43532 Clinton St #305 · Indio, CA 92201

$90,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 93 Days on market

Built 1980 Est $90k · at est. ↓ 5% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.4/15.0
• Schools +3.8/10.0
• Rent growth +3.3/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Garage
• Built 1980
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.9% 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, 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); Indio Middle (784 students, 89% FRL); Indio High (math 15% / reading 42%, grade F, #774 of 1,170 statewide, top 66%, 2,143 students, 92% FRL) — zoned schools average 87% FRL vs 56% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 44% district-wide (-15 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; 31 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $2,557/mo this rent would consume 46% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.84% ✓
• Cap rate: 24.94%
• Cash-on-cash: 66.59%
• DSCR: 3.96
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $89,856
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43532 Clinton St #305	0.00mi	2/2.0	1,248 (0%)	0mo	$85,000	$68	100
43532 Clinton St #359	0.00mi	2/2.0	1,248 (0%)	15mo	$90,000	$72	88

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: 66.3%
• Equity multiple: 3.99×
• Total profit: $75,393
• Equity at exit: $13,419

10-year hold

• IRR: 70.6%
• Equity multiple: 8.31×
• Total profit: $184,115
• Equity at exit: $7,782

Cash invested: $25,200 (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: 515
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,557 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $1,398

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,461	-5% $1,429	+0% $1,398	+5% $1,367	+10% $1,336
Rent	-10% $1,196	-5% $1,297	+0% $1,398	+5% $1,499	+10% $1,600
Rate	-1.0pp $1,444	-0.5pp $1,421	base $1,398	+0.5pp $1,375	+1.0pp $1,351

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44313 Larrea St Indio, CA	3.0	2.0	1219	$2,400	$1.97	25d	1	0.33mi
81351 Fred Waring Dr Apt 218 Indio, CA	2.0	1.0	946	$1,595	$1.69	45d	1	0.44mi
81351 Fred Waring Dr Unit 215 Indio, CA	2.0	1.0	946	$1,595	$1.69	14d	1	0.44mi
81955 Hoover Ave Indio, CA	1.0–2.0	1.0–2.0	799	$1,895	$2.37	45d	1	0.49mi
81153 Francis Ave Indio, CA	3.0	2.0	1288	$2,800	$2.17	6d	1	0.82mi
45546 Aladdin St Unit D201 Indio, CA	2.0	1.0	907	$1,549	$1.71	45d	1	0.96mi
44900 Rubidoux St Indio, CA	3.0	2.0	1158	$2,295	$1.98	6d	1	0.98mi
81682 Avenida Celaya Indio, CA	2.0	2.0	1099	$2,800	$2.55	25d	1	0.99mi
82481 Valencia Ave Indio, CA	2.0	1.0	900	$1,750	$1.94	45d	1	0.99mi
81683 De Plata Ave Indio, CA	3.0	2.0	1216	$3,100	$2.55	20d	1	1.03mi
81656 Avenida de Baile Indio, CA	2.0	2.0	1488	$4,300	$2.89	45d	1	1.03mi
81272 Palmwood Dr Indio, CA	3.0	2.0	1104	$3,200	$2.90	45d	1	1.05mi
81720 Avenue Indio, CA	2.0	2.0	1080	$1,795	$1.66	45d	1	1.10mi
81673 Avenida Alturas Indio, CA	2.0	2.0	1432	$2,700	$1.89	45d	1	1.11mi
81840 Avenida del Mar Unit A203 Indio, CA	2.0	2.0	874	$1,750	$2.00	25d	1	1.11mi
81710 Avenida Parito Indio, CA	2.0	2.0	1488	$2,700	$1.81	16d	1	1.18mi
81720 Avenida Parito Indio, CA	2.0	2.0	1257	$2,600	$2.07	45d	1	1.19mi
80589 Hoylake Dr Indio, CA	2.0	2.0	1420	$2,500	$1.76	20d	1	1.24mi
43696 Old Troon Ct Indio, CA	2.0	2.0	1382	$4,500	$3.26	45d	1	1.26mi
81579 Avenida Contento Indio, CA	2.0	2.0	1257	$4,600	$3.66	45d	1	1.27mi
41085 Calle Pampas Indio, CA	2.0	2.0	1488	$2,700	$1.81	45d	1	1.29mi
82435 Requa Ave Apt 01 Indio, CA	2.0	1.5	769	$1,595	$2.07	45d	1	1.31mi
41562 Via Arleta Indio, CA	2.0	2.0	1276	$2,800	$2.19	25d	1	1.38mi
41544 Via Arleta Indio, CA	2.0	2.0	1374	$2,500	$1.82	25d	1	1.39mi
80208 Royal Birkdale Dr Indio, CA	2.0	2.0	1382	$3,875	$2.80	25d	1	1.40mi
41444 Via Arleta Indio, CA	2.0	2.0	1374	$2,500	$1.82	25d	1	1.41mi
80675 Harvard Ct Indio, CA	3.0	2.0	1248	$2,495	$2.00	12d	1	1.42mi
81916 Avenida del Toro Indio, CA	2.0	2.0	1257	$2,600	$2.07	45d	1	1.44mi
40799 Calle Los Osos Indio, CA	2.0	2.0	1257	$3,900	$3.10	45d	1	1.46mi
40759 Calle Guapo Indio, CA	2.0	2.0	1488	$4,500	$3.02	45d	1	1.47mi
40751 Calle Los Osos Indio, CA	2.0	2.0	1257	$2,500	$1.99	45d	1	1.48mi

Listing history 3 events

1. 2026-04-09
   status Pending
2. 2026-02-24
   price $90,000
3. 2026-01-02
   listed $95,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 6 d/yr ≥114°F today · 16 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: $30,688
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$2,455
• − Management: −$2,455
• − Depreciation: −$2,618
• Taxable income: $16,319
• Est. tax owed @ 24.0%: −$3,916
• After-tax cash flow: $12,864/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

-5.3% since first listed

3 events — show timeline

• 2026-04-09 Pending — GPSMLS
• 2026-02-24 Price Changed $90,000 GPSMLS
• 2026-01-02 Listed $95,000 GPSMLS