51555 Monroe #1 · Indio, CA 92201

$90,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 66 Days on market

Built 1972 Fair condition $62/sqft · 10% below area Est $100k · 10% 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 +12.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.3/5.0
• Livability +2.7/5.0
• Condition / age +2.0/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOOKING FOR AN INVESTOR - Lovely Mobile Home Needing TLC and is Priced Below Market Value - Home is being sold "AS IS". Lots of Potential. Located in a Palmdale Estates a Gated 55+ Community.

Key facts

• Community pool
• Built 1972
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($25k/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: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 33.8% 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; 32 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $3,403/mo this rent would consume 61% 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 66 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

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 $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 3.78% ✓
• Cap rate: 33.84%
• Cash-on-cash: 98.39%
• DSCR: 5.38
• GRM: 2.2

CMA / ARV

• ARV (median comp): $100,000
• List price: $90,000
• Delta: -10.00%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51555 Monroe St Spc 59	0.05mi	2/2.0 (-1)	1,440 (0%)	6mo	$85,000	$59	88
51555 Monroe St #91	0.05mi	2/2.0 (-1)	1,440 (0%)	7mo	$65,000	$45	87
51555 Monroe St #145	0.05mi	2/2.0 (-1)	1,440 (0%)	13mo	$94,000	$65	82
51555 Monroe St #142	0.05mi	2/2.0 (-1)	1,440 (0%)	16mo	$80,000	$56	80
51555 Monroe St #110	0.05mi	2/2.0 (-1)	1,248 (-13%)	2mo	$110,000	$88	68
51555 Monroe St. #19	0.06mi	2/2.0 (-1)	1,296 (-10%)	15mo	$115,000	$89	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: 99.8%
• Equity multiple: 5.69×
• Total profit: $118,226
• Equity at exit: $13,419

10-year hold

• IRR: —
• Equity multiple: 12.01×
• Total profit: $277,427
• 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: 514
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $3,403 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$715
• Net cashflow: $2,066

