51555 Monroe Spc 4 St · Indio, CA 92201

$65,000

2 bd · 2.0 ba · 728 sqft · Manufactured public records · 108 Days on market

Built 1972 $89/sqft · 23% above area Est $100k · 35% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Palmdale Estates Indio 55+ gated community. All original 2 bedroom 2 bath single wide home with stick built addition and bathroom. Shed, gated yard, central hvac 4-5 years old, appliances 3-4 years old, indoor washer/dryer, back patio over looking a fabulous mountain view. Call for a showing appiontment today, come refurbish or remodel this cute home! RV parking available to the rear of the park, community pool, spa, on site management. Space rent will be $760 for all new owners, owner occupants only. Must be park approved.

Key facts

• Gated community
• Rv parking
• On site management

Tags

• GATED COMMUNITY
• MOUNTAIN VIEW
• RV PARKING
• COMMUNITY POOL
• SPA
• ON SITE MANAGEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 35.6% 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.
• 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; 1 comparable units currently listed for rent nearby; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,505/mo this rent would consume 45% 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 22y ago; this cycle's ask has dropped $13k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 3.85% ✓
• Cap rate: 35.64%
• Cash-on-cash: 104.81%
• DSCR: 5.66
• GRM: 2.2

CMA / ARV

• ARV (median comp): $100,000
• List price: $65,000
• Delta: -35.00%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51555 Monroe St Spc 93	0.00mi	2/2.0	720 (-1%)	5mo	$60,000	$83	94
51555 Monroe St #141	0.05mi	2/1.5	720 (-1%)	23mo	$65,000	$90	75
51555 Monroe St #108	0.00mi	2/1.5	672 (-8%)	20mo	$69,000	$103	68
51555 Monroe St #8	0.05mi	2/1.0	793 (+9%)	19mo	$77,500	$98	63

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: —
• Equity multiple: 6.03×
• Total profit: $91,572
• Equity at exit: $9,692

10-year hold

• IRR: —
• Equity multiple: 12.74×
• Total profit: $213,665
• Equity at exit: $5,620

Cash invested: $18,200 (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: 2.2×

Monthly cashflow live

• Estimated rent: $2,505 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$22 /mo · $261/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $1,590

Break-even live

Break-even rent $493

Max offer price $65,000

Occupancy floor 32%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80886 Avenue 50 Unit 2 Indio, CA	2.0	1.0	729	$4,000	$5.49	15d	1	1.42mi

Listing history 38 events

1. 2026-06-18
   days on market $65,000 Active 108 DOM
2. 2026-06-17
   days on market $65,000 Active 107 DOM
3. 2026-06-16
   days on market $65,000 Active 106 DOM
4. 2026-06-16
   price $65,000 Active 105 DOM
5. 2026-06-15
   days on market $73,000 Active 105 DOM
6. 2026-06-13
   days on market $73,000 Active 103 DOM
7. 2026-06-13
   days on market $73,000 Active 102 DOM
8. 2026-06-09
   days on market $73,000 Active 99 DOM
9. 2026-06-08
   days on market $73,000 Active 98 DOM
10. 2026-06-07
    days on market $73,000 Active 97 DOM
11. 2026-06-04
    days on market $73,000 Active 94 DOM
12. 2026-06-03
    days on market $73,000 Active 93 DOM
13. 2026-06-02
    days on market $73,000 Active 92 DOM
14. 2026-06-01
    days on market $73,000 Active 91 DOM
15. 2026-05-31
    days on market $73,000 Active 90 DOM
16. 2026-04-29
    price $73,000 529-char remark

    Show marketing remark (529 chars)

    Palmdale Estates Indio 55+ gated community. All original 2 bedroom 2 bath single wide home with stick built addition and bathroom. Shed, gated yard, central hvac 4-5 years old, appliances 3-4 years old, indoor washer/dryer, back patio over looking a fabulous mountain view. Call for a showing appiontment today, come refurbish or remodel this cute home! RV parking available to the rear of the park, community pool, spa, on site management. Space rent will be $760 for all new owners, owner occupants only. Must be park approved.

17. 2026-03-01
    listed $78,000 Active 529-char remark

    Show marketing remark (529 chars)

    Palmdale Estates Indio 55+ gated community. All original 2 bedroom 2 bath single wide home with stick built addition and bathroom. Shed, gated yard, central hvac 4-5 years old, appliances 3-4 years old, indoor washer/dryer, back patio over looking a fabulous mountain view. Call for a showing appiontment today, come refurbish or remodel this cute home! RV parking available to the rear of the park, community pool, spa, on site management. Space rent will be $760 for all new owners, owner occupants only. Must be park approved.

