81641 Avenue 48 #70 · Indio, CA 92201

$290,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 49 Days on market

Built 1989 4,792 sqft lot $252/sqft · 18% below area Est $325k · 11% under $265/mo HOA · 10% of rent ↓ 43% since listing

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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).

• ARV discount +12.3/15.0
• Cash flow +12.0/30.0
• 1% rule +4.2/10.0
• DSCR +3.5/10.0
• Rent growth +3.3/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3BD, 2BA in Desert Grove 55+ Community. Built in 1989, you own the land with low HOA at only $265 per month. Nestled in one of the most desirable neighborhoods, this beautifully maintained 3-bedroom, 2-bathroom home offers the perfect blend of comfort, convenience, and community living. Designed for ease and enjoyment, this property boasts a spacious, open floor plan filled with natural light. Welcome home to your detached 2 car garage, huge back & side yards with low maintenance landscaping and custom masonry, Alumiwood patio cover off main living area, wood laminate flooring, granite counters, and split floor-plan. A perfect home or rental in a prime location. Unit 70 is mo

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Included in sale: appliances; Listing accepts Conventional, VA, FHA, Cash; will accept Contract and Submit; Possession at close of escrow; No short-term rentals; will not consider lease; CC&R disclosures
• HOA & community: Monthly HOA fee of $265; Community amenities include billiard room, tennis courts, and other courts; Senior community

Exterior

• Parking: Detached 2-car garage; 2 total parking spaces (unassigned spaces available)
• Security: Gated community; Community security features
• Utilities: Sewer service paid in street; PUD: No
• Home design: Single family residence, detached; One story
• Construction: Assessor-sourced year built; Detached construction
• Exterior features: Community pool with in-ground spa and safety gate; Gated community; Fee simple land

Interior

• Kitchen: Appliances included
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Air conditioning
• Interior features: Unfurnished; Living Room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $290k.

Deal economics

• At list price, monthly cash flow is $-69 ($-824/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (8.2% below list).
• Recommended offer: $266k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.3% 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, schools F, crime F.
• Coachella Valley Unified (rural): math 12% / reading 23% proficiency, ranked #481 of 517 in CA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.3%/yr); 514 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,662/mo this rent would consume 48% of the median local household income ($67k/yr) (locally 2036% 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 $2k of loan paydown is wiped out by about $9k 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 49 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 24 sale attempts since 23y 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 $180k; list at $290k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,206 (8.2% below list)

Questions for the listing agent

1. 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?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.95
• GRM: 9.1

CMA / ARV

• ARV (median comp): $324,669
• List price: $290,000
• Delta: -10.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81641 Avenue 48 St #76	0.07mi	2/2.0 (-1)	1,152 (0%)	12mo	$225,000	$195	81
81641 Avenue 48 #63	0.06mi	3/2.0	1,210 (+5%)	13mo	$310,000	$256	78
47894 Los Amigos Ct	0.22mi	3/2.0	1,152 (0%)	15mo	$295,000	$256	78
81641 Avenue 48 #13	0.12mi	2/2.0 (-1)	1,248 (+8%)	9mo	$335,000	$268	68
47821 Calle Fiesta	0.22mi	3/2.0	1,248 (+8%)	22mo	$285,000	$228	58
81753 El Toro Ct	0.25mi	2/2.0 (-1)	1,248 (+8%)	22mo	$190,000	$152	51

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 · 3.34% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-50,310
• Equity at exit: $43,240

10-year hold

• IRR: -8.8%
• Equity multiple: 0.44×
• Total profit: $-45,084
• Equity at exit: $25,074

Cash invested: $81,200 (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 92201

• Home prices YoY: -28.4%
• Rents YoY: 3.3%
• Active inventory: 514
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,662 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$265 /mo · $3,181/yr
• Insurance: −$121
• HOA: −$265
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $-69

