancy / Maint / Mgmt: −$1,161
• Net cashflow: $1,207

Break-even live

Break-even rent $4,000

Max offer price $389,000

Occupancy floor 73%

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46644 Arapahoe Unit A Indian Wells, CA	2.0	2.0	1446	$5,000	$3.46	44d	1	0.03mi
46632 Arapahoe Unit B Indian Wells, CA	2.0	2.0	1446	$4,200	$2.90	44d	1	0.03mi
46642 Arapahoe Unit B Indian Wells, CA	2.0	2.0	1446	$4,750	$3.28	44d	1	0.03mi
46568 Arapahoe Unit A Indian Wells, CA	2.0	2.0	1446	$3,200	$2.21	24d	1	0.04mi
46594 Arapahoe Indian Wells, CA	3.0	3.0	1791	$7,900	$4.41	44d	1	0.10mi
46596 Arapahoe Indian Wells, CA	3.0	3.0	1791	$6,000	$3.35	22d	1	0.11mi
78130 Cortez Ln Indian Wells, CA	1.0–2.0	1.0–2.0	874	$3,500	$4.00	44d	2	0.14mi
78205 Cortez Ln #178 Indian Wells, CA	2.0	2.0	1152	$3,000	$2.60	44d	1	0.15mi
46890 Highland Palms Dr La Quinta, CA	3.0	2.0	1588	$8,500	$5.35	44d	1	0.31mi
46890 Highland Palms Dr La Quinta, CA	3.0	2.0	1588	$8,500	$5.35	5d	1	0.31mi
46560 Cameo Palms Dr La Quinta, CA	3.0	2.0	1782	$4,500	$2.53	24d	1	0.31mi
77675 Seminole Rd Indian Wells, CA	2.0	2.5	1716	$5,500	$3.21	24d	1	0.34mi
45245 Seeley Dr La Quinta, CA	2.0	2.0–2.5	1200	$3,250	$2.71	24d	3	0.81mi
45245 Seeley Dr La Quinta, CA	2.0	2.0–2.5	1200	$3,750	$3.12	18d	2	0.81mi
48602 Paseo Tarazo La Quinta, CA	2.0	2.0	1562	$3,100	$1.98	44d	1	0.86mi
48625 Calle Esperanza La Quinta, CA	3.0	2.0	1852	$2,999	$1.62	24d	1	0.92mi
78780 Birchcrest Cir La Quinta, CA	3.0	2.0	1411	$3,500	$2.48	22d	1	0.92mi
48110 Calle Seranas La Quinta, CA	3.0	2.0	1581	$5,500	$3.48	44d	1	0.99mi
77777 Tradition Dr Unit B La Quinta, CA	3.0	3.0	1706	$6,950	$4.07	44d	1	1.00mi
48114 Calle Seranas La Quinta, CA	2.0	2.0	1466	$6,000	$4.09	44d	1	1.00mi
47470 Aloe Way La Quinta, CA	3.0–4.0	2.5–3.5	1793	$3,104	$1.73	3d	14	1.04mi
77110 Desi Dr Indian Wells, CA	3.0	2.0	1801	$8,500	$4.72	44d	1	1.06mi
77709 Tradition Dr La Quinta, CA	2.0	2.0	1307	$4,500	$3.44	44d	1	1.06mi
77713 Tradition Dr La Quinta, CA	3.0	3.0	1706	$5,500	$3.22	24d	1	1.07mi
48613 Classic Dr La Quinta, CA	2.0	2.0	1307	$4,500	$3.44	44d	1	1.10mi
47750 Adams St La Quinta, CA	1.0–2.0	1.0–2.0	956	$2,220	$2.32	44d	1	1.11mi
48573 Classic Dr La Quinta, CA	2.0	2.0	1307	$4,500	$3.44	44d	1	1.11mi
44753 Warner Trl Indian Wells, CA	3.0	2.0	1280	$6,000	$4.69	3d	1	1.16mi
77430 Miles Ave Indian Wells, CA	3.0	2.0	1353	$2,500	$1.85	44d	1	1.17mi
78720 W Harland Dr La Quinta, CA	3.0	2.0	1452	$3,000	$2.07	18d	1	1.18mi
78435 Magenta Dr La Quinta, CA	2.0	2.0	912	$3,500	$3.84	5d	1	1.19mi
49005 Washington St La Quinta, CA	2.0	2.0	1368	$2,950	$2.16	18d	1	1.25mi
45930 Las Colinas La Quinta, CA	3.0	2.0	1500	$2,850	$1.90	24d	1	1.25mi
78301 Terra Cotta Ct La Quinta, CA	2.0	2.0	926	$2,200	$2.38	17d	1	1.30mi
49100 Tango Ct La Quinta, CA	3.0	2.5	1804	$3,000	$1.66	44d	1	1.33mi
76895 Lark Dr Indian Wells, CA	2.0	2.0	1864	$4,500	$2.41	44d	1	1.34mi
76895 Lark Dr Indian Wells, CA	2.0	2.0	1864	$4,500	$2.41	20d	1	1.34mi
77707 Calle Las Brisas S Palm Desert, CA	2.0	2.0	1441	$4,900	$3.40	44d	1	1.41mi
45420 Desert Fox Dr La Quinta, CA	3.0	3.0	1830	$6,000	$3.28	44d	1	1.42mi
45705 Hopi Rd Indian Wells, CA	2.0	2.0	1776	$8,000	$4.50	44d	1	1.44mi

