81602 Avenida Contento · Indio, CA 92203

$355,000

2 bd · 2.0 ba · 1,257 sqft · SingleFamily public records · 47 Days on market

Built 2007 5,227 sqft lot $282/sqft · 18% below area Est $433k · 18% under $398/mo HOA · 13% of rent ↓ 3% 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
• Rent growth +5.0/5.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell now! Fabulous opportunity to acquire a 2 bedroom. 2 bath, 1257 sq ft, country club home for only $365,000. Located in the active 55+ community of Del Webb Sun City in Indio, CA, this home is located on a quiet street and boasts a fully landscaped and colorful lot with gated courtyard entry and charming water fountain. Features include ceiling fans, two air conditioners including air conditioned garage, and Tesla solar panels. Community offers clubhouse, golf, restaurant, workout area, indoor lap pool and resort Pool and spa. Sun City Shadow Hills also offers a myriad of social activities. Conveniently located near I-10 and Jefferson street. A wonderful primary home and also a great investment property with long term and seasonal rental opportunities. Call listing agent for details.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 2007

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $-407 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (11.2% below list).
• Recommended offer: $283k (20.3% 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: Ronald Reagan Elementary (834 students, 53% FRL); 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).
• Market conditions: Rents rising fast (+11.6%/yr); 447 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); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 39% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 47 days — a 3% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $283,111 (20.3% 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 47 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: 0.89% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.91%
• DSCR: 0.78
• GRM: 9.4

CMA / ARV

• ARV (median comp): $432,872
• List price: $355,000
• Delta: -17.99%
• 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
81916 Avenida Del Toro	0.33mi	2/2.0	1,257 (0%)	4mo	$358,000	$285	82
81922 Camino Cantos	0.33mi	2/2.0	1,257 (0%)	4mo	$360,000	$286	81
41138 Calle Pampas	0.08mi	2/2.0	1,432 (+14%)	1mo	$505,000	$353	72
81596 Avenida Bolero	0.05mi	2/2.0	1,432 (+14%)	2mo	$382,000	$267	72
81921 Corte Valdemoro	0.66mi	2/2.0	1,295 (+3%)	5mo	$460,000	$355	60
81701 Avenida De Baile	0.30mi	2/2.0	1,099 (-13%)	7mo	$325,000	$296	59
81682 Avenida Celaya	0.32mi	2/2.0	1,099 (-13%)	7mo	$379,700	$345	58
39859 Corte Velado	0.72mi	2/2.0	1,295 (+3%)	6mo	$395,000	$305	57
39779 Camino Michanito	0.72mi	2/2.0	1,321 (+5%)	4mo	$412,000	$312	54
81924 Avenida Bahia	0.45mi	2/2.0	1,432 (+14%)	4mo	$404,000	$282	53
81406 Avenida Altamira	0.54mi	2/2.0	1,432 (+14%)	2mo	$369,500	$258	50
81915 Corte Valdemoro	0.66mi	2/2.0	1,432 (+14%)	3mo	$440,000	$307	44

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: -18.1%
• Equity multiple: 0.33×
• Total profit: $-66,457
• Equity at exit: $52,932

10-year hold

• IRR: -1.7%
• Equity multiple: 0.86×
• Total profit: $-14,084
• Equity at exit: $30,694

Cash invested: $99,400 (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 92203

• Home prices YoY: -25.0%
• Rents YoY: 11.6%
• Active inventory: 447
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,154 high
• Mortgage (P&I): −$1,862
• Tax from tax record: −$491 /mo · $5,889/yr
• Insurance: −$148
• HOA: −$398
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $-407

Break-even live

Break-even rent $3,669

Max offer price $283,111

Occupancy floor —

Sensitivity live

Price	-10% $-206	-5% $-306	+0% $-407	+5% $-507	+10% $-608
Rent	-10% $-656	-5% $-532	+0% $-407	+5% $-282	+10% $-158
Rate	-1.0pp $-228	-0.5pp $-317	base $-407	+0.5pp $-499	+1.0pp $-593

