80370 Royal Aberdeen Dr · Indio, CA 92201

$449,950

2 bd · 2.0 ba · 2,020 sqft · SingleFamily public records · 44 Days on market

Built 2000 7,841 sqft lot $223/sqft · 21% below area Est $572k · 21% under $600/mo HOA · 15% of rent ↓ 13% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• 1% rule +4.1/10.0
• Schools +3.8/10.0
• Rent growth +3.3/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Clean, well-maintained. and move-in ready! This Carnoustie model home is located in the highly desirable 55+ guard-gated community of Heritage Palms Country Club. Offering approximately 2,020 sq. ft. with 2 bedrooms, 2 bathrooms, plus a den/office, this home features a spacious layout, golf course/greenbelt setting, mountain views, and a 2-car plus golf cart garage. Located on the north side of Heritage Palms near the Fred Waring entrance, this well-maintained corner lot home offers convenient access to all the resort-style amenities the community is known for. Heritage Palms residents enjoy golf, clubhouse, restaurant, pools, fitness center, pickleball, tennis, and an active resort-style

Key facts

• Corner lot
• Active lifestyle
• Golf course setting

Tags

• GUARD GATED COMMUNITY
• GOLF COURSE SETTING
• MOUNTAIN VIEWS
• CORNER LOT
• RESORT STYLE AMENITIES
• ACTIVE LIFESTYLE

Property features AI

Finance

• Other: Located in a suburban community; Directions reference: community entrance at Fred Waring Dr & Jefferson St
• HOA & community: Part of Heritage Palms association; Monthly association fee of $600; Association amenities include gym/exercise room, pickleball, tennis, golf, clubhouse, controlled access; Senior community

Exterior

• Parking: Attached 2-car garage; 2 parking spaces total
• Utilities: Public sewer; District / public water
• Home design: Single-story house; Entry at front
• Construction: Year built source: Assessor
• Exterior features: House (no common walls); Community pool; Has a view; Lot described as 0-1 Unit/Acre

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: One-level home with front entry; Main level has 2 bedrooms and 2 bathrooms; Living room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-521 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $358k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $410k (8.9% below list).
• Recommended offer: $358k (20.5% below list) — sets the bar for cash-flow.

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.
• 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.
• Zoned schools: Carrillo Ranch Elementary (492 students, 81% FRL); Colonel Mitchell Paige Middle (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 436 students, 74% FRL); La Quinta High (math 31% / reading 65%, grade D, #380 of 1,170 statewide, top 33%, 2,500 students, 74% FRL) — zoned schools average 76% FRL vs 56% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 44% district-wide (-14 pts) — the specific schools serving this property underperform the Desert Sands Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.3%/yr); 515 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $4,099/mo this rent would consume 74% 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 $3k of loan paydown is wiped out by about $13k 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 44 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $357,865 (20.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.97%
• DSCR: 0.78
• GRM: 9.1

CMA / ARV

• ARV (median comp): $571,557
• List price: $449,950
• Delta: -21.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80405 Portobello Dr	0.12mi	2/2.0	2,020 (0%)	2mo	$470,000	$233	93
80729 Braemar Ct	0.28mi	2/2.0	2,061 (+2%)	3mo	$457,000	$222	81
43328 Heritage Palms Dr N	0.18mi	2/2.0	1,885 (-7%)	2mo	$599,000	$318	78
44075 Royal Troon Dr	0.45mi	2/2.0	2,052 (+2%)	2mo	$360,000	$175	75
80190 Royal Birkdale	0.57mi	2/2.0	2,061 (+2%)	2mo	$460,000	$223	68
44110 Royal Troon Dr	0.59mi	2/2.0	1,885 (-7%)	1mo	$385,000	$204	61
44382 Royal Lytham Dr	0.62mi	3/2.0 (+1)	2,079 (+3%)	2mo	$560,000	$269	59
44327 Royal Lytham Dr	0.52mi	2/2.5	2,172 (+8%)	3mo	$695,000	$320	59
44601 S Heritage Palms Dr	0.46mi	3/2.0 (+1)	1,827 (-10%)	0mo	$555,000	$304	58
80717 Turnberry Ct	0.33mi	2/2.0	1,720 (-15%)	3mo	$397,500	$231	58
80534 Knightswood Rd	0.46mi	2/2.0	1,766 (-13%)	2mo	$590,000	$334	56
44584 S Heritage Palms Dr	0.40mi	3/2.0 (+1)	2,258 (+12%)	2mo	$590,000	$261	55

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: -24.1%
• Equity multiple: 0.17×
• Total profit: $-104,243
• Equity at exit: $67,089

