84136 Avenue 44 #738 · Indio, CA 92203

$122,500

1 bd · 1.0 ba · 400 sqft · Manufactured · 48 Days on market

Built 2001 1,943 sqft lot $306/sqft · 29% below area Est $172k · 29% under $530/mo HOA · 31% of rent

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Why this score? — see what drove the C 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 +16.2/30.0
• ARV discount +15.0/15.0
• 1% rule +9.0/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Schools +3.8/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE REDUCED! MOTIVATED SELLERS! SPOTLESS and ready for its new owners! Welcome to your perfect desert getaway in the heart of the Rancho Casa Blanca 55+ Resort Community! This 2001 park model is located in a fantastic spot on the 14th green, offering AMAZING views of the golf course, the lake and those gorgeous northern mountains from your ground-level patio that takes full advantage of the extra lot space! Ideal for relaxing by the fire pit, entertaining with a card game, or soaking up the sunshine! Inside, this home features one of the more favorable layouts, with plenty of living, dining, and kitchen space. .. all in a bright and welcoming setting. The laminate wood floors add warmt

Key facts

• Ground-level patio
• Fire pit
• 14th green

Tags

• 14TH GREEN
• VIEWS OF THE GOLF COURSE
• GROUND-LEVEL PATIO
• FIRE PIT
• LARGE SHED
• MULTIPLE POOLS

Property features AI

Finance

• Other: Senior community; No short-term rentals allowed; Cash offers accepted; seller will consider lease; CC&R disclosures
• Financial info: Association fee assessed monthly
• HOA & community: Monthly association with numerous amenities; Association amenities include clubhouse, fitness center, billiard room, banquet facilities, barbecue, tennis courts, bocce ball court, pickleball courts, guest parking, grounds maintenance and other courts; Association covers building & grounds, water, trash, sewer, cable TV and clubhouse

Exterior

• Parking: Covered parking space; Driveway; Total 1 parking space
• Security: Gated community; 24-hour security
• Utilities: Sewer connected and paid; Within a PUD
• Home design: Single-story; Single-wide manufactured home (2001); Home will remain with sale; Senior park
• Construction: Slab and pier jacks foundation; Assessor listed year built
• Exterior features: Concrete slab patio; Community pool and in-ground spa; Golf course, water and mountain views; On golf course; Detached property; Fee simple land

Interior

• Kitchen: Disposal; Refrigerator; Microwave; Gas range
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Air conditioning
• Interior features: Mini blinds; Ground-level entry with steps; Furnished
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $122k.

Deal economics

• At list price, monthly cash flow is $64 ($767/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $119k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $847 of loan paydown is wiped out by about $4k 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 + 8.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 3→8/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,825 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 1.40% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 6.0

CMA / ARV

• ARV (median comp): $171,700
• List price: $122,500
• Delta: -28.65%
• 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
84136 Ave 44, #744 #744	0.04mi	1/1.0	400 (0%)	2mo	$176,000	$440	96
84136 Ave 44, 675 #675	0.05mi	1/1.0	400 (0%)	3mo	$205,000	$513	96
754 Ave 44 #754	0.05mi	1/1.0	400 (0%)	3mo	$101,500	$254	95
84136 Ave 44, #262 #262	0.12mi	1/1.0	400 (0%)	0mo	$192,500	$481	94
84136 Avenue 44, #449 #449	0.10mi	1/1.0	400 (0%)	3mo	$230,000	$575	93
84136 Ave 44, 658 #658	0.09mi	1/1.0	400 (0%)	3mo	$102,500	$256	93
84136 Ave 44, #29 #29	0.13mi	1/1.0	400 (0%)	2mo	$90,000	$225	93
84136 Ave 44, #385 #385	0.15mi	1/1.0	400 (0%)	3mo	$178,000	$445	91
84136 Avenue 44 #477	0.19mi	1/1.0	400 (0%)	1mo	$95,000	$238	90
84136 Ave 44, #567 #567	0.19mi	1/1.0	400 (0%)	2mo	$90,000	$225	90
84136 84136 Avenue 44, #325 #325	0.23mi	1/1.0	400 (0%)	2mo	$79,000	$198	87
84136 Ave 44 #122	0.26mi	1/1.0	400 (0%)	2mo	$125,000	$313	86

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: -4.7%
• Equity multiple: 0.81×
• Total profit: $-6,431
• Equity at exit: $18,265

10-year hold

• IRR: 11.8%
• Equity multiple: 2.23×
• Total profit: $42,040
• Equity at exit: $10,592

Cash invested: $34,300 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$642
• Tax from tax record: −$65 /mo · $785/yr
• Insurance: −$51
• HOA: −$530
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $64

Break-even live

Break-even rent $1,631

Max offer price $122,500

Occupancy floor 91%

Sensitivity live

Price	-10% $133	-5% $99	+0% $64	+5% $29	+10% $-5
Rent	-10% $-71	-5% $-4	+0% $64	+5% $132	+10% $199
Rate	-1.0pp $126	-0.5pp $95	base $64	+0.5pp $32	+1.0pp $0

