51555 Monroe St #75 · Indio, CA 92201

$118,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 63 Days on market

Built 1977 1,000 sqft lot $103/sqft · 55% above area Est $100k · 19% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.3/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover comfort, space, and versatility at 51555 Monroe St. #75, a nicely updated home located in the desirable Palm Dale Estates community. This well-maintained 2-bedroom, 2-bath residence offers thoughtful upgrades and flexible living spaces perfect for today's lifestyle. Step inside to find updated flooring, refreshed cabinetry, and modernized bathrooms, creating a clean and inviting interior that's truly move-in ready. The home also features a bonus room, ideal for a home office, guest space, or hobby room--plus a fully enclosed patio that adds valuable indoor/outdoor living flexibility. Outside, you'll appreciate the rare convenience of three separate driveways, providing ample parking for guests, multiple vehicles, or recreational toys. A detached storage shed with a dedicated laundry area adds even more functionality and storage. Located in a quiet, well-kept community with easy access to shopping, dining, and all that Indio has to offer, this property is perfect as a full-time residence, seasonal retreat, or investment opportunity.

Key facts

• Bonus room
• Updated flooring
• Fully enclosed patio

Tags

• UPDATED FLOORING
• REFRESHED CABINETRY
• MODERNIZED BATHROOMS
• BONUS ROOM
• FULLY ENCLOSED PATIO
• THREE SEPARATE DRIVEWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 26.5% 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.
• 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.
• Zoned schools: Mountain Vista Elementary (math 11% / reading 24%, grade F, #1,329 of 1,571 statewide, top 85%, 600 students, 74% FRL); Cahuilla Desert Academy Junior High (math 18% / reading 36%, grade F, #242 of 498 statewide, top 50%, 669 students, 79% FRL); Coachella Valley High (math 18% / reading 38%, grade F, #777 of 1,170 statewide, top 67%, 2,657 students, 88% FRL) — zoned schools at 80% FRL track the district average.
• Market conditions: Rents rising (+3.3%/yr); 515 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $3,427/mo this rent would consume 62% 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 $822 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 + 3.3% rent growth), your $33k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($112k) 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 $111,766 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1977 — 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: 2.88% ✓
• Cap rate: 26.55%
• Cash-on-cash: 72.34%
• DSCR: 4.22
• GRM: 2.9

CMA / ARV

• ARV (median comp): $100,000
• List price: $118,900
• Delta: 18.90%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51555 Monroe #101	0.00mi	3/2.0 (+1)	1,152 (0%)	2mo	$100,000	$87	93
51555 Monroe St. Spc. 21	0.00mi	2/2.0	1,152 (0%)	8mo	$116,000	$101	93
51555 Monroe St #110	0.05mi	2/2.0	1,248 (+8%)	2mo	$110,000	$88	82
51555 Monroe Street St #83	0.09mi	3/2.0 (+1)	1,200 (+4%)	21mo	$32,000	$27	67
51555 Monroe St #51	0.05mi	2/2.0	1,000 (-13%)	11mo	$40,000	$40	66
51555 Monroe St. #19	0.06mi	2/2.0	1,296 (+12%)	15mo	$115,000	$89	64
51555 Monroe #24	0.05mi	2/1.0	1,018 (-12%)	20mo	$95,000	$93	58

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: 72.4%
• Equity multiple: 4.30×
• Total profit: $109,702
• Equity at exit: $17,728

10-year hold

• IRR: 76.3%
• Equity multiple: 8.96×
• Total profit: $264,877
• Equity at exit: $10,280

Cash invested: $33,292 (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: $3,427 high
• Mortgage (P&I): −$624
• Tax from tax record: −$27 /mo · $326/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$720
• Net cashflow: $2,007

Break-even live

Break-even rent $886

Max offer price $118,900

Occupancy floor 36%

Sensitivity live

Price	-10% $2,074	-5% $2,040	+0% $2,007	+5% $1,973	+10% $1,940
Rent	-10% $1,736	-5% $1,871	+0% $2,007	+5% $2,142	+10% $2,278
Rate	-1.0pp $2,067	-0.5pp $2,037	base $2,007	+0.5pp $1,976	+1.0pp $1,945

