42963 Ascona Ln · Indio, CA 92203

$475,000

2 bd · 2.5 ba · 2,152 sqft · SingleFamily public records · 111 Days on market

Built 2021 7,405 sqft lot $221/sqft · 16% below area Est $566k · 16% under $300/mo HOA · 8% of rent ↓ 8% 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 +14.8/15.0
• Cash flow +6.6/30.0
• Rent growth +5.0/5.0
• Schools +3.8/10.0
• Livability +2.7/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE TO SELL SEND ALL OFFERS!! Discover this Like-New Mecca Hills Floor plan nestled behind the gates of Four Seasons-Terra Lago! This stunning corner lot built in 2021 offers resort-style living at its best. Featuring 2-bedrooms, 2.5 baths, and a versatile den, this beautifully designed home offers a sweeping open concept with a great room and dining area perfect for entertaining. The chef's kitchen delivers a large island, granite slab countertops, stainless steel appliances and walk- in pantry. The spacious primary suite includes plush carpeting, a large walk-in closet, and en-suite bath with dual sinks and a generous walk-in shower. Additional highlights are custom window treatments for added style and comfort, wood-look vinyl flooring throughout except in the bedrooms and den, the primary bedroom and guest bedroom are well separated for privacy and a convenient laundry room with a sink and storage cabinets. Step out into your Beautifully landscaped private backyard featuring a putting green to enjoy! Four Seasons -Terra Lago offers an array of amenities such as an impressive resort-style pool and spa, state-of-the art fitness center, 4 tennis courts, 3 pickleball courts & a half-court for basketball, bocce ball court and much more! Come experience the life-style Four Seasons-Terra Lago offers. You won't be disappointed.

Key facts

• Large island
• Walk in pantry
• Corner lot

Tags

• CORNER LOT
• CHEF'S KITCHEN
• LARGE ISLAND
• GRANITE SLAB COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK IN PANTRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $-789 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $336k (29.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $360k (24.2% below list).
• Recommended offer: $336k (29.3% 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, 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); 441 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 44% 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 $3k of loan paydown is wiped out by about $14k 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 111 days — a 9% lower offer ($432k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $335,629 (29.3% 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 111 days. Have you received any prior offers? Is the seller open to a 29% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 4.30%
• Cash-on-cash: -7.12%
• DSCR: 0.68
• GRM: 11.0

CMA / ARV

• ARV (median comp): $566,429
• List price: $475,000
• Delta: -16.14%
• 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
42963 Ascona Ln	0.00mi	2/2.5	2,152 (0%)	0mo	$475,000	$221	100
42811 Torno Pl	0.12mi	2/3.0	2,166 (+1%)	3mo	$535,500	$247	89
42695 Torno Pl	0.19mi	2/2.0	2,166 (+1%)	2mo	$627,000	$289	86
43038 Ascona Ln	0.05mi	2/2.0	2,059 (-4%)	9mo	$625,000	$304	81
43595 Vacanza Ct	0.50mi	2/2.5	2,166 (+1%)	3mo	$566,000	$261	74
85549 Veneto Ln	0.56mi	2/2.5	2,166 (+1%)	3mo	$439,999	$203	71
85041 Stazzano Pl	0.23mi	2/2.0	2,019 (-6%)	9mo	$480,000	$238	70
85011 Stazzano Pl	0.27mi	3/2.0 (+1)	2,002 (-7%)	0mo	$575,000	$287	69
85647 Veneto Ln	0.65mi	2/2.5	2,166 (+1%)	4mo	$535,000	$247	66
85606 Molvena Dr	0.36mi	2/2.5	2,317 (+8%)	8mo	$525,000	$227	64
85557 Veneto Ln	0.56mi	2/2.0	2,018 (-6%)	8mo	$480,000	$238	54
85568 Brovello Dr	0.46mi	3/2.0 (+1)	2,026 (-6%)	9mo	$580,000	$286	54

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: -22.5%
• Equity multiple: 0.19×
• Total profit: $-107,921
• Equity at exit: $70,824

10-year hold

• IRR: -6.8%
• Equity multiple: 0.47×
• Total profit: $-70,980
• Equity at exit: $41,069

Cash invested: $133,000 (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: 441
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $3,600 high
• Mortgage (P&I): −$2,491
• Tax from tax record: −$644 /mo · $7,733/yr
• Insurance: −$198
• HOA: −$300
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $-789

