84023 Lingayan Ave · Indio, CA 92201

$280,000

2 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 13 Days on market

Built 1945 6,970 sqft lot Est $316k · 11% under

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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 +22.4/30.0
• ARV discount +12.6/15.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• 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

• 6,970 sq ft lot
• Built 1945
• Listed 13 days

Property features AI

Finance

• HOA & community: Curbs, street lighting, and sidewalks in the neighborhood

Exterior

• Utilities: Public sewer; District/public water
• Home design: Single-family house; Single story; No accessory dwelling unit
• Construction: Year built per assessor
• Exterior features: No pool

Interior

• Kitchen: Kitchen
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central furnace heating
• Interior features: One-level home; Entry on main level; Has view
• Laundry & utility: Exterior laundry area (outside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (0.9% below list).
• Recommended offer: $278k (0.9% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,775/mo this rent would consume 50% 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 $2k of loan paydown is wiped out by about $8k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 $59k; list at $280k implies a 375% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,508 (0.9% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $316,160
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84042 Lingayan	0.03mi	3/1.0 (+1)	1,050 (+1%)	4mo	$195,000	$186	85
47770 Van Buren St	0.06mi	2/1.0	1,172 (+13%)	8mo	$181,000	$154	66
83651 Cardinal Ave	0.46mi	3/1.5 (+1)	1,110 (+7%)	0mo	$378,000	$341	60
84221 Lingayan Ave	0.18mi	2/1.0	962 (-8%)	20mo	$280,000	$291	58
83552 Canary Ct	0.53mi	3/1.5 (+1)	1,120 (+8%)	1mo	$380,000	$339	55
83539 Canary Ct	0.53mi	3/1.5 (+1)	1,120 (+8%)	7mo	$260,000	$232	49
84359 Margarita Ave	0.70mi	3/2.0 (+1)	1,085 (+4%)	12mo	$415,000	$382	45
49199 Sierra St	0.69mi	2/2.0	1,120 (+8%)	23mo	$340,000	$304	36
84360 Rosal Ave	0.71mi	3/2.0 (+1)	1,148 (+10%)	23mo	$410,000	$357	25

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-14,884
• Equity at exit: $41,749

10-year hold

• IRR: 4.9%
• Equity multiple: 1.37×
• Total profit: $28,769
• Equity at exit: $24,209

Cash invested: $78,400 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,775 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$142 /mo · $1,707/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $465

Break-even live

Break-even rent $2,186

Max offer price $280,000

Occupancy floor 78%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
83459 Caribe Ave Indio, CA	3.0	2.0	1346	$3,200	$2.38	24d	1	0.61mi
83459 Caribe Ave Indio, CA	3.0	2.0	1346	$3,000	$2.23	2d	1	0.61mi
83405 Date Ave Apt 8 Indio, CA	3.0	1.0	1000	$1,699	$1.70	43d	1	0.99mi
48380 Garbo Dr Indio, CA	2.0	1.0	704	$1,850	$2.63	24d	1	1.20mi
49058 Wayne St Indio, CA	2.0	2.0	1156	$4,000	$3.46	43d	1	1.29mi
49058 Wayne St Indio, CA	2.0	2.0	1156	$4,000	$3.46	5d	1	1.29mi

Listing history 7 events

1. 2026-06-15
   days on market $280,000 Active 13 DOM
2. 2026-06-13
   days on market $280,000 Active 11 DOM
3. 2026-06-09
   days on market $280,000 Active 7 DOM
4. 2026-06-08
   days on market $280,000 Active 6 DOM
5. 2026-06-07
   days on market $280,000 Active 5 DOM
6. 2026-06-04
   days on market $280,000 Active 2 DOM
7. 2026-06-02
   listed $280,000 Active 1 DOM

ⓘ 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: $1,707 · $142/mo
• Projected year-2 tax: $2,128 · $177/mo
• Expected delta: +$421/yr (+$35/mo · 24.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥115°F today · 19 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: $33,301
• − Mortgage interest: −$15,684
• − Property taxes: −$1,707
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,664
• − Management: −$2,664
• − Depreciation: −$8,145
• Taxable income: $1,036
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $5,332/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

• 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

+374.6% since first listed

4 events — show timeline

• 2026-06-02 Listed $280,000 CRMLS
• 2007-02-16 Listing Removed — GPSMLS
• 2006-10-26 Listed $290,000 GPSMLS
• 1996-12-11 Sold (Public Records) $59,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,707 · +2.0% YoY. Source: county tax records.