80159 Royal Birkdale Dr · Indio, CA 92201

$475,000

2 bd · 2.0 ba · 1,717 sqft · SingleFamily public records · 169 Days on market

Built 2003 5,227 sqft lot $277/sqft · 7% below area Est $568k · 16% under $600/mo HOA · 15% of rent ↓ 4% 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 +14.9/15.0
• Cash flow +7.4/30.0
• Schools +3.8/10.0
• 1% rule +3.5/10.0
• Rent growth +3.3/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This popular OPEN great room layout with 2 Bedrooms, 2 Baths, PLUS DEN home is in MOVE-IN ready condition. Featuring a courtyard entry with leaded glass front door, granite kitchen countertops, plantation shutters and beautiful concrete flagstone overlay of both front and rear patios. The large primary suite has dual vanities, dual closets, separate shower, soaking tub and convenient French door to your own private Pebble-Tec POOL & SPA. Additionally, this plan also provides a large laundry room with loads of cabinetry, laundry sink, garage A/C, garage cabinetry and secondary bedroom with private direct access to bath #2. Heritage Palms is a premier adult community featuring an 18 hole championship golf course, indoor and outdoor pools, pickleball & tennis courts, fitness center, grill room, card rooms, billiards room, social clubs and more.

Key facts

• Plantation shutters
• Courtyard entry
• 5,227 sq ft lot

Tags

• COURTYARD ENTRY
• LEADED GLASS FRONT DOOR
• GRANITE KITCHEN COUNTERTOPS
• PLANTATION SHUTTERS
• PRIVATE PEBBLE-TEC POOL
• PRIVATE DIRECT ACCESS TO BATH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $-615 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $366k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $406k (14.5% below list).
• Recommended offer: $366k (22.9% below list) — sets the bar for cash-flow.

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: Carrillo Ranch Elementary (492 students, 81% FRL); John Glenn Middle School of International Studies (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 1,045 students, 64% FRL); La Quinta High (math 31% / reading 65%, grade D, #380 of 1,170 statewide, top 33%, 2,500 students, 74% FRL) — zoned schools average 73% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 44% district-wide (-14 pts) — the specific schools serving this property underperform the Desert Sands Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.3%/yr); 515 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $4,061/mo this rent would consume 73% 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 $3k of loan paydown is wiped out by about $14k 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 169 days — a 12% lower offer ($418k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $366,405 (22.9% 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 169 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.85% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.55%
• DSCR: 0.75
• GRM: 9.7

CMA / ARV

• ARV (median comp): $568,135
• List price: $475,000
• Delta: -16.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80534 Knightswood Rd	0.22mi	2/2.0	1,766 (+3%)	2mo	$590,000	$334	83
44110 Royal Troon Dr	0.14mi	2/2.0	1,885 (+10%)	1mo	$385,000	$204	76
80187 Royal Birkdale Dr	0.14mi	2/2.0	1,553 (-10%)	2mo	$385,000	$248	76
44018 Royal Troon Dr	0.46mi	2/2.0	1,707 (-1%)	2mo	$445,000	$261	76
80244 Royal Dornoch Dr	0.51mi	2/2.0	1,707 (-1%)	1mo	$385,000	$226	74
44601 S Heritage Palms Dr	0.39mi	3/2.0 (+1)	1,827 (+6%)	0mo	$555,000	$304	66
43682 Old Troon Ct	0.72mi	2/2.0	1,707 (-1%)	0mo	$575,000	$337	65
44390 Royal Lytham Dr	0.51mi	2/2.0	1,600 (-7%)	2mo	$425,000	$266	63
80242 Royal Dornoch Dr	0.50mi	2/2.0	1,553 (-10%)	2mo	$345,000	$222	59
80601 Declaration Ave	0.73mi	3/2.0 (+1)	1,709 (-0%)	2mo	$515,000	$301	58
44370 Buttercup Ln	0.59mi	3/2.0 (+1)	1,621 (-6%)	1mo	$540,000	$333	57
45595 Banff Springs St	0.50mi	3/2.0 (+1)	1,529 (-11%)	1mo	$530,000	$347	53

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: -25.2%
• Equity multiple: 0.14×
• Total profit: $-114,336
• Equity at exit: $70,824

10-year hold

• IRR: -19.8%
• Equity multiple: -0.07×
• Total profit: $-142,621
• Equity at exit: $41,069

Cash invested: $133,000 (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: 515
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $4,061 high
• Mortgage (P&I): −$2,491
• Tax from tax record: −$534 /mo · $6,404/yr
• Insurance: −$198
• HOA: −$600
• Vacancy / Maint / Mgmt: −$853
• Net cashflow: $-615

