82451 John Nobles · Indio, CA 92201

$5,695,000

72 bd · 36.0 ba · 25,200 sqft · MultiFamily · 150 Days on market

Built 1972 1.28 ac lot

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Why this score? — see what drove the C- 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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.1/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 24 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

TRUE +7% CAP - John Nobles Townhomes - Multi-Family - Current CAP Rate of 7.13%, ProForma CAP Rate of 7.74%. All units have been fully renovated & re-tenanted at market-rate rents across the property. / All Two-Story Townhouse Style Units - Unparalleled unit mix of (16) 3 Bed 1.5 Bath townhomes & (8) 4 Bed 2 Bath townhomes. / Over $1,000,000 in recent capital improvements, including all new roofing, HVAC unit replacements, full interior and exterior renovations. The John Nobles Apartments, a freshly renovated 24-unit apartment complex located in sunny Indio, CA. Built in 1980, the apartments are located on a 1.280 acre lot. The two buildings are composed of Sixteen (16) Three-Bedroom units & Eight (8) Four-Bedroom units, all featuring a spacious & comfortable 2-story townhome design. Amenities include onsite parking, essential appliances in each unit & private vinyl-fenced backyards.

Key facts

• Fully renovated
• New roofing
• 1.28 acre lot

Tags

• FULLY RENOVATED
• NEW ROOFING
• HVAC UNIT REPLACEMENTS
• FULL INTERIOR RENOVATIONS
• FULL EXTERIOR RENOVATIONS
• PRIVATE VINYL-FENCED BACKYARDS

What this means for you Summary

Snapshot

• This is a 24 × 3.0-bed/1.5-bath units multifamily listed at $5.70M.

Deal economics

• At list price, monthly cash flow is $8k ($94k/yr) — positive. Per door: $326/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($57k rent vs $5.70M).
• Recommended offer: $5.01M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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, 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: Theodore Roosevelt Elementary (492 students, 86% FRL); Thomas Jefferson Middle (538 students, 93% FRL); Indio High (math 15% / reading 42%, grade F, #774 of 1,170 statewide, top 66%, 2,143 students, 92% FRL) — zoned schools average 90% FRL vs 56% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 44% district-wide (-15 pts) — the specific schools serving this property underperform the Desert Sands Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.3%/yr); 515 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $57,426/mo this rent would consume 1032% 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 $39k of loan paydown is wiped out by about $171k 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 150 days — a 12% lower offer ($5.01M) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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.
• Current owner paid $380k; list at $5.70M implies a 1399% gain — meaningful room to come down on a strong offer.

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 $5,011,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.89%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.34% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-404,993
• Equity at exit: $849,143

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $369,516
• Equity at exit: $492,400

Cash invested: $1,594,600 (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: 198.3×

Monthly cashflow live

• Estimated rent: $57,426 high
• Mortgage (P&I): −$29,865
• Tax from tax record: −$5,303 /mo · $63,641/yr
• Insurance: −$2,373
• HOA: −$0
• Vacancy / Maint / Mgmt: −$12,059
• Net cashflow: $7,825

Break-even live

Break-even rent $47,521

Max offer price $5,695,000

Occupancy floor 81%

Sensitivity live

Price	-10% $11,049	-5% $9,437	+0% $7,825	+5% $6,213	+10% $4,601
Rent	-10% $3,288	-5% $5,557	+0% $7,825	+5% $10,093	+10% $12,362
Rate	-1.0pp $10,693	-0.5pp $9,273	base $7,825	+0.5pp $6,349	+1.0pp $4,848

24-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 24× units	3.0	1.5	$57,432
Total (24 units)			$57,426