Break-even live

Break-even rent $4,599

Max offer price $335,629

Occupancy floor —

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85556 Molvena Dr Indio, CA	3.0	2.5	2506	$3,495	$1.39	18d	1	0.28mi
85494 Cortona Ct Indio, CA	2.0	2.0	1704	$3,500	$2.05	44d	1	0.46mi
84935 Corso Ct Indio, CA	2.0	2.5	2519	$5,200	$2.06	1d	1	0.51mi
41867 Regona Rd Indio, CA	2.0	2.5	2285	$5,500	$2.41	1d	1	0.59mi
84649 Pavone Way Indio, CA	3.0	2.0	2012	$3,950	$1.96	24d	1	0.63mi
43930 Arancia Way Indio, CA	2.0	2.0	2026	$3,500	$1.73	18d	1	0.65mi
42816 Dell Lago Ct Indio, CA	3.0	2.0	2012	$25,000	$12.43	44d	1	0.78mi
84330 Tramonto Way Indio, CA	3.0	2.0	1637	$3,645	$2.23	24d	1	0.99mi
84175 Tramonto Way Indio, CA	3.0	2.0	1737	$3,500	$2.01	15d	1	1.12mi
42811 Incantata Pl Indio, CA	3.0	2.0	1720	$3,750	$2.18	44d	1	1.27mi

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: poolgym

Listing history 17 events

1. 2026-05-04
   status Pending 1354-char remark

   Show marketing remark (1354 chars)

   PRICE TO SELL SEND ALL OFFERS!! Discover this Like-New Mecca Hills Floor plan nestled behind the gates of Four Seasons-Terra Lago! This stunning corner lot built in 2021 offers resort-style living at its best. Featuring 2-bedrooms, 2.5 baths, and a versatile den, this beautifully designed home offers a sweeping open concept with a great room and dining area perfect for entertaining. The chef's kitchen delivers a large island, granite slab countertops, stainless steel appliances and walk- in pantry. The spacious primary suite includes plush carpeting, a large walk-in closet, and en-suite bath with dual sinks and a generous walk-in shower. Additional highlights are custom window treatments for added style and comfort, wood-look vinyl flooring throughout except in the bedrooms and den, the primary bedroom and guest bedroom are well separated for privacy and a convenient laundry room with a sink and storage cabinets. Step out into your Beautifully landscaped private backyard featuring a putting green to enjoy! Four Seasons -Terra Lago offers an array of amenities such as an impressive resort-style pool and spa, state-of-the art fitness center, 4 tennis courts, 3 pickleball courts & a half-court for basketball, bocce ball court and much more! Come experience the life-style Four Seasons-Terra Lago offers. You won't be disappointed.

2. 2026-04-13
   status Active 1354-char remark

   Show marketing remark (1354 chars)

   PRICE TO SELL SEND ALL OFFERS!! Discover this Like-New Mecca Hills Floor plan nestled behind the gates of Four Seasons-Terra Lago! This stunning corner lot built in 2021 offers resort-style living at its best. Featuring 2-bedrooms, 2.5 baths, and a versatile den, this beautifully designed home offers a sweeping open concept with a great room and dining area perfect for entertaining. The chef's kitchen delivers a large island, granite slab countertops, stainless steel appliances and walk- in pantry. The spacious primary suite includes plush carpeting, a large walk-in closet, and en-suite bath with dual sinks and a generous walk-in shower. Additional highlights are custom window treatments for added style and comfort, wood-look vinyl flooring throughout except in the bedrooms and den, the primary bedroom and guest bedroom are well separated for privacy and a convenient laundry room with a sink and storage cabinets. Step out into your Beautifully landscaped private backyard featuring a putting green to enjoy! Four Seasons -Terra Lago offers an array of amenities such as an impressive resort-style pool and spa, state-of-the art fitness center, 4 tennis courts, 3 pickleball courts & a half-court for basketball, bocce ball court and much more! Come experience the life-style Four Seasons-Terra Lago offers. You won't be disappointed.

3. 2026-01-31
   historical Active Under Contract 1354-char remark

   Show marketing remark (1354 chars)

   PRICE TO SELL SEND ALL OFFERS!! Discover this Like-New Mecca Hills Floor plan nestled behind the gates of Four Seasons-Terra Lago! This stunning corner lot built in 2021 offers resort-style living at its best. Featuring 2-bedrooms, 2.5 baths, and a versatile den, this beautifully designed home offers a sweeping open concept with a great room and dining area perfect for entertaining. The chef's kitchen delivers a large island, granite slab countertops, stainless steel appliances and walk- in pantry. The spacious primary suite includes plush carpeting, a large walk-in closet, and en-suite bath with dual sinks and a generous walk-in shower. Additional highlights are custom window treatments for added style and comfort, wood-look vinyl flooring throughout except in the bedrooms and den, the primary bedroom and guest bedroom are well separated for privacy and a convenient laundry room with a sink and storage cabinets. Step out into your Beautifully landscaped private backyard featuring a putting green to enjoy! Four Seasons -Terra Lago offers an array of amenities such as an impressive resort-style pool and spa, state-of-the art fitness center, 4 tennis courts, 3 pickleball courts & a half-court for basketball, bocce ball court and much more! Come experience the life-style Four Seasons-Terra Lago offers. You won't be disappointed.

