39045 Camino Orquesta · Indio, CA 92203

$389,000

2 bd · 2.0 ba · 1,321 sqft · SingleFamily public records · 94 Days on market

Built 2013 4,356 sqft lot Est $396k · at est. $398/mo HOA · 11% of rent

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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).

• Cash flow +10.2/30.0
• ARV discount +8.3/15.0
• Rent growth +5.0/5.0
• 1% rule +4.0/10.0
• Schools +3.8/10.0
• DSCR +2.9/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy, elevated living in the guard-gated 55+ resort community of Sun City Shadow Hills. This beautifully maintained Embark floor plan offers 2 bedrooms, 2 bathrooms, and a thoughtfully designed layout that blends comfort, style, and effortless indoor-outdoor living. Offered FURNISHED with only a few exclusions, this home is MOVE-IN READY and shows beautifully. Step inside to discover tile flooring set on the diagonal throughout the main living areas, creating an open and inviting flow. The spacious great room is filled with natural light from a picture window and a sliding glass door that seamlessly connects to the backyard retreat. A built-in media center adds functionality, whi

Key facts

• Tile flooring
• Breakfast bar
• 4,356 sq ft lot

Tags

• GUARD-GATED COMMUNITY
• TILE FLOORING
• BUILT-IN MEDIA CENTER
• GRANITE SLAB COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR

Property features AI

Finance

• Other: Partially furnished/turnkey sale includes refrigerator, washer, and dryer; CC&R and planned development disclosures apply
• Financial info: Rental restrictions apply
• HOA & community: Monthly HOA fee; Association fee includes clubhouse, trash, and security; Association amenities: clubhouse, fitness center, meeting and banquet rooms, billiard and card rooms, controlled access, golf (par 3) and golf course within development, bocce, tennis, basketball and sport courts, paddle tennis, pickleball, pet rules, dog park, maintenance of grounds, lake/pond, guest parking, management; Senior community; Gated community

Exterior

• Parking: Attached garage (2 spaces); Oversized garage with garage door opener; Direct entrance from garage; Side-by-side configuration; 2 additional uncovered/assigned driveway spaces (total 4 parking spaces)
• Security: Gated community with 24-hour security
• Utilities: Water provided by Indio Water Authority; Sewer connected and paid; Property is in a PUD
• Home design: Mediterranean-style single-family home; One story; Detached; Front door faces east; leisure areas face west; Entry on first floor
• Construction: Stucco exterior; Concrete and tile roof; Slab foundation with quake bracing; Built by Del Webb / Pulte Homes (model: Embark)
• Exterior features: Covered patio on concrete slab; Private front and back yard; landscaped and level; Privacy fencing; Drip irrigation, sprinkler system with timer, and sprinklers present; Close to clubhouse; No interior steps (disability access)

Interior

• Kitchen: Granite counters and granite slab counters; Kitchen island; Pantry; Dishwasher; Garbage disposal; Gas range; Self-cleaning oven; Microwave; Refrigerator; Exhaust fan; Water line to refrigerator; Breakfast counter/bar and dining area
• Bedrooms: Master suite with walk-in closet
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; Bidet; Shower stall; Shower over tub; Double vanity(s)
• Heating & cooling: Central air conditioning; Central forced-air heating; Natural gas heat
• Interior features: High ceilings (9 ft+); Recessed lighting; Open floorplan; Sliding doors; Ground-level entry with no steps; Fully furnished; Screens, shutters, and tinted windows
• Laundry & utility: Washer and dryer in individual laundry room; Utility/service entrance

