84250 Indio Springs Dr #212 · Indio, CA 92203

$59,999

1 bd · 1.0 ba · 400 sqft · Manufactured · 306 Days on market

Built 1980 1,742 sqft lot $150/sqft · 40% below area Est $100k · 40% under $279/mo HOA · 16% of rent

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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
• Rent growth +5.0/5.0
• Schools +3.8/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER FINANCING AVAILABLE. .. CALL FOR TERMS. Experience vibrant 55+ living in this newly renovated park model located in the Indio Springs RV Resort, right in the heart of Coachella Valley. Formerly known as the Happy Wanderer RV Resort, this pet-free seasonal community offers a wealth of amenities, including pickleball and tennis courts, two year-round pools, a spa, card room, library, and a putting green. A quick stroll from Fantasy Springs Casino Resort and just a short drive from Palm Springs and nearby desert cities, this resort provides a prime location with stunning mountain views. This RV model features a newly installed energy-efficient air conditioning and heating system, a spacious covered deck, a utility shed, and both front and rear entry doors. The interior offers an open-concept living space with a roomy living room and bedroom, and a walk-through full bath connecting the main areas. The RV is fully furnished, turnkey, and includes cable and internet through the HOA, making it an ideal move-in-ready retreat. Seller financing available call for terms. Enjoy resort-style living and walkable access to the casino and its dining options the perfect blend of comfort and convenience awaits you.

Key facts

• Spa
• Card room
• Year round pools

Tags

• NEWLY RENOVATED PARK MODEL
• PET FREE SEASONAL COMMUNITY
• PICKLEBALL AND TENNIS COURTS
• YEAR ROUND POOLS
• SPA
• CARD ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.3% 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, 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: Desert Ridge Academy (math 24% / reading 75%, grade C, #98 of 498 statewide, top 21%, 1,030 students, 81% FRL); Shadow Hills High (math 30% / reading 53%, grade F, #498 of 1,170 statewide, top 43%, 1,751 students, 77% FRL) — zoned schools average 79% FRL vs 56% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+11.6%/yr); 447 active listings in the ZIP; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 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 + 8.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 306 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $40k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $60k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 306 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.85% ✓
• Cap rate: 20.28%
• Cash-on-cash: 49.96%
• DSCR: 3.22
• GRM: 2.9

CMA / ARV

• ARV (median comp): $99,750
• List price: $59,999
• Delta: -39.85%
• 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
84136 Ave 44 #122	0.45mi	1/1.0	400 (0%)	2mo	$125,000	$313	77
84136 Avenue 44 #477	0.58mi	1/1.0	400 (0%)	1mo	$95,000	$238	72
84136 Ave 44, #567 #567	0.58mi	1/1.0	400 (0%)	2mo	$90,000	$225	72
84136 Ave 44, #29 #29	0.58mi	1/1.0	400 (0%)	2mo	$90,000	$225	72
84136 84136 Avenue 44, #325 #325	0.63mi	1/1.0	400 (0%)	2mo	$79,000	$198	69
84136 Ave 44, 658 #658	0.63mi	1/1.0	400 (0%)	3mo	$102,500	$256	68
84136 Ave 44, #262 #262	0.68mi	1/1.0	400 (0%)	0mo	$192,500	$481	68
84136 Ave 44, 675 #675	0.67mi	1/1.0	400 (0%)	3mo	$205,000	$513	66
754 Ave 44 #754	0.67mi	1/1.0	400 (0%)	3mo	$101,500	$254	66
84136 Ave 44, #744 #744	0.69mi	1/1.0	400 (0%)	2mo	$176,000	$440	66
84136 Avenue 44, #449 #449	0.69mi	1/1.0	400 (0%)	3mo	$230,000	$575	66
84136 Ave 44, #385 #385	0.70mi	1/1.0	400 (0%)	3mo	$178,000	$445	65

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 54.5%
• Equity multiple: 3.62×
• Total profit: $44,049
• Equity at exit: $8,946

10-year hold

• IRR: 61.9%
• Equity multiple: 9.19×
• Total profit: $137,603
• Equity at exit: $5,188