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: $29,725
• Closing costs: $3,567
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51811 Golden Eagle Dr Chiriaco Summit, CA	2.0	2.0	1294	$2,850	$2.20	45d	1	0.86mi
82803 Spirit Mountain Dr Indio, CA	2.0	2.0	1437	$5,000	$3.48	45d	1	0.92mi
51710 Ponderosa Dr Indio, CA	2.0	2.0	1294	$5,500	$4.25	25d	1	0.96mi
82820 Kingsboro Ln Indio, CA	2.0	2.0	1399	$4,800	$3.43	45d	1	0.97mi
51520 Golden Eagle Dr Indio, CA	2.0	2.0	1294	$3,995	$3.09	45d	1	1.00mi
82297 Cochran Dr Indio, CA	2.0	2.0	982	$3,200	$3.26	45d	1	1.11mi
49225 Eisenhower Dr Indio, CA	2.0	2.0	1168	$2,800	$2.40	45d	1	1.23mi
49181 Eisenhower Dr Indio, CA	3.0	2.0	1368	$4,250	$3.11	45d	1	1.25mi
82186 Bergman Dr Indio, CA	2.0	2.0	1140	$2,500	$2.19	45d	1	1.29mi
82294 Bergman Dr Indio, CA	2.0	2.0	982	$3,200	$3.26	45d	1	1.29mi
82191 Ullman Rd Indio, CA	2.0	2.0	1446	$2,250	$1.56	19d	1	1.30mi
48939 Eisenhower Dr Indio, CA	2.0	1.0	957	$2,350	$2.46	4d	1	1.40mi
80886 Avenue 50 Unit 2 Indio, CA	2.0	1.0	729	$4,000	$5.49	16d	1	1.42mi
80886 Avenue 50 Unit 1 Indio, CA	2.0	2.0	1392	$5,000	$3.59	16d	1	1.42mi
82242 Odlum Dr Indio, CA	2.0	2.0	1402	$3,000	$2.14	45d	1	1.44mi

Listing history 16 events

1. 2026-06-21
   days on market $118,900 Active 63 DOM
2. 2026-06-18
   days on market $118,900 Active 60 DOM
3. 2026-06-17
   days on market $118,900 Active 59 DOM
4. 2026-06-16
   days on market $118,900 Active 58 DOM
5. 2026-06-15
   days on market $118,900 Active 57 DOM
6. 2026-06-13
   days on market $118,900 Active 55 DOM
7. 2026-06-13
   days on market $118,900 Active 54 DOM
8. 2026-06-09
   days on market $118,900 Active 51 DOM
9. 2026-06-08
   days on market $118,900 Active 50 DOM
10. 2026-06-07
    days on market $118,900 Active 49 DOM
11. 2026-06-04
    days on market $118,900 Active 46 DOM
12. 2026-06-03
    days on market $118,900 Active 45 DOM
13. 2026-06-02
    days on market $118,900 Active 44 DOM
14. 2026-06-01
    days on market $118,900 Active 43 DOM
15. 2026-05-31
    days on market $118,900 Active 42 DOM
16. 2026-04-19
    listed $118,900 Active 1056-char remark

    Show marketing remark (1056 chars)

    Discover comfort, space, and versatility at 51555 Monroe St. #75, a nicely updated home located in the desirable Palm Dale Estates community. This well-maintained 2-bedroom, 2-bath residence offers thoughtful upgrades and flexible living spaces perfect for today's lifestyle. Step inside to find updated flooring, refreshed cabinetry, and modernized bathrooms, creating a clean and inviting interior that's truly move-in ready. The home also features a bonus room, ideal for a home office, guest space, or hobby room--plus a fully enclosed patio that adds valuable indoor/outdoor living flexibility. Outside, you'll appreciate the rare convenience of three separate driveways, providing ample parking for guests, multiple vehicles, or recreational toys. A detached storage shed with a dedicated laundry area adds even more functionality and storage. Located in a quiet, well-kept community with easy access to shopping, dining, and all that Indio has to offer, this property is perfect as a full-time residence, seasonal retreat, or investment opportunity.

ⓘ 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: $326 · $27/mo
• Projected year-2 tax: $904 · $75/mo
• Expected delta: +$577/yr (+$48/mo · 177.0%)

ⓘ 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 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: $41,120
• − Mortgage interest: −$6,660
• − Property taxes: −$326
• − Insurance: −$594
• − Repairs & maintenance: −$3,290
• − Management: −$3,290
• − Depreciation: −$3,459
• Taxable income: $23,501
• Est. tax owed @ 24.0%: −$5,640
• After-tax cash flow: $18,442/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

1 event — show timeline

• 2026-04-19 Listed $118,900 GPSMLS

Property tax history

+3.4%/yr

Latest (2025): $326 · +59.4% YoY. Source: county tax records.