4. 2026-01-13
   historical

   Show marketing remark (1354 chars)

   PRICE TO SELL SEND ALL OFFERS!! Discover this Like-New Mecca Hills Floor plan nestled behind the gates of Four Seasons-Terra Lago! This stunning corner lot built in 2021 offers resort-style living at its best. Featuring 2-bedrooms, 2.5 baths, and a versatile den, this beautifully designed home offers a sweeping open concept with a great room and dining area perfect for entertaining. The chef's kitchen delivers a large island, granite slab countertops, stainless steel appliances and walk- in pantry. The spacious primary suite includes plush carpeting, a large walk-in closet, and en-suite bath with dual sinks and a generous walk-in shower. Additional highlights are custom window treatments for added style and comfort, wood-look vinyl flooring throughout except in the bedrooms and den, the primary bedroom and guest bedroom are well separated for privacy and a convenient laundry room with a sink and storage cabinets. Step out into your Beautifully landscaped private backyard featuring a putting green to enjoy! Four Seasons -Terra Lago offers an array of amenities such as an impressive resort-style pool and spa, state-of-the art fitness center, 4 tennis courts, 3 pickleball courts & a half-court for basketball, bocce ball court and much more! Come experience the life-style Four Seasons-Terra Lago offers. You won't be disappointed.

5. 2026-01-13
   listed $475,000 Active 1354-char remark

   Show marketing remark (1354 chars)

   PRICE TO SELL SEND ALL OFFERS!! Discover this Like-New Mecca Hills Floor plan nestled behind the gates of Four Seasons-Terra Lago! This stunning corner lot built in 2021 offers resort-style living at its best. Featuring 2-bedrooms, 2.5 baths, and a versatile den, this beautifully designed home offers a sweeping open concept with a great room and dining area perfect for entertaining. The chef's kitchen delivers a large island, granite slab countertops, stainless steel appliances and walk- in pantry. The spacious primary suite includes plush carpeting, a large walk-in closet, and en-suite bath with dual sinks and a generous walk-in shower. Additional highlights are custom window treatments for added style and comfort, wood-look vinyl flooring throughout except in the bedrooms and den, the primary bedroom and guest bedroom are well separated for privacy and a convenient laundry room with a sink and storage cabinets. Step out into your Beautifully landscaped private backyard featuring a putting green to enjoy! Four Seasons -Terra Lago offers an array of amenities such as an impressive resort-style pool and spa, state-of-the art fitness center, 4 tennis courts, 3 pickleball courts & a half-court for basketball, bocce ball court and much more! Come experience the life-style Four Seasons-Terra Lago offers. You won't be disappointed.

6. 2025-12-12
   price $475,000
7. 2025-11-23
   price $499,000
8. 2025-10-10
   listed $529,000 Active
9. 2025-03-19
   listed $535,000 Active
10. 2025-03-19
    historical
11. 2025-02-03
    listed $565,000 Active
12. 2023-03-30
    soldstatus $494,115 Closed
13. 2023-02-14
    status Pending
14. 2023-01-25
    price $497,990
15. 2023-01-18
    price $467,990
16. 2022-12-21
    price $499,990
17. 2022-12-08
    listed $517,700 Active

ⓘ 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: $7,733 · $644/mo
• Projected year-2 tax: $7,733 · $644/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 18 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: $43,206
• − Mortgage interest: −$26,607
• − Property taxes: −$7,733
• − Insurance: −$2,375
• − Repairs & maintenance: −$3,456
• − Management: −$3,456
• − HOA: −$3,600
• − Depreciation: −$13,818
• Taxable loss: −$17,841
• Est. tax savings @ 24.0%: +$4,282
• After-tax cash flow: $-5,185/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

-8.2% since first listed

17 events — show timeline

• 2026-05-04 Pending — GPSMLS
• 2026-04-13 Relisted — GPSMLS
• 2026-01-31 Contingent — GPSMLS
• 2026-01-13 Listing Removed — GPSMLS
• 2026-01-13 Listed $475,000 GPSMLS
• 2025-12-12 Price Changed $475,000 GPSMLS
• 2025-11-23 Price Changed $499,000 GPSMLS
• 2025-10-10 Listed $529,000 GPSMLS
• 2025-03-19 Listing Removed — GPSMLS
• 2025-03-19 Listed $535,000 GPSMLS
• 2025-02-03 Listed $565,000 GPSMLS
• 2023-03-30 Sold (MLS) $494,115 GPSMLS
• 2023-02-14 Pending — GPSMLS
• 2023-01-25 Price Changed $497,990 GPSMLS
• 2023-01-18 Price Changed $467,990 GPSMLS
• 2022-12-21 Price Changed $499,990 GPSMLS
• 2022-12-08 Listed $517,700 GPSMLS

Property tax history

+45.4%/yr

Latest (2025): $7,733 · +2.0% YoY. Source: county tax records.