10-year hold

• IRR: -17.9%
• Equity multiple: 0.00×
• Total profit: $-125,835
• Equity at exit: $38,903

Cash invested: $125,986 (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: 9.1×

Monthly cashflow live

• Estimated rent: $4,099 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$613 /mo · $7,351/yr
• Insurance: −$187
• HOA: −$600
• Vacancy / Maint / Mgmt: −$861
• Net cashflow: $-521

Break-even live

Break-even rent $4,759

Max offer price $357,865

Occupancy floor —

Sensitivity live

Price	-10% $-267	-5% $-394	+0% $-521	+5% $-649	+10% $-776
Rent	-10% $-845	-5% $-683	+0% $-521	+5% $-359	+10% $-197
Rate	-1.0pp $-295	-0.5pp $-407	base $-521	+0.5pp $-638	+1.0pp $-756

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: $112,488
• Closing costs: $13,498
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80411 Portobello Dr Indio, CA	2.0	2.0	1707	$3,200	$1.87	45d	1	0.15mi
43388 Saint Andrews Dr Indio, CA	2.0	2.0	1917	$3,500	$1.83	45d	1	0.22mi
43387 Saint Andrews Dr Indio, CA	2.0	2.0	1766	$4,500	$2.55	45d	1	0.27mi
80571 Hoylake Dr Indio, CA	2.0	2.5	2172	$4,200	$1.93	18d	1	0.35mi
80589 Hoylake Dr Indio, CA	2.0	2.0	1420	$2,500	$1.76	20d	1	0.37mi
43465 Liberty St Indio, CA	3.0	2.0	2200	$4,200	$1.91	45d	1	0.45mi
43419 Corte del Oro La Quinta, CA	3.0	2.0	1829	$7,000	$3.83	19d	1	0.48mi
43424 Bordeaux Dr La Quinta, CA	3.0	2.0	2172	$6,000	$2.76	45d	1	0.55mi
44725 Alexandria Vale Indio, CA	2.0	2.0	1707	$2,800	$1.64	45d	1	0.57mi
80200 Royal Birkdale Dr Indio, CA	2.0	2.0	2061	$6,500	$3.15	19d	1	0.58mi
80149 Royal Birkdale Dr Indio, CA	3.0	2.0	2466	$6,000	$2.43	45d	1	0.62mi
42391 Palisades Dr Indio, CA	3.0	2.0	1679	$2,975	$1.77	45d	1	0.63mi
42655 Delhi Pl Bermuda Dunes, CA	3.0	2.5	1988	$8,000	$4.02	20d	1	0.64mi
80216 Jasper Park Ave Indio, CA	2.0	3.0	1703	$2,899	$1.70	20d	1	0.65mi
43480 Port Maria Rd Bermuda Dunes, CA	3.0	3.0	2096	$6,500	$3.10	45d	1	0.68mi
43480 Port Maria Rd Bermuda Dunes, CA	3.0	3.0	2096	$6,500	$3.10	7d	1	0.68mi
44060 Mariposa Ct La Quinta, CA	3.0	2.0	1621	$3,250	$2.00	45d	1	0.70mi
80055 Jasper Park Ave Indio, CA	3.0	2.5	2162	$4,000	$1.85	45d	1	0.71mi
79948 Bethpage Ave Indio, CA	3.0	2.0	1529	$4,500	$2.94	45d	1	0.73mi
45168 Coeur Dalene Dr Indio, CA	3.0	3.0	2719	$9,000	$3.31	26d	1	0.74mi
80172 Green Hills Dr Indio, CA	2.0	2.5	1703	$4,200	$2.47	45d	1	0.77mi
43615 Roebelenii Way Indio, CA	3.0	2.0	1508	$2,599	$1.72	14d	1	0.78mi
80395 Green Hills Dr Indio, CA	3.0	3.0	1981	$7,500	$3.79	45d	1	0.80mi
45233 Big Canyon St Indio, CA	3.0	2.0	1529	$6,000	$3.92	45d	1	0.81mi
45338 Coeur Dalene Dr Indio, CA	3.0	3.0	1898	$6,500	$3.42	45d	1	0.82mi
81145 Paludosa Dr Indio, CA	3.0	2.0	1823	$3,000	$1.65	23d	1	0.83mi
45439 Shaugnessy Dr Indio, CA	2.0	2.5	1703	$5,500	$3.23	45d	1	0.86mi
80372 Pebble Beach Dr Indio, CA	3.0	3.0	1898	$3,750	$1.98	45d	1	0.87mi
80162 Pebble Beach Dr Indio, CA	3.0	3.0	1898	$8,000	$4.21	18d	1	0.87mi
45385 Big Canyon St Indio, CA	3.0	2.0	1529	$3,200	$2.09	45d	1	0.88mi
45553 Meadow Lake Dr Indio, CA	3.0	2.0	2168	$8,000	$3.69	18d	1	0.92mi
79535 Dandelion Dr La Quinta, CA	3.0	3.0	2237	$3,950	$1.77	45d	1	0.93mi
79891 Avenue 42 Unit 1 Bermuda Dunes, CA	2.0	2.0	1400	$1,895	$1.35	21d	1	0.93mi
80188 Golden Horseshoe Dr Indio, CA	3.0	2.5	1898	$3,200	$1.69	45d	1	0.95mi
80346 Indian Springs Dr Indio, CA	2.0	2.5	1713	$3,500	$2.04	20d	1	1.01mi
44270 Camino Lavanda La Quinta, CA	3.0	2.0	2216	$5,797	$2.62	45d	1	1.08mi
45596 Torrey Pines Ct Indio, CA	3.0	3.0	1981	$4,000	$2.02	7d	1	1.11mi
79188 Bog Walk Ct Bermuda Dunes, CA	3.0	3.0	2748	$3,000	$1.09	4d	1	1.15mi
79631 Half Moon Bay Dr Indio, CA	2.0	2.5	1703	$3,600	$2.11	7d	1	1.17mi
80538 Avenida Camarillo Indio, CA	2.0	2.0	1571	$2,500	$1.59	45d	1	1.18mi