Cash invested: $16,800 (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 92203

• Home prices YoY: -25.0%
• Rents YoY: 11.6%
• Active inventory: 447
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$25
• HOA: −$279
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $699

Break-even live

Break-even rent $827

Max offer price $59,999

Occupancy floor 54%

Sensitivity live

Price	-10% $733	-5% $716	+0% $699	+5% $683	+10% $666
Rent	-10% $564	-5% $632	+0% $699	+5% $767	+10% $835
Rate	-1.0pp $730	-0.5pp $715	base $699	+0.5pp $684	+1.0pp $668

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $279 · $3,348/yr
• Likely covers: internetcablepool

Listing history 24 events

1. 2026-06-21
   days on market $59,999 Active 306 DOM
2. 2026-06-18
   days on market $59,999 Active 303 DOM
3. 2026-06-17
   days on market $59,999 Active 302 DOM
4. 2026-06-16
   days on market $59,999 Active 301 DOM
5. 2026-06-15
   days on market $59,999 Active 300 DOM
6. 2026-06-13
   days on market $59,999 Active 298 DOM
7. 2026-06-09
   days on market $59,999 Active 294 DOM
8. 2026-06-08
   days on market $59,999 Active 293 DOM
9. 2026-06-07
   days on market $59,999 Active 292 DOM
10. 2026-06-04
    days on market $59,999 Active 289 DOM
11. 2026-06-03
    days on market $59,999 Active 288 DOM
12. 2026-06-02
    days on market $59,999 Active 287 DOM
13. 2026-06-01
    days on market $59,999 Active 286 DOM
14. 2026-05-31
    days on market $59,999 Active 285 DOM
15. 2026-02-18
    price $59,999 1222-char remark

    Show marketing remark (1222 chars)

    OWNER FINANCING AVAILABLE. .. CALL FOR TERMS. Experience vibrant 55+ living in this newly renovated park model located in the Indio Springs RV Resort, right in the heart of Coachella Valley. Formerly known as the Happy Wanderer RV Resort, this pet-free seasonal community offers a wealth of amenities, including pickleball and tennis courts, two year-round pools, a spa, card room, library, and a putting green. A quick stroll from Fantasy Springs Casino Resort and just a short drive from Palm Springs and nearby desert cities, this resort provides a prime location with stunning mountain views. This RV model features a newly installed energy-efficient air conditioning and heating system, a spacious covered deck, a utility shed, and both front and rear entry doors. The interior offers an open-concept living space with a roomy living room and bedroom, and a walk-through full bath connecting the main areas. The RV is fully furnished, turnkey, and includes cable and internet through the HOA, making it an ideal move-in-ready retreat. Seller financing available call for terms. Enjoy resort-style living and walkable access to the casino and its dining options the perfect blend of comfort and convenience awaits you.

16. 2026-01-09
    price $69,999 1222-char remark

    Show marketing remark (1222 chars)

    OWNER FINANCING AVAILABLE. .. CALL FOR TERMS. Experience vibrant 55+ living in this newly renovated park model located in the Indio Springs RV Resort, right in the heart of Coachella Valley. Formerly known as the Happy Wanderer RV Resort, this pet-free seasonal community offers a wealth of amenities, including pickleball and tennis courts, two year-round pools, a spa, card room, library, and a putting green. A quick stroll from Fantasy Springs Casino Resort and just a short drive from Palm Springs and nearby desert cities, this resort provides a prime location with stunning mountain views. This RV model features a newly installed energy-efficient air conditioning and heating system, a spacious covered deck, a utility shed, and both front and rear entry doors. The interior offers an open-concept living space with a roomy living room and bedroom, and a walk-through full bath connecting the main areas. The RV is fully furnished, turnkey, and includes cable and internet through the HOA, making it an ideal move-in-ready retreat. Seller financing available call for terms. Enjoy resort-style living and walkable access to the casino and its dining options the perfect blend of comfort and convenience awaits you.