Break-even live

Break-even rent $2,749

Max offer price $277,868

Occupancy floor 98%

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
81641 Avenue 48 Indio, CA	2.0	2.0	1440	$2,500	$1.74	43d	1	0.05mi
81777 Avenue 48 Indio, CA	1.0–2.0	1.0	820	$1,950	$2.38	2d	5	0.25mi
81875 Avenue 48 Indio, CA	1.0–2.0	1.0–2.0	804	$2,185	$2.72	10d	6	0.34mi
48255 Monroe St #20 Indio, CA	2.0	2.0	998	$2,200	$2.20	24d	1	0.40mi
48255 Monroe St Indio, CA	1.0–2.0	2.0	932	$2,200	$2.36	43d	2	0.44mi
47395 Monroe St #286 Indio, CA	2.0	2.0	1021	$2,300	$2.25	24d	1	0.57mi
47395 Monroe St #264 Indio, CA	3.0	2.0	1257	$3,200	$2.55	43d	1	0.57mi
47800 Madison St Indio, CA	3.0	2.0	1456	$2,850	$1.96	43d	1	0.59mi
82242 Odlum Dr Indio, CA	2.0	2.0	1402	$3,000	$2.14	43d	1	0.67mi
82191 Ullman Rd Indio, CA	2.0	2.0	1446	$2,250	$1.56	17d	1	0.72mi
48939 Eisenhower Dr Indio, CA	2.0	1.0	957	$2,350	$2.46	2d	1	0.72mi
82186 Bergman Dr Indio, CA	2.0	2.0	1140	$2,500	$2.19	43d	1	0.75mi
82294 Bergman Dr Indio, CA	2.0	2.0	982	$3,200	$3.26	43d	1	0.79mi
49181 Eisenhower Dr Indio, CA	3.0	2.0	1368	$4,250	$3.11	43d	1	0.81mi
46675 Desert Villa St Indio, CA	2.0	1.0–1.5	881	$1,590	$1.80	43d	1	0.82mi
49225 Eisenhower Dr Indio, CA	2.0	2.0	1168	$2,800	$2.40	43d	1	0.83mi
82165 Doctor Carreon Blvd Indio, CA	1.0–2.0	1.0–2.0	828	$2,150	$2.60	3d	11	0.83mi
82297 Cochran Dr Indio, CA	2.0	2.0	982	$3,200	$3.26	43d	1	0.90mi
46745 Monroe St Indio, CA	1.0–2.0	1.0–2.0	880	$2,070	$2.35	1d	11	0.93mi
80886 Avenue 50 Unit 1 Indio, CA	2.0	2.0	1392	$5,000	$3.59	14d	1	1.02mi
80886 Avenue 50 Unit 2 Indio, CA	2.0	1.0	729	$4,000	$5.49	14d	1	1.02mi
82377 Rebecca Dr Indio, CA	3.0	2.0	952	$2,400	$2.52	43d	1	1.02mi
80870 California 111 Unit 223 Indio, CA	2.0	2.0	1400	$1,550	$1.11	43d	1	1.10mi
82451 John Nobles Ave Unit 19 Indio, CA	3.0	1.5	900	$1,795	$1.99	43d	1	1.28mi
81720 Avenue Indio, CA	2.0	2.0	1080	$1,795	$1.66	43d	1	1.31mi
81840 Avenida del Mar Unit A203 Indio, CA	2.0	2.0	874	$1,750	$2.00	24d	1	1.32mi
81683 De Plata Ave Indio, CA	3.0	2.0	1216	$3,100	$2.55	18d	1	1.32mi
48380 Garbo Dr Indio, CA	2.0	1.0	704	$1,850	$2.63	24d	1	1.36mi
81272 Palmwood Dr Indio, CA	3.0	2.0	1104	$3,200	$2.90	43d	1	1.38mi
45546 Aladdin St Unit D201 Indio, CA	2.0	1.0	907	$1,549	$1.71	43d	1	1.41mi
49058 Wayne St Indio, CA	2.0	2.0	1156	$4,000	$3.46	43d	1	1.42mi
49058 Wayne St Indio, CA	2.0	2.0	1156	$4,000	$3.46	5d	1	1.42mi