Break-even live

Break-even rent $4,839

Max offer price $366,405

Occupancy floor —

Sensitivity live

Price	-10% $-346	-5% $-480	+0% $-615	+5% $-749	+10% $-884
Rent	-10% $-936	-5% $-775	+0% $-615	+5% $-454	+10% $-294
Rate	-1.0pp $-376	-0.5pp $-494	base $-615	+0.5pp $-738	+1.0pp $-863

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80216 Jasper Park Ave Indio, CA	2.0	3.0	1703	$2,899	$1.70	20d	1	0.06mi
80055 Jasper Park Ave Indio, CA	3.0	2.5	2162	$4,000	$1.85	45d	1	0.12mi
44725 Alexandria Vale Indio, CA	2.0	2.0	1707	$2,800	$1.64	45d	1	0.12mi
80172 Green Hills Dr Indio, CA	2.0	2.5	1703	$4,200	$2.47	45d	1	0.14mi
45338 Coeur Dalene Dr Indio, CA	3.0	3.0	1898	$6,500	$3.42	45d	1	0.20mi
80200 Royal Birkdale Dr Indio, CA	2.0	2.0	2061	$6,500	$3.15	19d	1	0.22mi
79948 Bethpage Ave Indio, CA	3.0	2.0	1529	$4,500	$2.94	45d	1	0.22mi
45439 Shaugnessy Dr Indio, CA	2.0	2.5	1703	$5,500	$3.23	45d	1	0.23mi
80162 Pebble Beach Dr Indio, CA	3.0	3.0	1898	$8,000	$4.21	18d	1	0.24mi
45233 Big Canyon St Indio, CA	3.0	2.0	1529	$6,000	$3.92	45d	1	0.25mi
80208 Royal Birkdale Dr Indio, CA	2.0	2.0	1382	$3,875	$2.80	26d	1	0.26mi
80395 Green Hills Dr Indio, CA	3.0	3.0	1981	$7,500	$3.79	45d	1	0.29mi
45385 Big Canyon St Indio, CA	3.0	2.0	1529	$3,200	$2.09	45d	1	0.29mi
80188 Golden Horseshoe Dr Indio, CA	3.0	2.5	1898	$3,200	$1.69	45d	1	0.32mi
80372 Pebble Beach Dr Indio, CA	3.0	3.0	1898	$3,750	$1.98	45d	1	0.33mi
80346 Indian Springs Dr Indio, CA	2.0	2.5	1713	$3,500	$2.04	20d	1	0.38mi
45553 Meadow Lake Dr Indio, CA	3.0	2.0	2168	$8,000	$3.69	18d	1	0.39mi
80411 Portobello Dr Indio, CA	2.0	2.0	1707	$3,200	$1.87	45d	1	0.57mi
45596 Torrey Pines Ct Indio, CA	3.0	3.0	1981	$4,000	$2.02	7d	1	0.59mi
79535 Dandelion Dr La Quinta, CA	3.0	3.0	2237	$3,950	$1.77	45d	1	0.59mi
80071 Palm Circle Dr La Quinta, CA	3.0	2.0	1650	$2,850	$1.73	26d	1	0.63mi
80675 Harvard Ct Indio, CA	3.0	2.0	1248	$2,495	$2.00	12d	1	0.63mi
79631 Half Moon Bay Dr Indio, CA	2.0	2.5	1703	$3,600	$2.11	7d	1	0.64mi
79679 Carmel Valley Ave Indio, CA	3.0	2.0	1529	$2,900	$1.90	23d	1	0.68mi
43696 Old Troon Ct Indio, CA	2.0	2.0	1382	$4,500	$3.26	45d	1	0.69mi
44060 Mariposa Ct La Quinta, CA	3.0	2.0	1621	$3,250	$2.00	45d	1	0.74mi
79930 Fiesta Dr La Quinta, CA	3.0	2.0	1828	$5,500	$3.01	45d	1	0.76mi
45809 Crosswater St Indio, CA	3.0	2.0	1529	$6,000	$3.92	45d	1	0.76mi
45420 Desert Fox Dr La Quinta, CA	3.0	3.0	1830	$6,000	$3.28	45d	1	0.76mi
43388 Saint Andrews Dr Indio, CA	2.0	2.0	1917	$3,500	$1.83	45d	1	0.80mi
44200 E Sundown Crest Dr La Quinta, CA	3.0	3.0	1280	$3,500	$2.73	13d	1	0.84mi
43419 Corte del Oro La Quinta, CA	3.0	2.0	1829	$7,000	$3.83	19d	1	0.85mi
43387 Saint Andrews Dr Indio, CA	2.0	2.0	1766	$4,500	$2.55	45d	1	0.86mi
43424 Bordeaux Dr La Quinta, CA	3.0	2.0	2172	$6,000	$2.76	45d	1	0.89mi
79307 S Sunset Ridge Dr La Quinta, CA	3.0	3.0	1280	$3,000	$2.34	45d	1	0.90mi
46896 Jefferson St Indio, CA	2.0	2.0	1100	$2,075	$1.89	1d	3	0.92mi
43480 Port Maria Rd Bermuda Dunes, CA	3.0	3.0	2096	$6,500	$3.10	7d	1	0.93mi
43480 Port Maria Rd Bermuda Dunes, CA	3.0	3.0	2096	$6,500	$3.10	45d	1	0.93mi
45930 Las Colinas La Quinta, CA	3.0	2.0	1500	$2,850	$1.90	26d	1	0.94mi
43465 Liberty St Indio, CA	3.0	2.0	2200	$4,200	$1.91	45d	1	0.94mi