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $350k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $349k (10.4% below list).
• Recommended offer: $349k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• 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: Rents rising fast (+11.6%/yr); 447 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 43% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 94 days — a 9% lower offer ($354k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $348,517 (10.4% 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 94 days. Have you received any prior offers? Is the seller open to a 10% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.90% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $396,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39045 Camino Orquesta	0.00mi	2/2.0	1,321 (0%)	1mo	$375,000	$284	99
39158 Camino Novena	0.08mi	2/2.0	1,321 (0%)	1mo	$399,999	$303	96
81255 Calle Teneria	0.08mi	2/2.0	1,321 (0%)	1mo	$405,000	$307	95
39048 Camino Orquesta	0.03mi	2/2.0	1,321 (0%)	5mo	$389,000	$294	94
39228 Calle Negrete	0.31mi	2/2.0	1,321 (0%)	3mo	$370,000	$280	84
81608 Avenida Viesca	0.37mi	2/2.0	1,321 (0%)	1mo	$470,000	$356	82
39859 Corte Velado	0.42mi	2/2.0	1,295 (-2%)	6mo	$395,000	$305	73
39073 Calle Animado	0.21mi	2/2.0	1,512 (+14%)	3mo	$425,000	$281	64
81896 Corte Tellez	0.68mi	2/2.0	1,295 (-2%)	2mo	$399,900	$309	64
81242 Camino Lampazos	0.20mi	2/2.0	1,512 (+14%)	4mo	$453,500	$300	63
81406 Avenida Altamira	0.54mi	2/2.0	1,432 (+8%)	2mo	$369,500	$258	59
39220 Calle Negrete	0.31mi	2/2.0	1,512 (+14%)	4mo	$395,000	$261	58

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: -14.3%
• Equity multiple: 0.46×
• Total profit: $-58,605
• Equity at exit: $58,001

10-year hold

• IRR: 1.6%
• Equity multiple: 1.14×
• Total profit: $15,421
• Equity at exit: $33,634

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 92203

• Home prices YoY: -25.0%
• Rents YoY: 11.6%
• Active inventory: 447
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,485 high
• Mortgage (P&I): −$2,040
• Tax from tax record: −$376 /mo · $4,518/yr
• Insurance: −$162
• HOA: −$398
• Vacancy / Maint / Mgmt: −$732
• Net cashflow: $-223

Break-even live

Break-even rent $3,768

Max offer price $349,562

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-113	+0% $-223	+5% $-333	+10% $-443
Rent	-10% $-499	-5% $-361	+0% $-223	+5% $-86	+10% $52
Rate	-1.0pp $-27	-0.5pp $-124	base $-223	+0.5pp $-324	+1.0pp $-427