HOA detail

• Monthly dues: $265 · $3,180/yr
• Likely covers: landscaping

Listing history 50 events

1. 2026-06-18
   days on market $290,000 Active 49 DOM
2. 2026-06-17
   days on market $290,000 Active 48 DOM
3. 2026-06-16
   days on market $290,000 Active 47 DOM
4. 2026-06-15
   days on market $290,000 Active 46 DOM
5. 2026-06-13
   days on market $290,000 Active 44 DOM
6. 2026-06-13
   days on market $290,000 Active 43 DOM
7. 2026-06-09
   days on market $290,000 Active 40 DOM
8. 2026-06-08
   days on market $290,000 Active 39 DOM
9. 2026-06-07
   days on market $290,000 Active 38 DOM
10. 2026-06-04
    days on market $290,000 Active 35 DOM
11. 2026-06-03
    days on market $290,000 Active 34 DOM
12. 2026-06-02
    days on market $290,000 Active 33 DOM
13. 2026-06-01
    days on market $290,000 Active 32 DOM
14. 2026-05-31
    days on market $290,000 Active 31 DOM
15. 2026-04-30
    listed $290,000 Active 1067-char remark
16. 2025-03-31
    historical
17. 2025-02-26
    price $296,000
18. 2025-01-30
    listed $299,000 Active
19. 2024-03-11
    historical
20. 2024-02-09
    price $299,000
21. 2023-11-17
    listed $315,000 Active
22. 2021-11-01
    historical
23. 2021-10-25
    status Active
24. 2021-10-16
    status Active
25. 2021-10-13
    status Active
26. 2021-10-05
    status Active
27. 2021-09-24
    status Pending
28. 2021-09-10
    status Active
29. 2021-09-02
    status Pending
30. 2021-08-18
    listed $240,000 Active
31. 2021-02-01
    soldstatus $180,000 Closed
32. 2021-01-29
    soldstatus $180,000
33. 2020-12-28
    status Pending
34. 2020-12-23
    listed $187,900 Active
35. 2020-04-07
    historical
36. 2020-04-06
    soldstatus $145,450 Closed
37. 2020-03-28
    status Pending
38. 2020-03-28
    status Active
39. 2020-03-14
    historical Active Under Contract
40. 2020-02-24
    listed $149,900 Active
41. 2020-02-18
    historical Hold
42. 2020-01-27
    historical Active Under Contract
43. 2019-12-11
    historical
44. 2019-12-01
    price $159,900
45. 2019-11-02
    status Active
46. 2019-10-31
    historical Hold
47. 2019-10-28
    listed $159,900 Active
48. 2019-10-28
    listed $163,000 Active
49. 2016-11-15
    soldstatus $119,900 Closed
50. 2016-11-15
    soldstatus $119,900 Closed

ⓘ 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: $3,181 · $265/mo
• Projected year-2 tax: $3,181 · $265/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,945
• − Mortgage interest: −$16,245
• − Property taxes: −$3,181
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,556
• − Management: −$2,556
• − HOA: −$3,180
• − Depreciation: −$8,436
• Taxable loss: −$5,658
• Est. tax savings @ 24.0%: +$1,358
• After-tax cash flow: $534/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: Coachella Valley Unified
• NCES district ID: 0609070
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $37,683
• Composite: 14.62/100
• National rank: #9408
• State rank: #481 of 517 in CA

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 · 2,287,001 people
• City population: 100,560
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 65,825
• Household income: $66,758
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 2036.0

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 Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 39% White 19% Black 3% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 69%
• Common ancestry: Romanian 1% Iranian 1%
• Foreign-born: 29% · Canada, Vietnam, Jamaica
• Languages at home: 41% English-only · Spanish 55% Arabic 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: ▼ -138.46%
• Current HPI: 348.6605
• Rent YoY: ▲ 3.34%
• 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

