81620 Avenue 49 Unit 8a · Indio, CA 92201

$110,000

1 bd · 1.0 ba · 400 sqft · Manufactured · 395 Days on market

Built 1993 2,178 sqft lot $275/sqft · 20% below area Est $137k · 20% under $383/mo HOA · 24% 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 +21.5/30.0
• ARV discount +15.0/15.0
• 1% rule +9.3/10.0
• DSCR +6.9/10.0
• 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

Located in the beautiful Desert Aire resort. Desert Aire is an over 55, pet free, 9 month park. Desert Aire does not permit full time residency. This park is primarily used by snow birds looking to spend the winters in our warmer climate. This 1993 park model is located on the south wall with lots of potential. Just steps from one of the bathrooms / laundry / pool areas. This is a great park model and priced to sell. This park model features high ceilings with an open floor plan and lots of natural light. The kitchen is open and very functional and features a dishwasher. New laminate flooring has been installed throughout the park model for easy maintenance. All of the furniture, bedding and kitchenware is included in the price and is ready to move in. The outside features lots of upgrades with a large storage shed, and huge covered patios. The patios provide lots of privacy and have two large entertaining areas complete with wet bar. You will enjoy entertaining this great space. There is custom red brick skirting around the entire park model.

Key facts

• Functional kitchen
• Open floor plan
• Huge covered patios

Tags

• OPEN FLOOR PLAN
• NATURAL LIGHT
• FUNCTIONAL KITCHEN
• NEW LAMINATE FLOORING
• LARGE STORAGE SHED
• HUGE COVERED PATIOS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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.

Negotiation context

• It's been on market 395 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $74k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 395 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.43% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.44%
• DSCR: 1.29
• GRM: 5.8

CMA / ARV

• ARV (median comp): $137,108
• List price: $110,000
• Delta: -19.77%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81620 Avenue 49 Unit 115a	0.00mi	1/1.0	400 (0%)	2mo	$138,000	$345	99
81620 Avenue 49 Unit 152a	0.00mi	1/1.0	400 (0%)	4mo	$95,000	$238	97
81620 Avenue 49 Unit 166B	0.00mi	1/1.0	400 (0%)	12mo	$107,500	$269	90
81620 Avenue 49 #168	0.13mi	1/1.0	400 (0%)	8mo	$139,000	$348	87
81620 Avenue 49 Unit 235b	0.00mi	1/1.0	400 (0%)	18mo	$149,000	$373	85

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-6,543
• Equity at exit: $16,401

10-year hold

• IRR: 4.7%
• Equity multiple: 1.36×
• Total profit: $10,964
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,569 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$69 /mo · $826/yr
• Insurance: −$46
• HOA: −$383
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $165

Break-even live

Break-even rent $1,360

Max offer price $110,000

Occupancy floor 84%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49839 Pacino St Indio, CA	—	1.0	300	$1,095	$3.65	24d	1	0.83mi

HOA detail

• Monthly dues: $383 · $4,596/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-01
   days on market $110,000 Active 395 DOM
2. 2026-05-31
   days on market $110,000 Active 394 DOM
3. 2025-05-02
   listed $110,000 Active 1059-char remark

   Show marketing remark (1059 chars)

   Located in the beautiful Desert Aire resort. Desert Aire is an over 55, pet free, 9 month park. Desert Aire does not permit full time residency. This park is primarily used by snow birds looking to spend the winters in our warmer climate. This 1993 park model is located on the south wall with lots of potential. Just steps from one of the bathrooms / laundry / pool areas. This is a great park model and priced to sell. This park model features high ceilings with an open floor plan and lots of natural light. The kitchen is open and very functional and features a dishwasher. New laminate flooring has been installed throughout the park model for easy maintenance. All of the furniture, bedding and kitchenware is included in the price and is ready to move in. The outside features lots of upgrades with a large storage shed, and huge covered patios. The patios provide lots of privacy and have two large entertaining areas complete with wet bar. You will enjoy entertaining this great space. There is custom red brick skirting around the entire park model.

4. 2025-02-23
   historical
5. 2024-12-13
   listed $107,000 Active
6. 2024-12-13
   historical
7. 2024-11-05
   listed $107,000 Active
8. 2024-10-21
   historical
9. 2024-04-30
   listed $123,700 Active
10. 2023-12-12
    listed $145,000 Active
11. 2023-12-11
    historical
12. 2023-12-06
    historical
13. 2023-09-08
    price $126,500
14. 2023-07-28
    listed $138,700 Active
15. 2022-05-25
    soldstatus $74,000 Closed
16. 2022-05-20
    status Pending
17. 2022-01-05
    listed $87,900 Active
18. 2005-03-30
    soldstatus $45,000
19. 1993-04-29
    soldstatus $15,000
20. 1988-10-21
    soldstatus $7,500,000

ⓘ 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: $826 · $69/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$10/yr (+$1/mo · 1.2%)

ⓘ 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 6 d/yr ≥114°F today · 15 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: $18,832
• − Mortgage interest: −$6,162
• − Property taxes: −$826
• − Insurance: −$550
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − HOA: −$4,596
• − Depreciation: −$3,200
• Taxable income: $485
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $1,867/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

-98.5% since first listed

18 events — show timeline

• 2025-05-02 Listed $110,000 GPSMLS
• 2025-02-23 Listing Removed — CRMLS
• 2024-12-13 Listing Removed — GPSMLS
• 2024-12-13 Listed $107,000 CRMLS
• 2024-11-05 Listed $107,000 GPSMLS
• 2024-10-21 Listing Removed — CRMLS
• 2024-04-30 Listed $123,700 CRMLS
• 2023-12-12 Listed $145,000 GPSMLS
• 2023-12-11 Coming Soon — GPSMLS
• 2023-12-06 Listing Removed — GPSMLS
• 2023-09-08 Price Changed $126,500 GPSMLS
• 2023-07-28 Listed $138,700 GPSMLS
• 2022-05-25 Sold (MLS) $74,000 GPSMLS
• 2022-05-20 Pending — GPSMLS
• 2022-01-05 Listed $87,900 GPSMLS
• 2005-03-30 Sold (Public Records) $45,000 Public Records
• 1993-04-29 Sold (Public Records) $15,000 Public Records
• 1988-10-21 Sold (Public Records) $7,500,000 Public Records

Property tax history

+2.4%/yr

Latest (2014): $826 · +0.5% YoY. Source: county tax records.