HOA detail

• Monthly dues: $600 · $7,200/yr
• Likely covers: poolgym

Listing history 16 events

1. 2026-06-21
   days on market $475,000 Active 169 DOM
2. 2026-06-18
   days on market $475,000 Active 166 DOM
3. 2026-06-17
   days on market $475,000 Active 165 DOM
4. 2026-06-16
   days on market $475,000 Active 164 DOM
5. 2026-06-15
   days on market $475,000 Active 163 DOM
6. 2026-06-13
   days on market $475,000 Active 161 DOM
7. 2026-06-09
   days on market $475,000 Active 157 DOM
8. 2026-06-08
   days on market $475,000 Active 156 DOM
9. 2026-06-07
   days on market $475,000 Active 155 DOM
10. 2026-06-04
    days on market $475,000 Active 152 DOM
11. 2026-06-03
    days on market $475,000 Active 151 DOM
12. 2026-06-02
    days on market $475,000 Active 150 DOM
13. 2026-06-01
    days on market $475,000 Active 149 DOM
14. 2026-05-31
    days on market $475,000 Active 148 DOM
15. 2026-03-24
    price $475,000 865-char remark

    Show marketing remark (865 chars)

    This popular OPEN great room layout with 2 Bedrooms, 2 Baths, PLUS DEN home is in MOVE-IN ready condition. Featuring a courtyard entry with leaded glass front door, granite kitchen countertops, plantation shutters and beautiful concrete flagstone overlay of both front and rear patios. The large primary suite has dual vanities, dual closets, separate shower, soaking tub and convenient French door to your own private Pebble-Tec POOL & SPA. Additionally, this plan also provides a large laundry room with loads of cabinetry, laundry sink, garage A/C, garage cabinetry and secondary bedroom with private direct access to bath #2. Heritage Palms is a premier adult community featuring an 18 hole championship golf course, indoor and outdoor pools, pickleball & tennis courts, fitness center, grill room, card rooms, billiards room, social clubs and more.

16. 2026-01-03
    listed $497,000 Active 865-char remark

    Show marketing remark (865 chars)

    This popular OPEN great room layout with 2 Bedrooms, 2 Baths, PLUS DEN home is in MOVE-IN ready condition. Featuring a courtyard entry with leaded glass front door, granite kitchen countertops, plantation shutters and beautiful concrete flagstone overlay of both front and rear patios. The large primary suite has dual vanities, dual closets, separate shower, soaking tub and convenient French door to your own private Pebble-Tec POOL & SPA. Additionally, this plan also provides a large laundry room with loads of cabinetry, laundry sink, garage A/C, garage cabinetry and secondary bedroom with private direct access to bath #2. Heritage Palms is a premier adult community featuring an 18 hole championship golf course, indoor and outdoor pools, pickleball & tennis courts, fitness center, grill room, card rooms, billiards room, social clubs and more.

ⓘ 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: $6,404 · $534/mo
• Projected year-2 tax: $6,404 · $534/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 6 d/yr ≥114°F today · 16 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: $48,726
• − Mortgage interest: −$26,607
• − Property taxes: −$6,404
• − Insurance: −$2,375
• − Repairs & maintenance: −$3,898
• − Management: −$3,898
• − HOA: −$7,200
• − Depreciation: −$13,818
• Taxable loss: −$15,475
• Est. tax savings @ 24.0%: +$3,714
• After-tax cash flow: $-3,663/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): 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

-4.4% since first listed

2 events — show timeline

• 2026-03-24 Price Changed $475,000 GPSMLS
• 2026-01-03 Listed $497,000 GPSMLS

Property tax history

+2.2%/yr

Latest (2025): $6,404 · +2.2% YoY. Source: county tax records.