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: $30,625
• Closing costs: $3,675
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $530 · $6,360/yr

Listing history 40 events

1. 2026-06-21
   days on market $122,500 Active 48 DOM
2. 2026-06-18
   days on market $122,500 Active 45 DOM
3. 2026-06-17
   days on market $122,500 Active 44 DOM
4. 2026-06-16
   days on market $122,500 Active 43 DOM
5. 2026-06-15
   days on market $122,500 Active 42 DOM
6. 2026-06-13
   days on market $122,500 Active 40 DOM
7. 2026-06-10
   price $122,500 Active 36 DOM
8. 2026-06-09
   days on market $132,500 Active 36 DOM
9. 2026-06-08
   days on market $132,500 Active 35 DOM
10. 2026-06-07
    days on market $132,500 Active 34 DOM
11. 2026-06-04
    days on market $132,500 Active 31 DOM
12. 2026-06-03
    days on market $132,500 Active 30 DOM
13. 2026-06-02
    days on market $132,500 Active 29 DOM
14. 2026-06-01
    days on market $132,500 Active 28 DOM
15. 2026-05-31
    days on market $132,500 Active 27 DOM
16. 2026-05-04
    listed $132,500 Active 1406-char remark
17. 2026-05-03
    historical
18. 2026-04-02
    price $132,500
19. 2026-03-12
    price $135,000
20. 2026-01-21
    listed $145,000 Active
21. 2026-01-01
    historical
22. 2025-10-22
    price $145,000
23. 2025-07-10
    listed $155,000 Active
24. 2022-11-22
    soldstatus $135,000 Closed
25. 2022-11-03
    status Pending
26. 2022-11-02
    price $138,900
27. 2022-06-02
    listed $139,500 Active
28. 2020-04-03
    historical
29. 2020-04-02
    soldstatus $94,000 Closed
30. 2020-04-02
    soldstatus $64,500
31. 2020-04-01
    status Pending
32. 2020-01-31
    historical
33. 2020-01-31
    status Pending
34. 2019-11-21
    price $107,999
35. 2019-01-10
    price $114,999
36. 2019-01-09
    listed $119,999 Active
37. 1999-08-02
    soldstatus $38,500
38. 1995-12-18
    soldstatus $20,000
39. 1992-12-30
    soldstatus $32,000
40. 1992-04-22
    soldstatus $20,000

ⓘ 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: $785 · $65/mo
• Projected year-2 tax: $931 · $78/mo
• Expected delta: +$146/yr (+$12/mo · 18.6%)

ⓘ 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 9/10 Extreme 3 d/yr ≥114°F today · 8 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: $20,549
• − Mortgage interest: −$6,862
• − Property taxes: −$785
• − Insurance: −$612
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − HOA: −$6,360
• − Depreciation: −$3,564
• Taxable loss: −$922
• Est. tax savings @ 24.0%: +$221
• After-tax cash flow: $988/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

+512.5% since first listed

26 events — show timeline

• 2026-06-09 Price Changed $122,500 GPSMLS
• 2026-05-04 Listed $132,500 GPSMLS
• 2026-05-03 Listing Removed — GPSMLS
• 2026-04-02 Price Changed $132,500 GPSMLS
• 2026-03-12 Price Changed $135,000 GPSMLS
• 2026-01-21 Listed $145,000 GPSMLS
• 2026-01-01 Listing Removed — GPSMLS
• 2025-10-22 Price Changed $145,000 GPSMLS
• 2025-07-10 Listed $155,000 GPSMLS
• 2022-11-22 Sold (MLS) $135,000 GPSMLS
• 2022-11-03 Pending — GPSMLS
• 2022-11-02 Price Changed $138,900 GPSMLS
• 2022-06-02 Listed $139,500 GPSMLS
• 2020-04-03 Listing Removed — GPSMLS
• 2020-04-02 Sold (Public Records) $64,500 Public Records
• 2020-04-02 Sold (MLS) $94,000 GPSMLS
• 2020-04-01 Pending — GPSMLS
• 2020-01-31 Listing Removed — GPSMLS
• 2020-01-31 Pending — GPSMLS
• 2019-11-21 Price Changed $107,999 GPSMLS
• 2019-01-10 Price Changed $114,999 GPSMLS
• 2019-01-09 Listed $119,999 GPSMLS
• 1999-08-02 Sold (Public Records) $38,500 Public Records
• 1995-12-18 Sold (Public Records) $20,000 Public Records
• 1992-12-30 Sold (Public Records) $32,000 Public Records
• 1992-04-22 Sold (Public Records) $20,000 Public Records

Property tax history

+1.8%/yr

Latest (2014): $785 · +15.1% YoY. Source: county tax records.