80870 Us Hwy 111 Spc 207 · Indio, CA 92201

$140,000

4 bd · 2.0 ba · 1,344 sqft · Manufactured · 121 Days on market

Built 2005 Good condition $104/sqft · at area comps Est $142k · at est. ↓ 12% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.1/15.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just REDUCED lowest price ! Seller will carry with 100k down, low interest 7 year max term, I also have a great manufacture home lender with 5% down. Newer Manufactured Home built in 2005. This is a 4 bedroom 2 bath home with a nice side yard, one of a kind in a great location with mountain views from your kitchen window and carport. Privately located at the end of a small culdesac, inside Riverdale Estates 55+ gated community in Indio. Community clubhouse, pool, spa. Must be park approved. Space rent $725.00 base rent. Call for a showing appointment today!

Key facts

• Gated community
• Community clubhouse
• Spa

Tags

• MOUNTAIN VIEWS
• CULDESAC
• GATED COMMUNITY
• COMMUNITY CLUBHOUSE
• POOL
• SPA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.5% 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; 24 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $3,618/mo this rent would consume 65% 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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $29k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.58% ✓
• Cap rate: 22.50%
• Cash-on-cash: 57.89%
• DSCR: 3.58
• GRM: 3.2

CMA / ARV

• ARV (median comp): $142,000
• List price: $140,000
• Delta: -1.41%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80870 Us Highway 111 #213	0.12mi	3/2.0 (-1)	1,344 (0%)	22mo	$95,000	$71	71
46618 Madison St #84	0.32mi	3/2.0 (-1)	1,344 (0%)	14mo	$179,000	$133	68
46618 Madison St #74	0.36mi	3/2.0 (-1)	1,344 (0%)	15mo	$215,000	$160	66
46618 Madison St #131	0.42mi	3/2.0 (-1)	1,344 (0%)	19mo	$209,900	$156	59
46618 Madison St #6	0.31mi	3/2.0 (-1)	1,440 (+7%)	23mo	$140,000	$97	49

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: 56.8%
• Equity multiple: 3.53×
• Total profit: $99,049
• Equity at exit: $20,874

10-year hold

• IRR: 61.9%
• Equity multiple: 7.29×
• Total profit: $246,687
• Equity at exit: $12,105

Cash invested: $39,200 (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: 3.2×

Monthly cashflow live

• Estimated rent: $3,618 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $1,891

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,988	-5% $1,939	+0% $1,891	+5% $1,843	+10% $1,794
Rent	-10% $1,605	-5% $1,748	+0% $1,891	+5% $2,034	+10% $2,177
Rate	-1.0pp $1,961	-0.5pp $1,927	base $1,891	+0.5pp $1,855	+1.0pp $1,818

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47412 Harbour Lights Ln Indio, CA	3.0	2.0	1650	$4,000	$2.42	13d	1	0.30mi
80472 Suncastle Rd Indio, CA	4.0	2.0	1569	$3,100	$1.98	44d	1	0.42mi
80675 Harvard Ct Indio, CA	3.0	2.0	1248	$2,495	$2.00	11d	1	0.55mi
47800 Madison St Indio, CA	3.0	2.0	1456	$2,850	$1.96	44d	1	0.56mi
80071 Palm Circle Dr La Quinta, CA	3.0	2.0	1650	$2,850	$1.73	25d	1	0.73mi
81272 Palmwood Dr Indio, CA	3.0	2.0	1104	$3,200	$2.90	44d	1	0.82mi
47537 Calle Diamante Indio, CA	3.0	2.0	1772	$3,200	$1.81	44d	1	0.82mi
79930 Fiesta Dr La Quinta, CA	3.0	2.0	1828	$5,500	$3.01	44d	1	0.84mi
47870 Sumac St La Quinta, CA	3.0	2.0	1760	$4,175	$2.37	44d	1	0.99mi
47884 Coronado Dr Indio, CA	3.0	2.0	1808	$2,995	$1.66	25d	1	1.02mi
81153 Francis Ave Indio, CA	3.0	2.0	1288	$2,800	$2.17	6d	1	1.03mi
45385 Big Canyon St Indio, CA	3.0	2.0	1529	$3,200	$2.09	44d	1	1.06mi
81683 De Plata Ave Indio, CA	3.0	2.0	1216	$3,100	$2.55	19d	1	1.10mi
45233 Big Canyon St Indio, CA	3.0	2.0	1529	$6,000	$3.92	44d	1	1.11mi
79679 Carmel Valley Ave Indio, CA	3.0	2.0	1529	$2,900	$1.90	22d	1	1.13mi
47395 Monroe St #264 Indio, CA	3.0	2.0	1257	$3,200	$2.55	44d	1	1.16mi
79948 Bethpage Ave Indio, CA	3.0	2.0	1529	$4,500	$2.94	44d	1	1.17mi
81871 Victoria St Indio, CA	4.0	2.0	1826	$3,400	$1.86	44d	1	1.24mi
45809 Crosswater St Indio, CA	3.0	2.0	1529	$6,000	$3.92	44d	1	1.30mi
49084 Violet St Indio, CA	4.0	2.5	1731	$2,700	$1.56	44d	1	1.32mi
81291 Begonia Ct Indio, CA	4.0	2.0	1731	$7,500	$4.33	44d	1	1.36mi
81867 Lancer Way Indio, CA	3.0	2.5	1798	$2,450	$1.36	25d	1	1.47mi
45930 Las Colinas La Quinta, CA	3.0	2.0	1500	$2,850	$1.90	25d	1	1.47mi
45420 Desert Fox Dr La Quinta, CA	3.0	3.0	1830	$6,000	$3.28	44d	1	1.47mi