HOA detail condo

• Monthly dues: $657 · $7,884/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-01
   days on market $389,000 Active 46 DOM
2. 2026-05-31
   days on market $389,000 Active 45 DOM
3. 2026-04-16
   listed $389,000 Active 480-char remark

   Show marketing remark (480 chars)

   Experience true desert luxury at Mountain Cove in Indian Wells, where dramatic rock formations and unbelievable mountain views create a one-of-a-kind backdrop for resort-style living. This beautifully remodeled and fully furnished property is move-in ready, offering modern design, stylish finishes, and effortless comfort. Whether you're seeking a vacation retreat, investment property, or full-time desert escape, this home delivers the perfect blend of elegance and relaxation.

4. 2026-04-01
   historical
5. 2026-03-31
   price $389,000
6. 2026-01-24
   price $399,000
7. 2026-01-09
   price $419,000
8. 2026-01-05
   price $424,000
9. 2025-12-17
   price $425,000
10. 2025-11-12
    listed $450,000 Active
11. 2024-08-23
    historical
12. 2024-06-14
    price $429,000
13. 2024-05-16
    price $449,000
14. 2024-04-24
    listed $454,000 Active
15. 2024-03-21
    historical
16. 2023-07-08
    listed $499,000 Active
17. 2020-08-26
    soldstatus $173,000

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $3,613 · $301/mo
• Projected year-2 tax: $3,613 · $301/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥114°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,330
• − Mortgage interest: −$21,790
• − Property taxes: −$3,613
• − Insurance: −$1,945
• − Repairs & maintenance: −$5,306
• − Management: −$5,306
• − HOA: −$7,884
• − Depreciation: −$11,316
• Taxable income: $9,168
• Est. tax owed @ 24.0%: −$2,200
• After-tax cash flow: $12,278/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.

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

Livability — Indian Wells

• Score: 53/100
• State rank: #968
• US rank: #24559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Indian Wells, CA
• County: Riverside County · 2,287,001 people
• City population: 4,871
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 4,871
• Household income: $162,990
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 56.0

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: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Two or more races 5% Asian 3% Black 3%
• Common ancestry: Slovak 5% Lithuanian 4% Romanian 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Russian/Polish/Slavic 1% Tagalog/Filipino 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: ▲ 3.76%
• Current HPI: 299.2632
• Rent YoY: —
• 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
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+124.9% since first listed

15 events — show timeline

• 2026-04-16 Listed $389,000 GPSMLS
• 2026-04-01 Listing Removed — GPSMLS
• 2026-03-31 Price Changed $389,000 GPSMLS
• 2026-01-24 Price Changed $399,000 GPSMLS
• 2026-01-09 Price Changed $419,000 GPSMLS
• 2026-01-05 Price Changed $424,000 GPSMLS
• 2025-12-17 Price Changed $425,000 GPSMLS
• 2025-11-12 Listed $450,000 GPSMLS
• 2024-08-23 Listing Removed — GPSMLS
• 2024-06-14 Price Changed $429,000 GPSMLS
• 2024-05-16 Price Changed $449,000 GPSMLS
• 2024-04-24 Listed $454,000 GPSMLS
• 2024-03-21 Listing Removed — SDMLS
• 2023-07-08 Listed $499,000 SDMLS
• 2020-08-26 Sold (Public Records) $173,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $3,613 · +12.6% YoY. Source: county tax records.