18. 2022-04-27
    soldstatus $97,500 Closed Sale 2621-char remark

    Show marketing remark (2621 chars)

    EVERYTHING HAS BEEN AS GOOD AS NEW HERE WITH MORE SQ FOOTAGE TO ENJOY YOUR LIFE W 2 Bonus CALIFORNIA ENCLOSED ROOMS TO SPREAD OUT IN (not included in sq footage).   Loving hands have gone through this 1977 2/2 with 2 California enclosed rooms.  This home has new copper plumbing throughout the home. A new Polyurethane Foam Roof w 5-year warranty.  New Kitchen cabinets w countertops, stainless sink, faucet, garbage disposal, newer black & stainless free standing range w new stainless hood vent, newer large capacity stainless refrigerator with lower freezer.  It also has new electrical @ pedestal, outlets switches and ceiling fans w all lighting, new laminate flooring throughout the home w baseboards. WOW! The Central AC is thru package unit in the back with Central Heating thru furnace in home all serviced and ready for you.  The laundry is in the workshop shed at the rear that has washer dryer hookups with both gas or electric connections for the dryer.   The interior and exterior was repainted with new stairs replaced on the front. There can be more than one cook in this spacious kitchen with dishwasher and room for a freezer if wanted.  An open floor plan services the living room, dining (with built-in serving space and storage), family room with double french doors that lead into the 1st California room with rear door and stairs to the back patio.   A smaller 2nd bedroom great for the occasional visitor with a guest bathroom and also off the family room with a new step-in large shower and open shelving for the linens, replaced sink cabinet with beautiful countertop and faucet.    The master bedroom and bathroom have a scrumptious soaking tub with shower connections,  replaced a large storage vanity with a medicine cabinet-mirror above, and a walk-in closet.   The 2nd California room is on the other side of the home which makes a beautiful MAN CAVE, Library, or Writer's Retreat.  WHAT ARE YOU WAITING FOR? DON'T LET THIS HOME SLIP THROUGH YOUR HANDS, ASK TO SEE THIS ONE FOR SURE AND MAKE IT YOURS!!! It has LOCATION, LOCATION, LOCATION near shopping, medical, the hospital and Golf.  This home is just tucked inside the GATED COMMUNITY of Palmdale MHP just 2 streets over is the community pool, spa, shuffleboard,  laundry and club house for the gatherings. This community has RV Storage.   The SPACE RENT is VERY AFFORDABLE for the SENIOR BUDGET! BUY IT TODAY! IT WILL BE SOLD QUICKLY! Home comes with a 1 year Home Warranty from First American.

19. 2022-04-15
    status Pending Sale 2621-char remark

    Show marketing remark (2621 chars)

    EVERYTHING HAS BEEN AS GOOD AS NEW HERE WITH MORE SQ FOOTAGE TO ENJOY YOUR LIFE W 2 Bonus CALIFORNIA ENCLOSED ROOMS TO SPREAD OUT IN (not included in sq footage).   Loving hands have gone through this 1977 2/2 with 2 California enclosed rooms.  This home has new copper plumbing throughout the home. A new Polyurethane Foam Roof w 5-year warranty.  New Kitchen cabinets w countertops, stainless sink, faucet, garbage disposal, newer black & stainless free standing range w new stainless hood vent, newer large capacity stainless refrigerator with lower freezer.  It also has new electrical @ pedestal, outlets switches and ceiling fans w all lighting, new laminate flooring throughout the home w baseboards. WOW! The Central AC is thru package unit in the back with Central Heating thru furnace in home all serviced and ready for you.  The laundry is in the workshop shed at the rear that has washer dryer hookups with both gas or electric connections for the dryer.   The interior and exterior was repainted with new stairs replaced on the front. There can be more than one cook in this spacious kitchen with dishwasher and room for a freezer if wanted.  An open floor plan services the living room, dining (with built-in serving space and storage), family room with double french doors that lead into the 1st California room with rear door and stairs to the back patio.   A smaller 2nd bedroom great for the occasional visitor with a guest bathroom and also off the family room with a new step-in large shower and open shelving for the linens, replaced sink cabinet with beautiful countertop and faucet.    The master bedroom and bathroom have a scrumptious soaking tub with shower connections,  replaced a large storage vanity with a medicine cabinet-mirror above, and a walk-in closet.   The 2nd California room is on the other side of the home which makes a beautiful MAN CAVE, Library, or Writer's Retreat.  WHAT ARE YOU WAITING FOR? DON'T LET THIS HOME SLIP THROUGH YOUR HANDS, ASK TO SEE THIS ONE FOR SURE AND MAKE IT YOURS!!! It has LOCATION, LOCATION, LOCATION near shopping, medical, the hospital and Golf.  This home is just tucked inside the GATED COMMUNITY of Palmdale MHP just 2 streets over is the community pool, spa, shuffleboard,  laundry and club house for the gatherings. This community has RV Storage.   The SPACE RENT is VERY AFFORDABLE for the SENIOR BUDGET! BUY IT TODAY! IT WILL BE SOLD QUICKLY! Home comes with a 1 year Home Warranty from First American.