HOA detail

• Monthly dues: $600 · $7,200/yr
• Likely covers: poolgymsecurity

Listing history 28 events

1. 2026-06-21
   days on market $449,950 Active 44 DOM
2. 2026-06-18
   days on market $449,950 Active 41 DOM
3. 2026-06-17
   days on market $449,950 Active 40 DOM
4. 2026-06-16
   days on market $449,950 Active 39 DOM
5. 2026-06-15
   days on market $449,950 Active 38 DOM
6. 2026-06-13
   days on market $449,950 Active 36 DOM
7. 2026-06-09
   days on market $449,950 Active 32 DOM
8. 2026-06-08
   days on market $449,950 Active 31 DOM
9. 2026-06-07
   days on market $449,950 Active 30 DOM
10. 2026-06-04
    days on market $449,950 Active 27 DOM
11. 2026-06-03
    days on market $449,950 Active 26 DOM
12. 2026-06-02
    days on market $449,950 Active 25 DOM
13. 2026-06-01
    days on market $449,950 Active 24 DOM
14. 2026-05-31
    days on market $449,950 Active 23 DOM
15. 2026-05-08
    listed $449,950 Active 731-char remark
16. 2025-09-08
    historical $1,800
17. 2025-08-18
    price $1,800
18. 2025-07-27
    price $1,500
19. 2024-10-04
    listed $3,100
20. 2009-05-09
    historical
21. 2008-10-27
    price $469,000
22. 2008-06-20
    listed $479,000
23. 2008-05-18
    historical
24. 2008-04-08
    price $479,000
25. 2008-01-31
    price $489,000
26. 2007-11-19
    listed $499,000
27. 2007-02-02
    historical
28. 2006-07-29
    listed $519,000

ⓘ 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: $7,351 · $613/mo
• Projected year-2 tax: $7,351 · $613/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6 d/yr ≥114°F today · 14 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: $49,191
• − Mortgage interest: −$25,204
• − Property taxes: −$7,351
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,935
• − Management: −$3,935
• − HOA: −$7,200
• − Depreciation: −$13,089
• Taxable loss: −$13,774
• Est. tax savings @ 24.0%: +$3,306
• After-tax cash flow: $-2,949/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

• 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

-13.3% since first listed

14 events — show timeline

• 2026-05-08 Listed $449,950 CRMLS
• 2025-09-08 Rental Removed $1,800 REDFIN
• 2025-08-18 Price Changed $1,800 REDFIN
• 2025-07-27 Price Changed $1,500 REDFIN
• 2024-10-04 Listed for Rent $3,100 REDFIN
• 2009-05-09 Listing Removed — GPSMLS
• 2008-10-27 Price Changed $469,000 GPSMLS
• 2008-06-20 Listed $479,000 GPSMLS
• 2008-05-18 Listing Removed — GPSMLS
• 2008-04-08 Price Changed $479,000 GPSMLS
• 2008-01-31 Price Changed $489,000 GPSMLS
• 2007-11-19 Listed $499,000 GPSMLS
• 2007-02-02 Listing Removed — GPSMLS
• 2006-07-29 Listed $519,000 GPSMLS

Property tax history

+4.2%/yr

Latest (2025): $7,351 · +46.6% YoY. Source: county tax records.