Listing history 12 events

1. 2026-06-03
   days on market $140,000 Active 121 DOM
2. 2026-06-02
   days on market $140,000 Active 120 DOM
3. 2026-06-01
   days on market $140,000 Active 119 DOM
4. 2026-05-31
   days on market $140,000 Active 118 DOM
5. 2026-03-25
   price $140,000 563-char remark

   Show marketing remark (563 chars)

   Just REDUCED lowest price ! Seller will carry with 100k down, low interest 7 year max term, I also have a great manufacture home lender with 5% down. Newer Manufactured Home built in 2005. This is a 4 bedroom 2 bath home with a nice side yard, one of a kind in a great location with mountain views from your kitchen window and carport. Privately located at the end of a small culdesac, inside Riverdale Estates 55+ gated community in Indio. Community clubhouse, pool, spa. Must be park approved. Space rent $725.00 base rent. Call for a showing appointment today!

6. 2026-03-14
   price $159,000 563-char remark

   Show marketing remark (563 chars)

   Just REDUCED lowest price ! Seller will carry with 100k down, low interest 7 year max term, I also have a great manufacture home lender with 5% down. Newer Manufactured Home built in 2005. This is a 4 bedroom 2 bath home with a nice side yard, one of a kind in a great location with mountain views from your kitchen window and carport. Privately located at the end of a small culdesac, inside Riverdale Estates 55+ gated community in Indio. Community clubhouse, pool, spa. Must be park approved. Space rent $725.00 base rent. Call for a showing appointment today!

7. 2026-02-02
   listed $169,000 Active 563-char remark

   Show marketing remark (563 chars)

   Just REDUCED lowest price ! Seller will carry with 100k down, low interest 7 year max term, I also have a great manufacture home lender with 5% down. Newer Manufactured Home built in 2005. This is a 4 bedroom 2 bath home with a nice side yard, one of a kind in a great location with mountain views from your kitchen window and carport. Privately located at the end of a small culdesac, inside Riverdale Estates 55+ gated community in Indio. Community clubhouse, pool, spa. Must be park approved. Space rent $725.00 base rent. Call for a showing appointment today!

8. 2025-11-30
   historical
9. 2025-11-04
   price $169,000
10. 2025-09-02
    status Active
11. 2025-07-29
    price $179,000
12. 2025-06-24
    listed $159,500 Active

ⓘ 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: $43,420
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$3,474
• − Management: −$3,474
• − Depreciation: −$4,073
• Taxable income: $21,758
• Est. tax owed @ 24.0%: −$5,222
• After-tax cash flow: $17,470/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 · 13 photos

Good 75/100 Cosmetic rehab

This 2005 manufactured home in a gated community offers a good condition with minimal repairs needed. The home's location and amenities make it a solid investment.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Replace the ceiling fan in the living room — Improves the aesthetic and functionality of the living space, which can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Replace the ceiling fan in the living room — Improves the aesthetic and functionality of the living space, which can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-12.2% since first listed

8 events — show timeline

• 2026-03-25 Price Changed $140,000 GPSMLS
• 2026-03-14 Price Changed $159,000 GPSMLS
• 2026-02-02 Listed $169,000 GPSMLS
• 2025-11-30 Listing Removed — GPSMLS
• 2025-11-04 Price Changed $169,000 GPSMLS
• 2025-09-02 Relisted — GPSMLS
• 2025-07-29 Price Changed $179,000 GPSMLS
• 2025-06-24 Listed $159,500 GPSMLS