83558 Tourmaline · Indio, CA 92201

$349,500

4 bd · 2.0 ba · 1,752 sqft · SingleFamily public records · 29 Days on market

Built 1965 6,970 sqft lot Est $538k · 35% under

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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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.9/10.0
• 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

Listing remarks

Charming single-story home located in an established Indio neighborhood with great access to shopping, dining, schools, and major commuter routes. The property features attractive desert landscaping, excellent curb appeal, and an attached 2-car garage. Ideal opportunity for an owner-user or investor looking to add value in a growing Coachella Valley market. Property is currently occupied. Shown by appointment only with minimum 24-hour notice. Please do not disturb occupant.

Key facts

• Access to schools
• Access to shopping
• Curb appeal

Tags

• DESERT LANDSCAPING
• CURB APPEAL
• ESTABLISHED NEIGHBORHOOD
• ACCESS TO SHOPPING
• ACCESS TO DINING
• ACCESS TO SCHOOLS

Property features AI

Finance

• Other: Single-unit property
• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached 2-car garage; 2 total parking spaces
• Utilities: Public sewer
• Home design: House; Single-story; Has a view
• Construction: Year built (per assessor); No common walls
• Exterior features: Desert-front lot; No pool

Interior

• Bedrooms: Bedrooms located on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: One-level home with front door entry; Main level has 1 bedroom and 1 bathroom; All bedrooms on the main floor; Living room fireplace
• Laundry & utility: Laundry area in the kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $344k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $4,149/mo this rent would consume 75% 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 $10k 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 + 3.3% rent growth), your $98k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $350k implies a 742% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $344,257 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — 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: 1.19% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.17%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $537,864
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
83631 Mesquite Ave	0.24mi	4/2.0	1,700 (-3%)	13mo	$440,000	$259	73
83606 Dillon Ave	0.06mi	3/2.0 (-1)	1,610 (-8%)	11mo	$484,000	$301	69
43175 Avenida Estrella	0.63mi	4/2.0	1,719 (-2%)	1mo	$550,000	$320	67
83773 Salva Ct	0.63mi	3/2.0 (-1)	1,719 (-2%)	3mo	$555,000	$323	60
83309 Emerald Ave	0.25mi	4/3.0	1,630 (-7%)	20mo	$500,000	$307	56
43820 Cape Cod Ct	0.51mi	5/2.0 (+1)	1,915 (+9%)	5mo	$585,000	$305	52
83856 Avenida Serena	0.73mi	3/2.0 (-1)	1,512 (-14%)	17mo	$485,000	$321	23

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: 3.5%
• Equity multiple: 1.13×
• Total profit: $13,104
• Equity at exit: $52,112

10-year hold

• IRR: 13.3%
• Equity multiple: 2.07×
• Total profit: $105,074
• Equity at exit: $30,218

Cash invested: $97,860 (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: 7.0×

Monthly cashflow live

• Estimated rent: $4,149 high
• Mortgage (P&I): −$1,833
• Tax from tax record: −$226 /mo · $2,711/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$871
• Net cashflow: $1,074

Break-even live

Break-even rent $2,790

Max offer price $349,500

Occupancy floor 69%

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: $87,375
• Closing costs: $10,485
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
83907 Avenida Serena Indio, CA	4.0	2.0	1765	$3,200	$1.81	44d	1	0.72mi
83952 Artemisa Ct Indio, CA	3.0	2.0	1305	$4,200	$3.22	44d	1	0.73mi
83952 Artemisa Ct Indio, CA	3.0	2.0	1305	$4,200	$3.22	5d	1	0.73mi
83721 Mirabella Dr Indio, CA	3.0	2.5	1995	$5,000	$2.51	44d	1	0.73mi
42696 Saragoza Ct Indio, CA	4.0	3.0	2502	$3,195	$1.28	3d	1	0.82mi
42811 Incantata Pl Indio, CA	3.0	2.0	1720	$3,750	$2.18	44d	1	0.89mi
42753 Della Pl Indio, CA	4.0	3.0	2338	$6,500	$2.78	5d	1	0.93mi
42753 Della Pl Indio, CA	4.0	3.0	2338	$6,000	$2.57	44d	1	0.93mi
84175 Tramonto Way Indio, CA	3.0	2.0	1737	$3,500	$2.01	15d	1	0.96mi
84330 Tramonto Way Indio, CA	3.0	2.0	1637	$3,645	$2.23	24d	1	1.01mi
84136 Olona Ct Indio, CA	4.0	3.0	1920	$5,000	$2.60	44d	1	1.02mi
43784 Riunione Pl Indio, CA	5.0	2.0	2200	$5,500	$2.50	44d	1	1.11mi
83631 Himilaya Dr Indio, CA	3.0	2.0	1930	$3,300	$1.71	44d	1	1.12mi
42942 Dell Lago Ct Indio, CA	4.0	3.0	2234	$10,500	$4.70	44d	1	1.18mi
42816 Dell Lago Ct Indio, CA	3.0	2.0	2012	$25,000	$12.43	44d	1	1.21mi
43073 Traccia Way Indio, CA	4.0	3.0	2234	$5,995	$2.68	44d	1	1.21mi
43426 Lago Breeza Dr Indio, CA	4.0	3.0	2431	$4,000	$1.65	11d	1	1.23mi
84649 Pavone Way Indio, CA	3.0	2.0	2012	$3,950	$1.96	24d	1	1.26mi
84644 Pavone Way Indio, CA	4.0	3.0	2472	$5,500	$2.22	44d	1	1.27mi
83458 Tropical Whisper Ct Indio, CA	3.0	2.5	1689	$3,300	$1.95	12d	1	1.35mi
82193 Lemon Grove Ave Indio, CA	3.0	2.0	1600	$3,100	$1.94	44d	1	1.45mi

Listing history 12 events

1. 2026-06-15
   days on market $349,500 Active 29 DOM
2. 2026-06-13
   days on market $349,500 Active 27 DOM
3. 2026-06-09
   days on market $349,500 Active 24 DOM
4. 2026-06-08
   days on market $349,500 Active 23 DOM
5. 2026-06-07
   days on market $349,500 Active 22 DOM
6. 2026-06-04
   days on market $349,500 Active 20 DOM
7. 2026-06-03
   days on market $349,500 Active 19 DOM
8. 2026-06-02
   days on market $349,500 Active 18 DOM
9. 2026-06-01
   days on market $349,500 Active 17 DOM
10. 2026-05-31
    days on market $349,500 Active 16 DOM
11. 2026-05-15
    listed $349,500 Active
12. 1978-02-01
    soldstatus $41,500

ⓘ 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: $2,711 · $226/mo
• Projected year-2 tax: $2,711 · $226/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 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: $49,793
• − Mortgage interest: −$19,577
• − Property taxes: −$2,711
• − Insurance: −$1,748
• − Repairs & maintenance: −$3,983
• − Management: −$3,983
• − Depreciation: −$10,167
• Taxable income: $7,622
• Est. tax owed @ 24.0%: −$1,829
• After-tax cash flow: $11,054/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

+742.2% since first listed

2 events — show timeline

• 2026-05-15 Listed $349,500 CRMLS
• 1978-02-01 Sold (Public Records) $41,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,711 · +0.9% YoY. Source: county tax records.