43835 Mezzelune Way · Indio, CA 92203

$399,000

2 bd · 2.0 ba · 1,886 sqft · SingleFamily public records · 134 Days on market

Built 2021 Good condition 7,174 sqft lot $212/sqft · 24% below area Est $527k · 24% under $300/mo HOA · 9% 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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• Rent growth +5.0/5.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• 1% rule +3.0/10.0
• Livability +2.7/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This solar panel home is located in the 55 and Better Community of Four Seasons at Terra Lago. Residents have access to amenities such as a clubhouse and fitness center. The home features tile flooring, window coverings, and carpeted bedrooms. The kitchen includes stainless-steel appliances, ample counter space, an extra-large pantry, and attractive cabinetry. The main bedroom offers a spacious bathroom with dual vanities and a large closet. Guest bedrooms and bathrooms are situated on the opposite side of the home for privacy. A third room may serve as an office. The property also includes a separate laundry room with storage cabinets and a large interior storage room for versatile use.

Key facts

• Fitness center
• Window coverings
• Clubhouse

Tags

• SOLAR PANEL HOME
• CLUBHOUSE
• FITNESS CENTER
• TILE FLOORING
• WINDOW COVERINGS
• STAINLESS-STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $399k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-568 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $319k (20.1% below list).
• Recommended offer: $299k (25.2% 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: 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); 537 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $3k of loan paydown is wiped out by about $12k 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 134 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $298,603 (25.2% 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 134 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.80% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.10%
• DSCR: 0.73
• GRM: 10.4

CMA / ARV

• ARV (median comp): $527,148
• List price: $399,000
• Delta: -24.31%
• 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
85613 Treviso Dr	0.16mi	2/2.0	1,736 (-8%)	0mo	$389,900	$225	79
43842 Treviso Dr	0.14mi	2/2.0	1,704 (-10%)	3mo	$415,000	$244	75
85494 Cortona Ct	0.12mi	2/2.0	1,704 (-10%)	4mo	$417,000	$245	75
85735 Burano Pl	0.16mi	2/2.0	1,704 (-10%)	6mo	$535,000	$314	72
43670 Treviso Dr	0.15mi	2/2.0	1,704 (-10%)	9mo	$375,000	$220	70
85549 Veneto Ln	0.07mi	2/2.5	2,166 (+15%)	4mo	$439,999	$203	66
85647 Veneto Ln	0.08mi	2/2.5	2,166 (+15%)	5mo	$535,000	$247	65
43595 Vacanza Ct	0.11mi	2/2.5	2,166 (+15%)	4mo	$566,000	$261	65
85571 Adria Dr	0.25mi	2/2.0	1,632 (-14%)	5mo	$410,000	$251	62
42801 Torno Pl	0.70mi	2/2.0	2,026 (+7%)	1mo	$515,000	$254	54
42963 Ascona Ln	0.57mi	2/2.5	2,152 (+14%)	2mo	$475,000	$221	46
42811 Torno Pl	0.69mi	2/3.0	2,166 (+15%)	4mo	$535,500	$247	35

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: -20.6%
• Equity multiple: 0.25×
• Total profit: $-83,762
• Equity at exit: $59,492

10-year hold

• IRR: -4.6%
• Equity multiple: 0.63×
• Total profit: $-41,885
• Equity at exit: $34,498

Cash invested: $111,720 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 11 under contract
• Months of supply: 4.6 mo (22%/mo absorbed)
• Median asking: $525,000 ($270/sqft)
• Median days on market: 127 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +3.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92203

• Home prices YoY: -25.0%
• Rents YoY: 11.6%
• Active inventory: 537
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,187 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$527 /mo · $6,325/yr
• Insurance: −$166
• HOA: −$300
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $-568

Break-even live

Break-even rent $3,906

Max offer price $298,603

Occupancy floor —

Sensitivity live

Price	-10% $-342	-5% $-455	+0% $-568	+5% $-681	+10% $-794
Rent	-10% $-820	-5% $-694	+0% $-568	+5% $-442	+10% $-317
Rate	-1.0pp $-367	-0.5pp $-467	base $-568	+0.5pp $-672	+1.0pp $-777

