80870 California 111 #184 · Indio, CA 92201

$75,000

2 bd · 2.0 ba · 1,140 sqft · Manufactured · 67 Days on market

Built 1965 Good condition Est $93k · 20% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.3/5.0
• Livability +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful manufactured home located in Riverdale Estates 55+ community in Indio. Nicely updated 2 bd, 2 baths, an open floor plan combined with a cozy and clean kitchen and dining area. This gem won't last!

Key facts

• Garage
• Community pool
• Built 1965

Property features AI

Finance

• Other: Park manager approval required; manager: RIVERDALE ESTATES; Park manager phone available
• Financial info: Land is lease type; Land lease annual amount $8,700; Sale terms: cash only; Included in sale: AS IS
• HOA & community: Senior community; Gated community; No monthly association fees listed

Exterior

• Parking: Attached carport; 2 covered spaces; 2 carport spaces; 5 total parking spaces; 1 uncovered/assigned space
• Security: Gated community
• Utilities: Private water; Sewer: unknown; Natural gas available
• Home design: Double wide mobile home; Single story; Ground level entry; Built by builder (year sourced from builder); Senior park (Riverdale Estates)
• Construction: Fleetwood manufacture (model: BROASMORE); Manufacture year 1965; Double wide mobile home; One shed on property
• Exterior features: Gated community; Community pool (heated, in-ground); Community spa (heated, in-ground); Mountain views; Detached property

Interior

• Bedrooms: Ground level (no unit above)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Unfurnished; Family room; Living room; No fireplace
• Laundry & utility: Laundry area; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.7% 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 (+3.3%/yr); 514 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 39% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 2.92% ✓
• Cap rate: 25.68%
• Cash-on-cash: 69.23%
• DSCR: 4.08
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $93,480
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80870 California 111 #184	0.00mi	2/2.0	1,140 (0%)	0mo	$75,000	$66	100
80870 Highway 111 #95	0.12mi	2/2.0	1,152 (+1%)	2mo	$75,000	$65	91
80870 Highway 111 #157	0.03mi	2/2.0	1,152 (+1%)	14mo	$189,900	$165	85
80870 CA-111 #30	0.10mi	2/2.0	1,040 (-9%)	2mo	$69,997	$67	79
46618 Madison St #153	0.26mi	2/2.0	1,056 (-7%)	3mo	$195,000	$185	74
80870 Highway 111 #125	0.03mi	2/2.0	1,040 (-9%)	22mo	$85,000	$82	66
81351 Avenue 46 #64	0.60mi	3/2.0 (+1)	1,123 (-2%)	0mo	$142,000	$126	64
46618 Madison St #8	0.20mi	2/2.0	1,272 (+12%)	11mo	$158,650	$125	62
80870 Highway 111 Spc 75	0.12mi	2/2.0	1,240 (+9%)	23mo	$75,000	$60	61

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: 69.1%
• Equity multiple: 4.13×
• Total profit: $65,795
• Equity at exit: $11,183

10-year hold

• IRR: 73.3%
• Equity multiple: 8.61×
• Total profit: $159,893
• Equity at exit: $6,485

Cash invested: $21,000 (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: 514
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,190 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $1,212

