80870 Hwy 111 #11 · Indio, CA 92201

$35,000

1 bd · 1.0 ba · 1,000 sqft · Manufactured · 119 Days on market

Built 1962 3,000 sqft lot $35/sqft · 53% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

Welcome to Riverdale Estates, a desirable community in the heart of Indio, California. This well-maintained mobile home offers a comfortable floor plan with a spacious living area, abundant natural light, a functional kitchen, and comfortable bedrooms. Enjoy desert living with easy access to shopping, dining, medical facilities, and nearby freeway access. Riverdale Estates features a friendly neighborhood atmosphere and well-kept grounds. A great opportunity for affordable homeownership in the Coachella Valley. Park approval required.

Key facts

• 3,000 sq ft lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.
• Cap rate 47.8% 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); 515 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 33% of the median local income ($67k/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 $242 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 + 3.3% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $20k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; list at $35k implies a 289% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 5.25% ✓
• Cap rate: 47.80%
• Cash-on-cash: 148.23%
• DSCR: 7.60
• GRM: 1.6

CMA / ARV

• ARV (median comp): $75,000
• List price: $35,000
• Delta: -53.33%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80870 CA-111 #30	0.09mi	2/2.0 (+1)	1,040 (+4%)	2mo	$69,997	$67	79
46618 Madison St #153	0.23mi	2/2.0 (+1)	1,056 (+6%)	3mo	$195,000	$185	69
80870 Highway 111 #125	0.00mi	2/2.0 (+1)	1,040 (+4%)	22mo	$85,000	$82	66
80870 California 111 #184	0.03mi	2/2.0 (+1)	1,140 (+14%)	0mo	$75,000	$66	66
47800 Madison St #23	0.65mi	2/2.0 (+1)	924 (-8%)	20mo	$275,000	$298	32

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: —
• Equity multiple: 8.36×
• Total profit: $72,086
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 17.81×
• Total profit: $164,767
• Equity at exit: $3,026

Cash invested: $9,800 (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: 515
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $1,211

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 29%

Sensitivity live

Price	-10% $1,235	-5% $1,223	+0% $1,211	+5% $1,198	+10% $1,186
Rent	-10% $1,065	-5% $1,138	+0% $1,211	+5% $1,283	+10% $1,356
Rate	-1.0pp $1,228	-0.5pp $1,219	base $1,211	+0.5pp $1,201	+1.0pp $1,192

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80870 California 111 Unit 223 Indio, CA	2.0	2.0	1400	$1,550	$1.11	45d	1	0.03mi
46675 Desert Villa St Indio, CA	2.0	1.0–1.5	881	$1,590	$1.80	45d	1	0.68mi
46896 Jefferson St Indio, CA	2.0	2.0	1100	$2,075	$1.89	0d	3	0.80mi
80208 Royal Birkdale Dr Indio, CA	2.0	2.0	1382	$3,875	$2.80	25d	1	0.98mi
81641 Avenue 48 Indio, CA	2.0	2.0	1440	$2,500	$1.74	45d	1	1.04mi
47395 Monroe St #286 Indio, CA	2.0	2.0	1021	$2,300	$2.25	25d	1	1.07mi
46745 Monroe St Indio, CA	1.0–2.0	1.0–2.0	880	$1,650	$1.88	3d	11	1.09mi
45546 Aladdin St Unit D201 Indio, CA	2.0	1.0	907	$1,549	$1.71	45d	1	1.10mi
81720 Avenue Indio, CA	2.0	2.0	1080	$1,795	$1.66	45d	1	1.11mi
81840 Avenida del Mar Unit A203 Indio, CA	2.0	2.0	874	$1,750	$2.00	25d	1	1.16mi
81777 Avenue 48 Indio, CA	1.0–2.0	1.0	820	$1,695	$2.07	4d	5	1.23mi
82165 Doctor Carreon Blvd Indio, CA	1.0–2.0	1.0–2.0	828	$1,675	$2.02	5d	11	1.27mi
81875 Avenue 48 Indio, CA	1.0–2.0	1.0–2.0	805	$1,750	$2.17	0d	6	1.29mi
81875 Avenue 48 Indio, CA	1.0–2.0	1.0–2.0	804	$1,750	$2.18	11d	6	1.29mi
81351 Fred Waring Dr Unit 215 Indio, CA	2.0	1.0	946	$1,595	$1.69	14d	1	1.35mi
81351 Fred Waring Dr Apt 218 Indio, CA	2.0	1.0	946	$1,595	$1.69	45d	1	1.35mi
48255 Monroe St #20 Indio, CA	2.0	2.0	998	$2,200	$2.20	25d	1	1.37mi
48255 Monroe St #2 Indio, CA	1.0	1.5	867	$1,899	$2.19	4d	1	1.37mi
48255 Monroe St Indio, CA	1.0–2.0	2.0	932	$1,950	$2.09	45d	2	1.39mi