20. 2022-04-11
    listed $97,500 Active 2621-char remark

    Show marketing remark (2621 chars)

    EVERYTHING HAS BEEN AS GOOD AS NEW HERE WITH MORE SQ FOOTAGE TO ENJOY YOUR LIFE W 2 Bonus CALIFORNIA ENCLOSED ROOMS TO SPREAD OUT IN (not included in sq footage).   Loving hands have gone through this 1977 2/2 with 2 California enclosed rooms.  This home has new copper plumbing throughout the home. A new Polyurethane Foam Roof w 5-year warranty.  New Kitchen cabinets w countertops, stainless sink, faucet, garbage disposal, newer black & stainless free standing range w new stainless hood vent, newer large capacity stainless refrigerator with lower freezer.  It also has new electrical @ pedestal, outlets switches and ceiling fans w all lighting, new laminate flooring throughout the home w baseboards. WOW! The Central AC is thru package unit in the back with Central Heating thru furnace in home all serviced and ready for you.  The laundry is in the workshop shed at the rear that has washer dryer hookups with both gas or electric connections for the dryer.   The interior and exterior was repainted with new stairs replaced on the front. There can be more than one cook in this spacious kitchen with dishwasher and room for a freezer if wanted.  An open floor plan services the living room, dining (with built-in serving space and storage), family room with double french doors that lead into the 1st California room with rear door and stairs to the back patio.   A smaller 2nd bedroom great for the occasional visitor with a guest bathroom and also off the family room with a new step-in large shower and open shelving for the linens, replaced sink cabinet with beautiful countertop and faucet.    The master bedroom and bathroom have a scrumptious soaking tub with shower connections,  replaced a large storage vanity with a medicine cabinet-mirror above, and a walk-in closet.   The 2nd California room is on the other side of the home which makes a beautiful MAN CAVE, Library, or Writer's Retreat.  WHAT ARE YOU WAITING FOR? DON'T LET THIS HOME SLIP THROUGH YOUR HANDS, ASK TO SEE THIS ONE FOR SURE AND MAKE IT YOURS!!! It has LOCATION, LOCATION, LOCATION near shopping, medical, the hospital and Golf.  This home is just tucked inside the GATED COMMUNITY of Palmdale MHP just 2 streets over is the community pool, spa, shuffleboard,  laundry and club house for the gatherings. This community has RV Storage.   The SPACE RENT is VERY AFFORDABLE for the SENIOR BUDGET! BUY IT TODAY! IT WILL BE SOLD QUICKLY! Home comes with a 1 year Home Warranty from First American.

21. 2021-12-13
    historical
22. 2021-04-22
    listed $51,500 Active
23. 2020-02-26
    historical
24. 2020-01-20
    listed $120,000 Active
25. 2018-01-31
    historical
26. 2017-11-18
    listed $19,900 Active
27. 2017-08-31
    historical
28. 2017-04-04
    listed $25,000 Active
29. 2013-07-02
    historical Hold
30. 2013-06-08
    status Active
31. 2013-06-03
    status Backup Offers Accepted
32. 2013-03-11
    listed $30,000 Active
33. 2011-05-02
    historical
34. 2010-05-26
    listed $28,000 Active
35. 2009-11-02
    historical
36. 2009-06-23
    listed $20,900
37. 2004-12-23
    historical
38. 2004-11-30
    listed $25,000

ⓘ 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: $261 · $22/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: +$233/yr (+$19/mo · 89.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥115°F today · 18 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: $30,065
• − Mortgage interest: −$3,641
• − Property taxes: −$261
• − Insurance: −$325
• − Repairs & maintenance: −$2,405
• − Management: −$2,405
• − Depreciation: −$1,891
• Taxable income: $19,137
• Est. tax owed @ 24.0%: −$4,593
• After-tax cash flow: $14,482/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

+192.0% since first listed

23 events — show timeline

• 2026-04-29 Price Changed $73,000 GPSMLS
• 2026-03-01 Listed $78,000 GPSMLS
• 2022-04-27 Sold (MLS) $97,500 CRMLS
• 2022-04-15 Pending — CRMLS
• 2022-04-11 Listed $97,500 CRMLS
• 2021-12-13 Listing Removed — CRMLS
• 2021-04-22 Listed $51,500 CRMLS
• 2020-02-26 Listing Removed — GPSMLS
• 2020-01-20 Listed $120,000 GPSMLS
• 2018-01-31 Listing Removed — GPSMLS
• 2017-11-18 Listed $19,900 GPSMLS
• 2017-08-31 Listing Removed — GPSMLS
• 2017-04-04 Listed $25,000 GPSMLS
• 2013-07-02 Delisted — GPSMLS
• 2013-06-08 Relisted — GPSMLS
• 2013-06-03 Pending — GPSMLS
• 2013-03-11 Listed $30,000 GPSMLS
• 2011-05-02 Listing Removed — GPSMLS
• 2010-05-26 Listed $28,000 GPSMLS
• 2009-11-02 Listing Removed — GPSMLS
• 2009-06-23 Listed $20,900 GPSMLS
• 2004-12-23 Listing Removed — GPSMLS
• 2004-11-30 Listed $25,000 GPSMLS

Property tax history

-2.7%/yr

Latest (2025): $261 · +1.3% YoY. Source: county tax records.