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 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39205 Calle Popoca Indio, CA	2.0	2.0	1660	$5,800	$3.49	45d	1	0.13mi
81220 Corte Tolon Indio, CA	2.0	2.0	1723	$4,500	$2.61	25d	1	0.16mi
81340 Corte Compras Indio, CA	2.0	2.0	1321	$3,000	$2.27	45d	1	0.18mi
81211 Camino Lampazos Indio, CA	3.0	2.0	1756	$3,375	$1.92	18d	1	0.19mi
39310 Calle Popoca Indio, CA	2.0	2.0	1321	$2,950	$2.23	25d	1	0.19mi
81363 Corte Compras Indio, CA	2.0	2.0	1512	$4,300	$2.84	45d	1	0.19mi
38757 Camino Aguacero Indio, CA	2.0	2.0	1321	$3,400	$2.57	19d	1	0.26mi
81672 Avenida Viesca Indio, CA	3.0	2.0	1756	$4,500	$2.56	45d	1	0.45mi
81098 Avenida Vidrio Indio, CA	2.0	2.0	1295	$4,000	$3.09	45d	1	0.48mi
40087 Corte Azul Indio, CA	2.0	2.0	1763	$2,800	$1.59	18d	1	0.56mi
81566 Avenida Sombra Indio, CA	2.0	2.0	1763	$2,245	$1.27	6d	1	0.87mi
81968 Avenida Dulce Indio, CA	2.0	2.0	1257	$4,500	$3.58	45d	1	0.94mi
81968 Avenida Dulce Indio, CA	2.0	2.0	1257	$5,000	$3.98	6d	1	0.94mi
81919 Avenida Bienvenida Indio, CA	2.0	1.5	1488	$2,500	$1.68	45d	1	1.06mi
81968 Avenida Bienvenida Indio, CA	2.0	2.0	1488	$2,750	$1.85	45d	1	1.06mi
41085 Calle Pampas Indio, CA	2.0	2.0	1488	$2,700	$1.81	45d	1	1.09mi
40759 Calle Guapo Indio, CA	2.0	2.0	1488	$4,500	$3.02	45d	1	1.10mi
81579 Avenida Contento Indio, CA	2.0	2.0	1257	$4,600	$3.66	45d	1	1.12mi
81916 Avenida del Toro Indio, CA	2.0	2.0	1257	$2,600	$2.07	45d	1	1.13mi
40751 Calle Los Osos Indio, CA	2.0	2.0	1257	$2,500	$1.99	45d	1	1.13mi
40799 Calle Los Osos Indio, CA	2.0	2.0	1257	$3,900	$3.10	45d	1	1.15mi
40201 Calle Santa Claudia Indio, CA	2.0	2.0	1571	$2,500	$1.59	45d	1	1.16mi
81710 Avenida Parito Indio, CA	2.0	2.0	1488	$2,700	$1.81	16d	1	1.24mi
81720 Avenida Parito Indio, CA	2.0	2.0	1257	$2,600	$2.07	45d	1	1.25mi
80592 Avenida Santa Carmen Indio, CA	2.0	2.5	1753	$2,700	$1.54	45d	1	1.26mi
81673 Avenida Alturas Indio, CA	2.0	2.0	1432	$2,700	$1.89	45d	1	1.30mi
41444 Via Arleta Indio, CA	2.0	2.0	1374	$2,500	$1.82	25d	1	1.35mi
81656 Avenida de Baile Indio, CA	2.0	2.0	1488	$4,300	$2.89	45d	1	1.37mi
41544 Via Arleta Indio, CA	2.0	2.0	1374	$2,500	$1.82	25d	1	1.39mi
41562 Via Arleta Indio, CA	2.0	2.0	1276	$2,800	$2.19	25d	1	1.40mi
81543 Avenida Celaya Indio, CA	3.0	3.0	1700	$3,500	$2.06	45d	1	1.41mi
80528 Avenida San Fernando Indio, CA	2.0	2.0	1257	$3,900	$3.10	45d	1	1.42mi
80181 Camino San Mateo Unit NA Indio, CA	2.0	2.0	1823	$3,200	$1.76	45d	1	1.42mi
81682 Avenida Celaya Indio, CA	2.0	2.0	1099	$2,800	$2.55	25d	1	1.42mi
80538 Avenida Camarillo Indio, CA	2.0	2.0	1571	$2,500	$1.59	45d	1	1.46mi
80528 Avenida Camarillo Indio, CA	2.0	2.0	1374	$2,600	$1.89	45d	1	1.46mi

HOA detail

• Monthly dues: $398 · $4,776/yr
• Likely covers: security

Listing history 3 events

1. 2026-05-18
   status Pending
2. 2026-04-29
   historical Active Under Contract
3. 2026-02-05
   listed $389,000 Active

ⓘ 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: $4,518 · $376/mo
• Projected year-2 tax: $4,518 · $376/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 18 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

Taxation est. · year 1

• Rental income: $41,822
• − Mortgage interest: −$21,790
• − Property taxes: −$4,518
• − Insurance: −$1,945
• − Repairs & maintenance: −$3,346
• − Management: −$3,346
• − HOA: −$4,776
• − Depreciation: −$11,316
• Taxable loss: −$9,215
• Est. tax savings @ 24.0%: +$2,212
• After-tax cash flow: $-467/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 — 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): 34,735
• Household income: $97,311
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 565.0

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: 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
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

3 events — show timeline

• 2026-05-18 Pending — GPSMLS
• 2026-04-29 Contingent — GPSMLS
• 2026-02-05 Listed $389,000 GPSMLS

Property tax history

+24.4%/yr

Latest (2025): $4,518 · +2.8% YoY. Source: county tax records.