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: $99,750
• Closing costs: $11,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43720 Vacanza Ct Indio, CA	2.0	3.0	2152	$2,950	$1.37	2d	1	0.07mi
85494 Cortona Ct Indio, CA	2.0	2.0	1704	$3,500	$2.05	93d	1	0.09mi
43930 Arancia Way Indio, CA	2.0	2.0	2026	$3,500	$1.73	67d	1	0.11mi
85556 Molvena Dr Indio, CA	3.0	2.5	2506	$3,495	$1.39	67d	1	0.34mi
43001 Ascona Ln Indio, CA	2.0	2.0	1736	$3,000	$1.73	2d	1	0.54mi
84649 Pavone Way Indio, CA	3.0	2.0	2012	$3,800	$1.89	13d	1	1.03mi
84935 Corso Ct Indio, CA	2.0	2.5	2519	$4,500	$1.79	2d	1	1.05mi
41867 Regona Rd Indio, CA	2.0	2.5	2285	$5,500	$2.41	15d	1	1.13mi
86163 Grenache Ln Coachella, CA	3.0	3.0	1587	$2,750	$1.73	93d	1	1.20mi
86163 Grenache Ln Coachella, CA	3.0	3.0	1587	$2,750	$1.73	2d	1	1.20mi
42816 Dell Lago Ct Indio, CA	3.0	2.0	2012	$25,000	$12.43	93d	1	1.22mi
86147 Pinot Noir Ln Coachella, CA	3.0	2.5	1587	$2,600	$1.64	93d	1	1.25mi
45954 Meritage Ln Coachella, CA	2.0	2.0	1450	$2,300	$1.59	2d	1	1.27mi
86242 Pinot Noir Ln Coachella, CA	3.0	3.0	1587	$2,750	$1.73	15d	1	1.28mi
84330 Tramonto Way Indio, CA	3.0	2.0	1637	$3,645	$2.23	73d	1	1.39mi

HOA detail $300/mo · $3,600/yr

• Likely covers: gym

Listing history 50 events

1. 2026-08-08
   days on market $399,000 Active 134 DOM
2. 2026-08-06
   days on market $399,000 Active 132 DOM
3. 2026-08-05
   days on market $399,000 Active 131 DOM
4. 2026-08-04
   days on market $399,000 Active 130 DOM
5. 2026-08-03
   days on market $399,000 Active 129 DOM
6. 2026-07-31
   days on market $399,000 Active 126 DOM
7. 2026-07-30
   days on market $399,000 Active 125 DOM
8. 2026-07-30
   days on market $399,000 Active 124 DOM
9. 2026-07-28
   days on market $399,000 Active 123 DOM
10. 2026-07-26
    days on market $399,000 Active 121 DOM
11. 2026-07-24
    days on market $399,000 Active 119 DOM
12. 2026-07-23
    days on market $399,000 Active 118 DOM
13. 2026-07-22
    days on market $399,000 Active 117 DOM
14. 2026-07-21
    days on market $399,000 Active 116 DOM
15. 2026-07-20
    days on market $399,000 Active 115 DOM
16. 2026-07-18
    days on market $399,000 Active 113 DOM
17. 2026-07-18
    days on market $399,000 Active 112 DOM
18. 2026-07-16
    days on market $399,000 Active 111 DOM
19. 2026-07-15
    days on market $399,000 Active 110 DOM
20. 2026-07-14
    days on market $399,000 Active 109 DOM
21. 2026-07-13
    days on market $399,000 Active 108 DOM
22. 2026-07-13
    days on market $399,000 Active 107 DOM
23. 2026-07-11
    days on market $399,000 Active 106 DOM
24. 2026-07-10
    days on market $399,000 Active 105 DOM
25. 2026-07-09
    days on market $399,000 Active 104 DOM
26. 2026-07-07
    days on market $399,000 Active 102 DOM
27. 2026-07-06
    days on market $399,000 Active 101 DOM
28. 2026-07-06
    days on market $399,000 Active 100 DOM
29. 2026-07-05
    days on market $399,000 Active 99 DOM
30. 2026-07-03
    days on market $399,000 Active 98 DOM
31. 2026-07-02
    days on market $399,000 Active 97 DOM
32. 2026-07-01
    days on market $399,000 Active 96 DOM
33. 2026-06-30
    days on market $399,000 Active 95 DOM
34. 2026-06-29
    days on market $399,000 Active 94 DOM
35. 2026-06-28
    days on market $399,000 Active 93 DOM
36. 2026-06-27
    days on market $399,000 Active 92 DOM
37. 2026-06-26
    days on market $399,000 Active 91 DOM
38. 2026-06-24
    days on market $399,000 Active 89 DOM
39. 2026-06-22
    days on market $399,000 Active 87 DOM
40. 2026-06-21
    days on market $399,000 Active 86 DOM
41. 2026-06-18
    days on market $399,000 Active 83 DOM
42. 2026-06-17
    days on market $399,000 Active 82 DOM
43. 2026-06-16
    days on market $399,000 Active 81 DOM
44. 2026-06-15
    days on market $399,000 Active 80 DOM
45. 2026-06-13
    remarks 699-char remark
46. 2026-06-13
    days on market $399,000 Active 78 DOM
47. 2026-06-09
    days on market $399,000 Active 74 DOM
48. 2026-06-08
    days on market $399,000 Active 73 DOM
49. 2026-06-07
    days on market $399,000 Active 72 DOM
50. 2026-06-04
    days on market $399,000 Active 69 DOM