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
81579 Avenida Contento Indio, CA	2.0	2.0	1257	$4,600	$3.66	45d	1	0.05mi
41085 Calle Pampas Indio, CA	2.0	2.0	1488	$2,700	$1.81	45d	1	0.10mi
81710 Avenida Parito Indio, CA	2.0	2.0	1488	$2,700	$1.81	16d	1	0.16mi
81720 Avenida Parito Indio, CA	2.0	2.0	1257	$2,600	$2.07	45d	1	0.17mi
81673 Avenida Alturas Indio, CA	2.0	2.0	1432	$2,700	$1.89	45d	1	0.21mi
81566 Avenida Sombra Indio, CA	2.0	2.0	1763	$2,245	$1.27	7d	1	0.22mi
81656 Avenida de Baile Indio, CA	2.0	2.0	1488	$4,300	$2.89	45d	1	0.28mi
81916 Avenida del Toro Indio, CA	2.0	2.0	1257	$2,600	$2.07	45d	1	0.32mi
40759 Calle Guapo Indio, CA	2.0	2.0	1488	$4,500	$3.02	45d	1	0.33mi
81682 Avenida Celaya Indio, CA	2.0	2.0	1099	$2,800	$2.55	26d	1	0.33mi
81543 Avenida Celaya Indio, CA	3.0	3.0	1700	$3,500	$2.06	45d	1	0.36mi
40799 Calle Los Osos Indio, CA	2.0	2.0	1257	$3,900	$3.10	45d	1	0.37mi
81919 Avenida Bienvenida Indio, CA	2.0	1.5	1488	$2,500	$1.68	45d	1	0.38mi
40751 Calle Los Osos Indio, CA	2.0	2.0	1257	$2,500	$1.99	45d	1	0.38mi
81968 Avenida Bienvenida Indio, CA	2.0	2.0	1488	$2,750	$1.85	45d	1	0.43mi
81968 Avenida Dulce Indio, CA	2.0	2.0	1257	$4,500	$3.58	45d	1	0.55mi
81968 Avenida Dulce Indio, CA	2.0	2.0	1257	$5,000	$3.98	7d	1	0.55mi
40087 Corte Azul Indio, CA	2.0	2.0	1763	$2,800	$1.59	18d	1	0.63mi
81098 Avenida Vidrio Indio, CA	2.0	2.0	1295	$4,000	$3.09	45d	1	0.78mi
81672 Avenida Viesca Indio, CA	3.0	2.0	1756	$4,500	$2.56	45d	1	0.87mi
41444 Via Arleta Indio, CA	2.0	2.0	1374	$2,500	$1.82	26d	1	0.87mi
41544 Via Arleta Indio, CA	2.0	2.0	1374	$2,500	$1.82	26d	1	0.89mi
41562 Via Arleta Indio, CA	2.0	2.0	1276	$2,800	$2.19	26d	1	0.89mi
81363 Corte Compras Indio, CA	2.0	2.0	1512	$4,300	$2.84	45d	1	0.90mi
39310 Calle Popoca Indio, CA	2.0	2.0	1321	$2,950	$2.23	26d	1	0.91mi
81340 Corte Compras Indio, CA	2.0	2.0	1321	$3,000	$2.27	45d	1	0.92mi
39205 Calle Popoca Indio, CA	2.0	2.0	1660	$5,800	$3.49	45d	1	0.97mi
81220 Corte Tolon Indio, CA	2.0	2.0	1723	$4,500	$2.61	26d	1	0.97mi
80592 Avenida Santa Carmen Indio, CA	2.0	2.5	1753	$2,700	$1.54	45d	1	1.02mi
82686 Castleton Dr Indio, CA	3.0	2.0	1841	$2,700	$1.47	3d	1	1.09mi
80528 Avenida San Fernando Indio, CA	2.0	2.0	1257	$3,900	$3.10	45d	1	1.10mi
80538 Avenida Camarillo Indio, CA	2.0	2.0	1571	$2,500	$1.59	45d	1	1.10mi
80528 Avenida Camarillo Indio, CA	2.0	2.0	1374	$2,600	$1.89	45d	1	1.11mi
81211 Camino Lampazos Indio, CA	3.0	2.0	1756	$3,375	$1.92	18d	1	1.28mi
81145 Paludosa Dr Indio, CA	3.0	2.0	1823	$3,000	$1.65	23d	1	1.28mi
38757 Camino Aguacero Indio, CA	2.0	2.0	1321	$3,400	$2.57	20d	1	1.28mi
82193 Lemon Grove Ave Indio, CA	3.0	2.0	1600	$3,100	$1.94	45d	1	1.28mi
40201 Calle Santa Claudia Indio, CA	2.0	2.0	1571	$2,500	$1.59	45d	1	1.38mi
43615 Roebelenii Way Indio, CA	3.0	2.0	1508	$2,599	$1.72	14d	1	1.38mi
80181 Camino San Mateo Unit NA Indio, CA	2.0	2.0	1823	$3,200	$1.76	45d	1	1.45mi