-43.2% since first listed

65 events — show timeline

• 2026-04-30 Listed $290,000 GPSMLS
• 2025-03-31 Listing Removed — GPSMLS
• 2025-02-26 Price Changed $296,000 GPSMLS
• 2025-01-30 Listed $299,000 GPSMLS
• 2024-03-11 Listing Removed — GPSMLS
• 2024-02-09 Price Changed $299,000 GPSMLS
• 2023-11-17 Listed $315,000 GPSMLS
• 2021-11-01 Listing Removed — GPSMLS
• 2021-10-25 Relisted — GPSMLS
• 2021-10-16 Relisted — GPSMLS
• 2021-10-13 Relisted — GPSMLS
• 2021-10-05 Relisted — GPSMLS
• 2021-09-24 Pending — GPSMLS
• 2021-09-10 Relisted — GPSMLS
• 2021-09-02 Pending — GPSMLS
• 2021-08-18 Listed $240,000 GPSMLS
• 2021-02-01 Sold (MLS) $180,000 GPSMLS
• 2021-01-29 Sold (Public Records) $180,000 Public Records
• 2020-12-28 Pending — GPSMLS
• 2020-12-23 Listed $187,900 GPSMLS
• 2020-04-07 Listing Removed — GPSMLS
• 2020-04-06 Sold (MLS) $145,450 GPSMLS
• 2020-03-28 Pending — GPSMLS
• 2020-03-28 Relisted — GPSMLS
• 2020-03-14 Contingent — GPSMLS
• 2020-02-24 Listed $149,900 GPSMLS
• 2020-02-18 Delisted — GPSMLS
• 2020-01-27 Contingent — GPSMLS
• 2019-12-11 Listing Removed — GPSMLS
• 2019-12-01 Price Changed $159,900 GPSMLS
• 2019-11-02 Relisted — GPSMLS
• 2019-10-31 Delisted — GPSMLS
• 2019-10-28 Listed $163,000 GPSMLS
• 2019-10-28 Listed $159,900 GPSMLS
• 2016-11-15 Sold (Public Records) $120,000 Public Records
• 2016-11-15 Sold (MLS) $119,900 GPSMLS
• 2016-11-15 Sold (MLS) $119,900 GPSMLS
• 2016-10-29 Pending — GPSMLS
• 2016-10-14 Listed $119,900 GPSMLS
• 2016-06-22 Sold (MLS) $65,000 GPSMLS
• 2016-06-22 Sold (MLS) $65,000 GPSMLS
• 2016-06-21 Pending — GPSMLS
• 2016-06-01 Pending — GPSMLS
• 2016-04-24 Listed $79,900 GPSMLS
• 2009-07-17 Listing Removed — GPSMLS
• 2009-07-17 Sold (Public Records) $60,000 Public Records
• 2009-07-16 Contingent — GPSMLS
• 2009-07-07 Listed $74,000 GPSMLS
• 2006-11-22 Sold (Public Records) $45,000 Public Records
• 2006-11-08 Listing Removed — GPSMLS
• 2006-09-27 Listed $159,000 GPSMLS
• 2006-08-08 Listing Removed — GPSMLS
• 2006-04-07 Listed $179,900 GPSMLS
• 2006-03-09 Listing Removed — GPSMLS
• 2005-12-06 Listing Removed — GPSMLS
• 2005-11-21 Listing Removed — GPSMLS
• 2005-09-30 Listed $179,999 GPSMLS
• 2005-09-13 Listed $189,000 GPSMLS
• 2005-09-12 Listed $189,000 GPSMLS
• 2003-02-14 Sold (Public Records) $85,000 Public Records
• 2003-01-13 Listing Removed — GPSMLS
• 2003-01-05 Listed $89,000 GPSMLS
• 1988-09-30 Sold (Public Records) $455,000 Public Records
• 1987-09-25 Sold (Public Records) $791,000 Public Records
• 1986-08-15 Sold (Public Records) $511,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $3,181 · +3.9% YoY. Source: county tax records.