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 40%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80870 California 111 Unit 223 Indio, CA	2.0	2.0	1400	$1,550	$1.11	43d	1	0.03mi
80675 Harvard Ct Indio, CA	3.0	2.0	1248	$2,495	$2.00	11d	1	0.49mi
47800 Madison St Indio, CA	3.0	2.0	1456	$2,850	$1.96	43d	1	0.59mi
81272 Palmwood Dr Indio, CA	3.0	2.0	1104	$3,200	$2.90	43d	1	0.73mi
46675 Desert Villa St Indio, CA	2.0	1.0–1.5	881	$1,590	$1.80	43d	1	0.74mi
46896 Jefferson St Indio, CA	2.0	2.0	1100	$2,075	$1.89	3d	2	0.74mi
81153 Francis Ave Indio, CA	3.0	2.0	1288	$2,800	$2.17	5d	1	0.94mi
80208 Royal Birkdale Dr Indio, CA	2.0	2.0	1382	$3,875	$2.80	24d	1	0.96mi
81683 De Plata Ave Indio, CA	3.0	2.0	1216	$3,100	$2.55	18d	1	1.01mi
81641 Avenue 48 Indio, CA	2.0	2.0	1440	$2,500	$1.74	43d	1	1.08mi
47395 Monroe St #286 Indio, CA	2.0	2.0	1021	$2,300	$2.25	24d	1	1.12mi
47395 Monroe St #264 Indio, CA	3.0	2.0	1257	$3,200	$2.55	43d	1	1.12mi
46745 Monroe St Indio, CA	1.0–2.0	1.0–2.0	880	$2,070	$2.35	1d	11	1.14mi
45546 Aladdin St Unit D201 Indio, CA	2.0	1.0	907	$1,549	$1.71	43d	1	1.15mi
81720 Avenue Indio, CA	2.0	2.0	1080	$1,795	$1.66	43d	1	1.16mi
81840 Avenida del Mar Unit A203 Indio, CA	2.0	2.0	874	$1,750	$2.00	24d	1	1.21mi
81777 Avenue 48 Indio, CA	1.0–2.0	1.0	820	$1,950	$2.38	3d	5	1.27mi
82165 Doctor Carreon Blvd Indio, CA	1.0–2.0	1.0–2.0	828	$2,150	$2.60	3d	11	1.33mi
81875 Avenue 48 Indio, CA	1.0–2.0	1.0–2.0	804	$2,185	$2.72	10d	6	1.34mi
81351 Fred Waring Dr Apt 218 Indio, CA	2.0	1.0	946	$1,595	$1.69	43d	1	1.37mi
81351 Fred Waring Dr Unit 215 Indio, CA	2.0	1.0	946	$1,595	$1.69	12d	1	1.37mi
48255 Monroe St #20 Indio, CA	2.0	2.0	998	$2,200	$2.20	24d	1	1.42mi
48255 Monroe St #2 Indio, CA	1.0	1.5	867	$1,899	$2.19	2d	1	1.42mi
48255 Monroe St Indio, CA	1.0–2.0	2.0	932	$2,200	$2.36	43d	2	1.44mi
44313 Larrea St Indio, CA	3.0	2.0	1219	$2,400	$1.97	24d	1	1.44mi

Listing history 13 events

1. 2026-06-16
   status $75,000 Pending 67 DOM
2. 2026-06-15
   days on market $75,000 Active Under Contract 67 DOM
3. 2026-06-13
   days on market $75,000 Active Under Contract 65 DOM
4. 2026-06-09
   days on market $75,000 Active Under Contract 61 DOM
5. 2026-06-08
   days on market $75,000 Active Under Contract 60 DOM
6. 2026-06-07
   days on market $75,000 Active Under Contract 59 DOM
7. 2026-06-04
   days on market $75,000 Active Under Contract 56 DOM
8. 2026-06-03
   days on market $75,000 Active Under Contract 55 DOM
9. 2026-06-02
   days on market $75,000 Active Under Contract 54 DOM
10. 2026-06-01
    days on market $75,000 Active Under Contract 53 DOM
11. 2026-05-31
    days on market $75,000 Active Under Contract 52 DOM
12. 2026-04-10
    listed Active Under Contract
13. 2026-04-09
    listed $75,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥114°F today · 17 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: $26,276
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$2,182
• Taxable income: $14,189
• Est. tax owed @ 24.0%: −$3,405
• After-tax cash flow: $11,133/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This updated manufactured home in Riverdale Estates 55+ community is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Paint the exterior trim black — Enhances curb appeal and modernizes the home
• Both Replace the ceiling fan with a more modern style — Improves aesthetics and functionality
• Both Install a smart thermostat — Saves energy and improves comfort

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior trim black — Enhances curb appeal and modernizes the home ↑
• Both Replace the ceiling fan with a more modern style — Improves aesthetics and functionality ↑
• Both Install a smart thermostat — Saves energy and improves comfort ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-04-10 Listed — GPSMLS
• 2026-04-09 Listed $75,000 GPSMLS