HOA detail

• Monthly dues: $398 · $4,776/yr
• Likely covers: waterpoolsecurity

Listing history 7 events

1. 2026-06-02
   statusdays on market $355,000 Pending 47 DOM
2. 2026-06-01
   days on market $355,000 Active 46 DOM
3. 2026-05-31
   days on market $355,000 Active 45 DOM
4. 2026-05-19
   price $355,000 809-char remark

   Show marketing remark (809 chars)

   Priced to sell now! Fabulous opportunity to acquire a 2 bedroom. 2 bath, 1257 sq ft, country club home for only $365,000. Located in the active 55+ community of Del Webb Sun City in Indio, CA, this home is located on a quiet street and boasts a fully landscaped and colorful lot with gated courtyard entry and charming water fountain. Features include ceiling fans, two air conditioners including air conditioned garage, and Tesla solar panels. Community offers clubhouse, golf, restaurant, workout area, indoor lap pool and resort Pool and spa. Sun City Shadow Hills also offers a myriad of social activities. Conveniently located near I-10 and Jefferson street. A wonderful primary home and also a great investment property with long term and seasonal rental opportunities. Call listing agent for details.

5. 2026-04-28
   status Active 809-char remark

   Show marketing remark (809 chars)

   Priced to sell now! Fabulous opportunity to acquire a 2 bedroom. 2 bath, 1257 sq ft, country club home for only $365,000. Located in the active 55+ community of Del Webb Sun City in Indio, CA, this home is located on a quiet street and boasts a fully landscaped and colorful lot with gated courtyard entry and charming water fountain. Features include ceiling fans, two air conditioners including air conditioned garage, and Tesla solar panels. Community offers clubhouse, golf, restaurant, workout area, indoor lap pool and resort Pool and spa. Sun City Shadow Hills also offers a myriad of social activities. Conveniently located near I-10 and Jefferson street. A wonderful primary home and also a great investment property with long term and seasonal rental opportunities. Call listing agent for details.

6. 2026-04-22
   status Pending 809-char remark

   Show marketing remark (809 chars)

   Priced to sell now! Fabulous opportunity to acquire a 2 bedroom. 2 bath, 1257 sq ft, country club home for only $365,000. Located in the active 55+ community of Del Webb Sun City in Indio, CA, this home is located on a quiet street and boasts a fully landscaped and colorful lot with gated courtyard entry and charming water fountain. Features include ceiling fans, two air conditioners including air conditioned garage, and Tesla solar panels. Community offers clubhouse, golf, restaurant, workout area, indoor lap pool and resort Pool and spa. Sun City Shadow Hills also offers a myriad of social activities. Conveniently located near I-10 and Jefferson street. A wonderful primary home and also a great investment property with long term and seasonal rental opportunities. Call listing agent for details.

7. 2026-04-08
   listed $365,000 Active 809-char remark

   Show marketing remark (809 chars)

   Priced to sell now! Fabulous opportunity to acquire a 2 bedroom. 2 bath, 1257 sq ft, country club home for only $365,000. Located in the active 55+ community of Del Webb Sun City in Indio, CA, this home is located on a quiet street and boasts a fully landscaped and colorful lot with gated courtyard entry and charming water fountain. Features include ceiling fans, two air conditioners including air conditioned garage, and Tesla solar panels. Community offers clubhouse, golf, restaurant, workout area, indoor lap pool and resort Pool and spa. Sun City Shadow Hills also offers a myriad of social activities. Conveniently located near I-10 and Jefferson street. A wonderful primary home and also a great investment property with long term and seasonal rental opportunities. Call listing agent for details.

ⓘ 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: $5,889 · $491/mo
• Projected year-2 tax: $5,889 · $491/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 6 d/yr ≥114°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,844
• − Mortgage interest: −$19,886
• − Property taxes: −$5,889
• − Insurance: −$1,775
• − Repairs & maintenance: −$3,027
• − Management: −$3,027
• − HOA: −$4,776
• − Depreciation: −$10,327
• Taxable loss: −$10,864
• Est. tax savings @ 24.0%: +$2,607
• After-tax cash flow: $-2,276/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

-2.7% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $355,000 GPSMLS
• 2026-04-28 Relisted — GPSMLS
• 2026-04-22 Pending — GPSMLS
• 2026-04-08 Listed $365,000 GPSMLS

Property tax history

+4.0%/yr

Latest (2025): $5,889 · +1.9% YoY. Source: county tax records.