84136 Avenue 44 #61 · Indio, CA 92203

$120,000

1 bd · 1.0 ba · 400 sqft · Manufactured · 142 Days on market

3,049 sqft lot $300/sqft · 17% above area Est $103k · 17% over $525/mo HOA · 31% of rent

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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).

• Cash flow +18.0/30.0
• 1% rule +9.3/10.0
• DSCR +5.7/10.0
• Rent growth +5.0/5.0
• Schools +3.8/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located on one of the largest and most private lots in Rancho Casa Blanca, this beautifully maintained park model sits at the end of a quiet cul-de-sac, offering exceptional peace and privacy. The home features one of the largest decks in the entire community, perfect for outdoor entertaining, relaxing, or simply enjoying the serene surroundings. Designed for both comfort and functionality, the home includes a washer and dryer, a storage shed, and thoughtful use of space throughout. Whether you're hosting friends or enjoying a quiet retreat, this property truly has it all. Set within the highly desirable Rancho Casa Blanca community, residents enjoy an unmatched resort-style lifestyle with free year-round golf, a fully equipped fitness center, pickleball and tennis courts, and multiple pools and spas. Additional amenities include bocce ball, billiards, horseshoes, and two large clubhouses plus four satellite buildings offering over 60 clubs and classes. The community is guard-gated with regular security patrols, providing added peace of mind. Whether you're looking to stay active or unwind in a tranquil setting, this home offers the perfect blend of comfort, privacy, and vibrant community living — and with a golf cart, getting around is a breeze.

Key facts

• Outdoor entertaining
• Washer and dryer
• Storage shed

Tags

• LARGEST AND MOST PRIVATE LOTS
• LARGEST DECKS
• OUTDOOR ENTERTAINING
• WASHER AND DRYER
• STORAGE SHED
• RANCHO CASA BLANCA COMMUNITY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 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 $830 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 + 8.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $120k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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. 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: 1.43% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 5.8

CMA / ARV

• ARV (median comp): $103,000
• List price: $120,000
• Delta: 16.50%
• Verdict: OVERPRICED
• 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	0.05mi	1/1.0	400 (0%)	2mo	$125,000	$313	96
84136 Ave 44, #29 #29	0.17mi	1/1.0	400 (0%)	1mo	$90,000	$225	91
84136 Avenue 44 #477	0.20mi	1/1.0	400 (0%)	1mo	$95,000	$238	90
84136 Ave 44, #567 #567	0.20mi	1/1.0	400 (0%)	2mo	$90,000	$225	89
84136 Ave 44, 658 #658	0.22mi	1/1.0	400 (0%)	3mo	$102,500	$256	87
84136 Ave 44, #262 #262	0.29mi	1/1.0	400 (0%)	0mo	$192,500	$481	86
84136 Ave 44, 675 #675	0.26mi	1/1.0	400 (0%)	3mo	$205,000	$513	86
84136 Ave 44, #744 #744	0.27mi	1/1.0	400 (0%)	2mo	$176,000	$440	86
754 Ave 44 #754	0.25mi	1/1.0	400 (0%)	3mo	$101,500	$254	86
84136 84136 Avenue 44, #325 #325	0.28mi	1/1.0	400 (0%)	2mo	$79,000	$198	85
84136 Avenue 44, #449 #449	0.29mi	1/1.0	400 (0%)	3mo	$230,000	$575	84
84136 Ave 44, #385 #385	0.32mi	1/1.0	400 (0%)	3mo	$178,000	$445	83

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,474
• Equity at exit: $17,892

10-year hold

• IRR: 13.5%
• Equity multiple: 2.42×
• Total profit: $47,855
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$50
• HOA: −$525
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $104

Break-even live

Break-even rent $1,580

Max offer price $120,000

Occupancy floor 89%

Sensitivity live

Price	-10% $172	-5% $138	+0% $104	+5% $70	+10% $36
Rent	-10% $-31	-5% $37	+0% $104	+5% $172	+10% $240
Rate	-1.0pp $165	-0.5pp $135	base $104	+0.5pp $73	+1.0pp $42

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $525 · $6,300/yr
• Likely covers: poolgymsecurity

Listing history 18 events

1. 2026-06-21
   days on market $120,000 Active 142 DOM
2. 2026-06-18
   days on market $120,000 Active 139 DOM
3. 2026-06-17
   days on market $120,000 Active 138 DOM
4. 2026-06-16
   days on market $120,000 Active 137 DOM
5. 2026-06-15
   days on market $120,000 Active 136 DOM
6. 2026-06-13
   days on market $120,000 Active 134 DOM
7. 2026-06-09
   days on market $120,000 Active 130 DOM
8. 2026-06-08
   days on market $120,000 Active 129 DOM
9. 2026-06-07
   days on market $120,000 Active 128 DOM
10. 2026-06-04
    days on market $120,000 Active 125 DOM
11. 2026-06-03
    days on market $120,000 Active 124 DOM
12. 2026-06-02
    days on market $120,000 Active 123 DOM
13. 2026-06-01
    days on market $120,000 Active 122 DOM
14. 2026-05-31
    days on market $120,000 Active 121 DOM
15. 2026-01-30
    listed $120,000 Active 1272-char remark

    Show marketing remark (1272 chars)

    Located on one of the largest and most private lots in Rancho Casa Blanca, this beautifully maintained park model sits at the end of a quiet cul-de-sac, offering exceptional peace and privacy. The home features one of the largest decks in the entire community, perfect for outdoor entertaining, relaxing, or simply enjoying the serene surroundings. Designed for both comfort and functionality, the home includes a washer and dryer, a storage shed, and thoughtful use of space throughout. Whether you're hosting friends or enjoying a quiet retreat, this property truly has it all. Set within the highly desirable Rancho Casa Blanca community, residents enjoy an unmatched resort-style lifestyle with free year-round golf, a fully equipped fitness center, pickleball and tennis courts, and multiple pools and spas. Additional amenities include bocce ball, billiards, horseshoes, and two large clubhouses plus four satellite buildings offering over 60 clubs and classes. The community is guard-gated with regular security patrols, providing added peace of mind. Whether you're looking to stay active or unwind in a tranquil setting, this home offers the perfect blend of comfort, privacy, and vibrant community living — and with a golf cart, getting around is a breeze.

16. 2019-04-03
    soldstatus $42,000
17. 1998-03-20
    soldstatus $21,000
18. 1989-08-07
    soldstatus $27,500

ⓘ 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: $527 · $44/mo
• Projected year-2 tax: $912 · $76/mo
• Expected delta: +$385/yr (+$32/mo · 73.1%)

ⓘ 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: −$6,722
• − Property taxes: −$527
• − Insurance: −$600
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − HOA: −$6,300
• − Depreciation: −$3,491
• Taxable loss: −$383
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $1,343/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

+336.4% since first listed

4 events — show timeline

• 2026-01-30 Listed $120,000 GPSMLS
• 2019-04-03 Sold (Public Records) $42,000 Public Records
• 1998-03-20 Sold (Public Records) $21,000 Public Records
• 1989-08-07 Sold (Public Records) $27,500 Public Records

Property tax history

+1.5%/yr

Latest (2014): $527 · +0.4% YoY. Source: county tax records.