17. 2025-10-22
    price $79,999 1222-char remark

    Show marketing remark (1222 chars)

    OWNER FINANCING AVAILABLE. .. CALL FOR TERMS. Experience vibrant 55+ living in this newly renovated park model located in the Indio Springs RV Resort, right in the heart of Coachella Valley. Formerly known as the Happy Wanderer RV Resort, this pet-free seasonal community offers a wealth of amenities, including pickleball and tennis courts, two year-round pools, a spa, card room, library, and a putting green. A quick stroll from Fantasy Springs Casino Resort and just a short drive from Palm Springs and nearby desert cities, this resort provides a prime location with stunning mountain views. This RV model features a newly installed energy-efficient air conditioning and heating system, a spacious covered deck, a utility shed, and both front and rear entry doors. The interior offers an open-concept living space with a roomy living room and bedroom, and a walk-through full bath connecting the main areas. The RV is fully furnished, turnkey, and includes cable and internet through the HOA, making it an ideal move-in-ready retreat. Seller financing available call for terms. Enjoy resort-style living and walkable access to the casino and its dining options the perfect blend of comfort and convenience awaits you.

18. 2025-08-19
    listed $99,999 Active 1222-char remark

    Show marketing remark (1222 chars)

    OWNER FINANCING AVAILABLE. .. CALL FOR TERMS. Experience vibrant 55+ living in this newly renovated park model located in the Indio Springs RV Resort, right in the heart of Coachella Valley. Formerly known as the Happy Wanderer RV Resort, this pet-free seasonal community offers a wealth of amenities, including pickleball and tennis courts, two year-round pools, a spa, card room, library, and a putting green. A quick stroll from Fantasy Springs Casino Resort and just a short drive from Palm Springs and nearby desert cities, this resort provides a prime location with stunning mountain views. This RV model features a newly installed energy-efficient air conditioning and heating system, a spacious covered deck, a utility shed, and both front and rear entry doors. The interior offers an open-concept living space with a roomy living room and bedroom, and a walk-through full bath connecting the main areas. The RV is fully furnished, turnkey, and includes cable and internet through the HOA, making it an ideal move-in-ready retreat. Seller financing available call for terms. Enjoy resort-style living and walkable access to the casino and its dining options the perfect blend of comfort and convenience awaits you.

19. 2025-02-28
    price
20. 2025-01-18
    price
21. 2024-11-01
    listed Active
22. 2001-11-19
    soldstatus $12,000
23. 1995-04-21
    soldstatus $12,000
24. 1979-02-01
    soldstatus $8,000

ⓘ 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: $412 · $34/mo
• Projected year-2 tax: $456 · $38/mo
• Expected delta: +$44/yr (+$4/mo · 10.7%)

ⓘ 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 6 d/yr ≥115°F today · 16 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: $20,544
• − Mortgage interest: −$3,361
• − Property taxes: −$412
• − Insurance: −$300
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − HOA: −$3,348
• − Depreciation: −$1,745
• Taxable income: $8,091
• Est. tax owed @ 24.0%: −$1,942
• After-tax cash flow: $6,452/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): 34,735
• Household income: $97,311
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 565.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 51% White 41% Two or more races 29% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 14% · Canada
• Languages at home: 64% English-only · Spanish 33% Tagalog/Filipino 1% Other Indo-European 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: ▼ -98.51%
• Current HPI: 295.6456
• Rent YoY: ▲ 11.64%
• 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

+650.0% since first listed

10 events — show timeline

• 2026-02-18 Price Changed $59,999 TheMLS
• 2026-01-09 Price Changed $69,999 TheMLS
• 2025-10-22 Price Changed $79,999 TheMLS
• 2025-08-19 Listed $99,999 TheMLS
• 2025-02-28 Price Changed — TheMLS
• 2025-01-18 Price Changed — TheMLS
• 2024-11-01 Listed — TheMLS
• 2001-11-19 Sold (Public Records) $12,000 Public Records
• 1995-04-21 Sold (Public Records) $12,000 Public Records
• 1979-02-01 Sold (Public Records) $8,000 Public Records

Property tax history

+1.4%/yr

Latest (2014): $412 · +0.4% YoY. Source: county tax records.