84250 Indio Springs Pkwy #275 · Indio, CA 92203

$39,500

1 bd · None ba · 450 sqft · Manufactured · 261 Days on market

Manufactured home Built 1980 Fair condition 1,307 sqft lot $88/sqft · 61% below area $307/mo HOA · 22% of rent

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +4.6/10.0
• Livability +2.7/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.0

Listing remarks MLS

This is a Lot within the gates of Indio Springs RV resort/ Happy Wanderer RV park. YOU OWN THE LAND WITH AN HOA PER MONTH. This lot has a 1980 Park Model RV being sold as is were is. RV is licensed thru the DMV. The park is a 55 plus and is not a full time park. As an owner you can live in the unit 9 months per calendar year or rent it out. Unit is a 1 bed 1 bath with an extra side room for a office/ hobby room etc. A very nice covered deck with a shed also on the lot. Community offers a very nice club house, 2 community pools, Spa, laundry rooms, card room, pool table, craft rooms, etc. Included in the HOA is water, trash, internet, basic cable, community pools and spa. Electric is billed monthly.

Key facts

• Covered deck
• Hobby room
• Craft rooms

Tags

• COVERED DECK
• COMMUNITY POOLS
• CLUB HOUSE
• HOBBY ROOM
• CRAFT ROOMS

🏷️ Possibly a rental listed for sale. The $39,500 price doesn't fit this home's estimated sale value (~$102,500) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath manufactured listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.8% vs local median 4.1% 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, 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); 639 active listings in the ZIP; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent is only 17% of the median local income ($97k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $273 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 3.50% ✓
• Cap rate: 21.83%
• Cash-on-cash: 55.48%
• DSCR: 3.47
• GRM: 2.4

CMA / ARV

• ARV (median comp): $102,500
• List price: $39,500
• Delta: -61.46%
• 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
84250 Indio Springs Dr #23	0.09mi	1/1.0	400 (-11%)	8mo	$65,000	$163	71
84136 Ave 44 #122	0.60mi	1/1.0	400 (-11%)	6mo	$125,000	$313	49
84136 Ave 44, #53 #53	0.60mi	1/1.0	400 (-11%)	8mo	$86,000	$215	47
84136 Avenue 44, #627 #627	0.74mi	1/1.0	400 (-11%)	0mo	$115,000	$288	47
84136 Ave 44, #466 #466	0.74mi	1/1.0	400 (-11%)	0mo	$170,000	$425	46
84136 Ave 44, #29 #29	0.73mi	1/1.0	400 (-11%)	4mo	$90,000	$225	44
84136 Avenue 44 #477	0.74mi	1/1.0	400 (-11%)	4mo	$95,000	$238	44
84136 Ave 44, #567 #567	0.74mi	1/1.0	400 (-11%)	5mo	$90,000	$225	43
84136 Avenue 44 #281	0.71mi	1/1.0	400 (-11%)	7mo	$185,000	$463	43
84136 Avenue 44 #691 #691	0.74mi	1/1.0	400 (-11%)	6mo	$103,500	$259	42
84136 Avenue 44 #688	0.74mi	1/1.0	400 (-11%)	7mo	$185,000	$463	41
84136 Avenue 44 #581	0.74mi	1/1.0	400 (-11%)	7mo	$97,000	$243	41

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: 61.6%
• Equity multiple: 4.04×
• Total profit: $33,676
• Equity at exit: $5,890

10-year hold

• IRR: 68.5%
• Equity multiple: 10.52×
• Total profit: $105,336
• Equity at exit: $3,415

Cash invested: $11,060 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 71 active · 3 under contract
• Months of supply: 35.5 mo (3%/mo absorbed)
• Median asking: $129,000 ($322/sqft)
• Median days on market: 180 d
• This list price: 1% of active listings are priced below it
• ARV vs active asking: -29.4% 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: 639
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,381 medium
• Mortgage (P&I): −$207
• Tax est. 1.5%: −$49 /mo · $592/yr
• Insurance: −$16
• HOA: −$307
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $511

Break-even live

Break-even rent $734

Max offer price $39,500

Occupancy floor 58%

Sensitivity live

Price	-10% $539	-5% $525	+0% $511	+5% $498	+10% $484
Rent	-10% $402	-5% $457	+0% $511	+5% $566	+10% $620
Rate	-1.0pp $531	-0.5pp $521	base $511	+0.5pp $501	+1.0pp $491

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: $9,875
• Closing costs: $1,185
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