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 34%

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 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51670 Whiptail Dr Indio, CA	2.0	2.0	1542	$3,000	$1.95	18d	1	0.21mi
51660 Whiptail Dr Indio, CA	2.0	2.0	1678	$3,200	$1.91	22d	1	0.21mi
51580 Whiptail Dr Indio, CA	2.0	2.5	1678	$3,300	$1.97	44d	1	0.21mi
51805 Pinnacle Vista Dr Indio, CA	3.0	2.0	1622	$3,000	$1.85	5d	1	0.47mi
51805 Pinnacle Vista Dr Indio, CA	3.0	2.0	1622	$3,000	$1.85	44d	1	0.47mi
51811 Golden Eagle Dr Chiriaco Summit, CA	2.0	2.0	1294	$2,850	$2.20	44d	1	0.86mi
82803 Spirit Mountain Dr Indio, CA	2.0	2.0	1437	$5,000	$3.48	44d	1	0.92mi
51710 Ponderosa Dr Indio, CA	2.0	2.0	1294	$5,500	$4.25	24d	1	0.96mi
82820 Kingsboro Ln Indio, CA	2.0	2.0	1399	$4,800	$3.43	44d	1	0.97mi
51520 Golden Eagle Dr Indio, CA	2.0	2.0	1294	$3,995	$3.09	44d	1	1.00mi
82223 Travolta Ave Indio, CA	3.0	2.0	1808	$5,000	$2.77	44d	1	1.05mi
82154 Travolta Ave Indio, CA	2.0	3.0	1619	$3,000	$1.85	44d	1	1.07mi
82297 Cochran Dr Indio, CA	2.0	2.0	982	$3,200	$3.26	44d	1	1.11mi
82013 Cochran Dr Indio, CA	3.0	2.0	1796	$3,300	$1.84	44d	1	1.12mi
50715 Monterey Canyon Dr Indio, CA	2.0	2.0	1622	$5,600	$3.45	44d	1	1.13mi
50880 Monterey Canyon Dr Indio, CA	3.0	2.0	1847	$3,200	$1.73	44d	1	1.14mi
49225 Eisenhower Dr Indio, CA	2.0	2.0	1168	$2,800	$2.40	44d	1	1.23mi
49153 Garland Rd Indio, CA	3.0	2.0	1655	$2,850	$1.72	17d	1	1.24mi
49120 Cochran Dr Indio, CA	3.0	2.0	1655	$2,850	$1.72	44d	1	1.24mi
49133 Garland Rd Indio, CA	3.0	2.0	1776	$2,950	$1.66	44d	1	1.25mi
49181 Eisenhower Dr Indio, CA	3.0	2.0	1368	$4,250	$3.11	44d	1	1.25mi
82900 Temescal Canyon Dr Indio, CA	2.0	2.0	1622	$3,800	$2.34	44d	1	1.26mi
82186 Bergman Dr Indio, CA	2.0	2.0	1140	$2,500	$2.19	44d	1	1.29mi
82294 Bergman Dr Indio, CA	2.0	2.0	982	$3,200	$3.26	44d	1	1.29mi
82191 Ullman Rd Indio, CA	2.0	2.0	1446	$2,250	$1.56	18d	1	1.30mi
81291 Begonia Ct Indio, CA	4.0	2.0	1731	$7,500	$4.33	44d	1	1.31mi
49084 Violet St Indio, CA	4.0	2.5	1731	$2,700	$1.56	44d	1	1.35mi
48939 Eisenhower Dr Indio, CA	2.0	1.0	957	$2,350	$2.46	3d	1	1.40mi
82633 Odlum Dr Indio, CA	2.0	2.0	1833	$3,200	$1.75	44d	1	1.42mi
80886 Avenue 50 Unit 1 Indio, CA	2.0	2.0	1392	$5,000	$3.59	15d	1	1.42mi
82242 Odlum Dr Indio, CA	2.0	2.0	1402	$3,000	$2.14	44d	1	1.44mi
49549 Lewis Rd Indio, CA	2.0	2.0	1853	$4,200	$2.27	44d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $90,000 Active 66 DOM
2. 2026-06-17
   days on market $90,000 Active 65 DOM
3. 2026-06-16
   days on market $90,000 Active 64 DOM
4. 2026-06-15
   days on market $90,000 Active 63 DOM
5. 2026-06-13
   days on market $90,000 Active 61 DOM
6. 2026-06-13
   days on market $90,000 Active 60 DOM
7. 2026-06-09
   days on market $90,000 Active 57 DOM
8. 2026-06-08
   days on market $90,000 Active 56 DOM
9. 2026-06-07
   days on market $90,000 Active 55 DOM
10. 2026-06-04
    days on market $90,000 Active 52 DOM
11. 2026-06-03
    days on market $90,000 Active 51 DOM
12. 2026-06-02
    days on market $90,000 Active 50 DOM
13. 2026-06-01
    days on market $90,000 Active 49 DOM
14. 2026-05-31
    days on market $90,000 Active 48 DOM
15. 2026-04-13
    listed $90,000 Active 201-char remark

    Show marketing remark (201 chars)

    LOOKING FOR AN INVESTOR - Lovely Mobile Home Needing TLC and is Priced Below Market Value - Home is being sold "AS IS". Lots of Potential. Located in a Palmdale Estates a Gated 55+ Community.

ⓘ 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 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: $40,831
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$3,267
• − Management: −$3,267
• − Depreciation: −$2,618
• Taxable income: $24,839
• Est. tax owed @ 24.0%: −$5,961
• After-tax cash flow: $18,832/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 · 1 photo

Fair 40/100 Moderate rehab

This manufactured home requires significant exterior and interior repairs, but has potential for a substantial increase in value with proper renovations.

Repairs flagged

• Major exterior siding — Significant wear
• Major roof — Signs of wear and tear
• Major flooring — Worn carpet
• Major interior walls — Painted walls with visible wear

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet — Improves comfort and value
• Both Paint interior walls — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear	Major	$15,000–50,000
roof · Signs of wear and tear	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls · Painted walls with visible wear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet — Improves comfort and value ↑
• Both Paint interior walls — Enhances interior appearance and value ↑

ⓘ 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: 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

1 event — show timeline

• 2026-04-13 Listed $90,000 CRMLS