Listing history 22 events

1. 2026-06-21
   days on market $35,000 Active 119 DOM
2. 2026-06-18
   days on market $35,000 Active 116 DOM
3. 2026-06-17
   days on market $35,000 Active 115 DOM
4. 2026-06-16
   days on market $35,000 Active 114 DOM
5. 2026-06-15
   days on market $35,000 Active 113 DOM
6. 2026-06-13
   days on market $35,000 Active 111 DOM
7. 2026-06-09
   days on market $35,000 Active 107 DOM
8. 2026-06-08
   days on market $35,000 Active 106 DOM
9. 2026-06-07
   days on market $35,000 Active 105 DOM
10. 2026-06-04
    days on market $35,000 Active 102 DOM
11. 2026-06-03
    days on market $35,000 Active 101 DOM
12. 2026-06-02
    days on market $35,000 Active 100 DOM
13. 2026-06-01
    days on market $35,000 Active 99 DOM
14. 2026-05-31
    days on market $35,000 Active 98 DOM
15. 2026-05-15
    price $35,000 540-char remark

    Show marketing remark (540 chars)

    Welcome to Riverdale Estates, a desirable community in the heart of Indio, California. This well-maintained mobile home offers a comfortable floor plan with a spacious living area, abundant natural light, a functional kitchen, and comfortable bedrooms. Enjoy desert living with easy access to shopping, dining, medical facilities, and nearby freeway access. Riverdale Estates features a friendly neighborhood atmosphere and well-kept grounds. A great opportunity for affordable homeownership in the Coachella Valley. Park approval required.

16. 2026-03-10
    price $53,000 540-char remark

    Show marketing remark (540 chars)

    Welcome to Riverdale Estates, a desirable community in the heart of Indio, California. This well-maintained mobile home offers a comfortable floor plan with a spacious living area, abundant natural light, a functional kitchen, and comfortable bedrooms. Enjoy desert living with easy access to shopping, dining, medical facilities, and nearby freeway access. Riverdale Estates features a friendly neighborhood atmosphere and well-kept grounds. A great opportunity for affordable homeownership in the Coachella Valley. Park approval required.

17. 2026-02-22
    listed $55,000 Active 540-char remark

    Show marketing remark (540 chars)

    Welcome to Riverdale Estates, a desirable community in the heart of Indio, California. This well-maintained mobile home offers a comfortable floor plan with a spacious living area, abundant natural light, a functional kitchen, and comfortable bedrooms. Enjoy desert living with easy access to shopping, dining, medical facilities, and nearby freeway access. Riverdale Estates features a friendly neighborhood atmosphere and well-kept grounds. A great opportunity for affordable homeownership in the Coachella Valley. Park approval required.

18. 2019-08-22
    soldstatus $9,000 Closed 119-char remark

    Show marketing remark (119 chars)

    Doublewide Mobile Home at Riverdale Mobile Home Park a 55+ community near shopping center, restaurants, grocery stores.

19. 2019-08-22
    soldstatus $9,000 Sold 119-char remark

    Show marketing remark (119 chars)

    Doublewide Mobile Home at Riverdale Mobile Home Park a 55+ community near shopping center, restaurants, grocery stores.

20. 2019-08-05
    status Pending 119-char remark

    Show marketing remark (119 chars)

    Doublewide Mobile Home at Riverdale Mobile Home Park a 55+ community near shopping center, restaurants, grocery stores.

21. 2019-06-13
    price $11,000 119-char remark

    Show marketing remark (119 chars)

    Doublewide Mobile Home at Riverdale Mobile Home Park a 55+ community near shopping center, restaurants, grocery stores.

22. 2019-05-20
    listed $12,000 Active 119-char remark

    Show marketing remark (119 chars)

    Doublewide Mobile Home at Riverdale Mobile Home Park a 55+ community near shopping center, restaurants, grocery stores.

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥114°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,062
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$1,018
• Taxable income: $14,853
• Est. tax owed @ 24.0%: −$3,565
• After-tax cash flow: $10,961/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

+191.7% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $35,000 GPSMLS
• 2026-03-10 Price Changed $53,000 GPSMLS
• 2026-02-22 Listed $55,000 GPSMLS
• 2019-08-22 Sold (MLS) $9,000 GPSMLS
• 2019-08-22 Sold (MLS) $9,000 GPSMLS
• 2019-08-05 Pending — GPSMLS
• 2019-06-13 Price Changed $11,000 GPSMLS
• 2019-05-20 Listed $12,000 GPSMLS