ⓘ 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: $6,325 · $527/mo
• Projected year-2 tax: $6,325 · $527/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 · 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: $38,239
• − Mortgage interest: −$22,350
• − Property taxes: −$6,325
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,059
• − Management: −$3,059
• − HOA: −$3,600
• − Depreciation: −$11,607
• Taxable loss: −$13,757
• Est. tax savings @ 24.0%: +$3,302
• After-tax cash flow: $-3,518/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $9,430–$28,290 screening

This single-family home is in good condition with minimal repairs needed. It offers a good balance of curb appeal and interior features, making it a solid investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and adding curb appeal features — Improves the home's visual appeal and marketability. ↑
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and adds value for potential buyers. ↑
• Resale Upgrading the bathroom fixtures — Enhances the bathroom's functionality and appeal for potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Andrew Jackson Elementary Middle Desert Ridge Academy C CA #98/498 Nat'l #3,558/14,009 High Shadow Hills High F CA #498/1,170 Nat'l #7,907/17,239

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

D Composite livability gradescore 53/100

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 · 2,664,475 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: 20% of renters

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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%

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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%

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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

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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

+21.7% since first listed

18 events — show timeline

• 2026-03-25 Listed $409,000 GPSMLS
• 2025-12-05 Listing Removed — GPSMLS
• 2025-11-15 Price Changed $390,000 GPSMLS
• 2025-11-15 Relisted — GPSMLS
• 2025-11-07 Pending — GPSMLS
• 2025-11-05 Price Changed $395,000 GPSMLS
• 2025-10-06 Price Changed $429,000 GPSMLS
• 2025-09-15 Listed $445,000 GPSMLS
• 2025-09-14 Coming Soon — GPSMLS
• 2024-10-25 Pending — GPSMLS
• 2024-10-14 Listing Removed — GPSMLS
• 2024-10-14 Listing Removed — GPSMLS
• 2024-07-15 Listed $435,000 GPSMLS
• 2022-02-08 Price Changed $2,599 RENT.
• 2021-10-28 Sold (MLS) $369,894 GPSMLS
• 2021-03-30 Price Changed $338,990 GPSMLS
• 2021-03-30 Pending — GPSMLS
• 2021-03-26 Listed $335,990 GPSMLS

Property tax history

+4.8%/yr

Latest (2025): $6,325 · +2.6% YoY. Source: county tax records.