HOA detail $307/mo · $3,684/yr

• Likely covers: watertrashelectricinternetcablepool

Listing history 50 events

1. 2026-09-24
   days on market $39,500 Active 261 DOM
2. 2026-09-23
   days on market $39,500 Active 260 DOM
3. 2026-09-22
   days on market $39,500 Active 259 DOM
4. 2026-09-21
   days on market $39,500 Active 258 DOM
5. 2026-09-20
   days on market $39,500 Active 257 DOM
6. 2026-09-19
   days on market $39,500 Active 256 DOM
7. 2026-09-18
   days on market $39,500 Active 255 DOM
8. 2026-09-17
   days on market $39,500 Active 254 DOM
9. 2026-09-16
   days on market $39,500 Active 253 DOM
10. 2026-09-15
    days on market $39,500 Active 252 DOM
11. 2026-09-14
    days on market $39,500 Active 251 DOM
12. 2026-09-13
    days on market $39,500 Active 250 DOM
13. 2026-09-12
    days on market $39,500 Active 249 DOM
14. 2026-09-11
    days on market $39,500 Active 248 DOM
15. 2026-09-05
    days on market $39,500 Active 242 DOM
16. 2026-09-04
    days on market $39,500 Active 241 DOM
17. 2026-09-03
    days on market $39,500 Active 240 DOM
18. 2026-08-31
    days on market $39,500 Active 237 DOM
19. 2026-08-30
    days on market $39,500 Active 236 DOM
20. 2026-08-29
    days on market $39,500 Active 235 DOM
21. 2026-08-28
    days on market $39,500 Active 234 DOM
22. 2026-08-27
    days on market $39,500 Active 233 DOM
23. 2026-08-26
    days on market $39,500 Active 232 DOM
24. 2026-08-25
    days on market $39,500 Active 231 DOM
25. 2026-08-24
    days on market $39,500 Active 230 DOM
26. 2026-08-23
    days on market $39,500 Active 229 DOM
27. 2026-08-22
    days on market $39,500 Active 228 DOM
28. 2026-08-21
    days on market $39,500 Active 227 DOM
29. 2026-08-20
    days on market $39,500 Active 226 DOM
30. 2026-08-19
    days on market $39,500 Active 225 DOM
31. 2026-08-18
    days on market $39,500 Active 224 DOM
32. 2026-08-17
    days on market $39,500 Active 223 DOM
33. 2026-08-16
    days on market $39,500 Active 222 DOM
34. 2026-08-15
    days on market $39,500 Active 221 DOM
35. 2026-08-14
    days on market $39,500 Active 220 DOM
36. 2026-08-13
    days on market $39,500 Active 219 DOM
37. 2026-08-12
    days on market $39,500 Active 218 DOM
38. 2026-08-11
    days on market $39,500 Active 217 DOM
39. 2026-08-10
    days on market $39,500 Active 216 DOM
40. 2026-08-09
    days on market $39,500 Active 215 DOM
41. 2026-08-08
    days on market $39,500 Active 214 DOM
42. 2026-08-06
    days on market $39,500 Active 212 DOM
43. 2026-08-05
    days on market $39,500 Active 211 DOM
44. 2026-08-04
    days on market $39,500 Active 210 DOM
45. 2026-08-03
    days on market $39,500 Active 209 DOM
46. 2026-07-31
    days on market $39,500 Active 206 DOM
47. 2026-07-30
    days on market $39,500 Active 205 DOM
48. 2026-07-30
    days on market $39,500 Active 204 DOM
49. 2026-07-28
    days on market $39,500 Active 203 DOM
50. 2026-07-26
    days on market $39,500 Active 201 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 5 d/yr ≥115°F today · 14 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: $16,577
• − Mortgage interest: −$2,213
• − Property taxes: −$592
• − Insurance: −$198
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − HOA: −$3,684
• − Depreciation: −$1,149
• Taxable income: $6,089
• Est. tax owed @ 24.0%: −$1,461
• After-tax cash flow: $4,675/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

Fair 45/100 Cosmetic rehab Est. rehab $2,250–$6,750 screening

This manufactured home is in fair condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — basic and dated
• Minor exterior siding — slight wear

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace curtains — updates interior and adds a fresh look ↑
• Both update kitchen cabinets — modernizes the space and adds value ↑
• Both update bathroom fixtures — modernizes the space and adds value ↑
• Both update exterior siding — enhances curb appeal and adds value ↑

ⓘ 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

---

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

1 event — show timeline

• 2026-01-06 Listed $39,500 GPSMLS