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: $1,423,750
• Closing costs: $170,850
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $5,695,000 Active 150 DOM
2. 2026-06-18
   days on market $5,695,000 Active 147 DOM
3. 2026-06-17
   days on market $5,695,000 Active 146 DOM
4. 2026-06-16
   days on market $5,695,000 Active 145 DOM
5. 2026-06-15
   days on market $5,695,000 Active 144 DOM
6. 2026-06-13
   days on market $5,695,000 Active 142 DOM
7. 2026-06-09
   days on market $5,695,000 Active 138 DOM
8. 2026-06-08
   days on market $5,695,000 Active 137 DOM
9. 2026-06-07
   days on market $5,695,000 Active 136 DOM
10. 2026-06-04
    days on market $5,695,000 Active 133 DOM
11. 2026-06-03
    days on market $5,695,000 Active 132 DOM
12. 2026-06-02
    days on market $5,695,000 Active 131 DOM
13. 2026-06-01
    days on market $5,695,000 Active 130 DOM
14. 2026-05-31
    days on market $5,695,000 Active 129 DOM
15. 2026-01-22
    listed $5,695,000 Active 926-char remark

    Show marketing remark (926 chars)

    TRUE +7% CAP - John Nobles Townhomes - Multi-Family - Current CAP Rate of 7.13%, ProForma CAP Rate of 7.74%. All units have been fully renovated & re-tenanted at market-rate rents across the property. / All Two-Story Townhouse Style Units - Unparalleled unit mix of (16) 3 Bed 1.5 Bath townhomes & (8) 4 Bed 2 Bath townhomes. / Over $1,000,000 in recent capital improvements, including all new roofing, HVAC unit replacements, full interior and exterior renovations. The John Nobles Apartments, a freshly renovated 24-unit apartment complex located in sunny Indio, CA. Built in 1980, the apartments are located on a 1.280 acre lot. The two buildings are composed of Sixteen (16) Three-Bedroom units & Eight (8) Four-Bedroom units, all featuring a spacious & comfortable 2-story townhome design. Amenities include onsite parking, essential appliances in each unit & private vinyl-fenced backyards.

16. 2025-06-03
    price $5,995,000
17. 2025-03-13
    historical
18. 2024-12-13
    listed $6,545,000 Active
19. 2024-11-22
    historical
20. 2024-10-11
    price $6,595,000
21. 2024-08-16
    listed $6,800,000 Active
22. 2024-04-05
    historical $2,195
23. 2024-03-24
    listed $2,195
24. 2024-03-20
    historical $2,195
25. 2024-03-15
    listed $2,195
26. 2023-10-24
    historical $2,395
27. 2023-10-20
    historical $2,395
28. 2023-10-20
    listed $2,395
29. 2023-08-09
    listed
30. 2023-07-25
    historical
31. 2023-07-23
    listed
32. 1995-09-29
    soldstatus $380,000

ⓘ 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: $63,641 · $5,303/mo
• Projected year-2 tax: $63,641 · $5,303/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: $689,112
• − Mortgage interest: −$319,009
• − Property taxes: −$63,641
• − Insurance: −$28,475
• − Repairs & maintenance: −$55,129
• − Management: −$55,129
• − Depreciation: −$165,673
• Taxable income: $2,057
• Est. tax owed @ 24.0%: −$494
• After-tax cash flow: $93,407/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

+1398.7% since first listed

18 events — show timeline

• 2026-01-22 Listed $5,695,000 CRMLS
• 2025-06-03 Price Changed $5,995,000 CRMLS
• 2025-03-13 Listing Removed — CRMLS
• 2024-12-13 Listed $6,545,000 CRMLS
• 2024-11-22 Listing Removed — CRMLS
• 2024-10-11 Price Changed $6,595,000 CRMLS
• 2024-08-16 Listed $6,800,000 CRMLS
• 2024-04-05 Rental Removed $2,195 APPFOLIO
• 2024-03-24 Listed for Rent $2,195 APPFOLIO
• 2024-03-20 Rental Removed $2,195 APPFOLIO
• 2024-03-15 Listed for Rent $2,195 APPFOLIO
• 2023-10-24 Rental Removed $2,395 APPFOLIO
• 2023-10-20 Rental Removed $2,395 CRMLS
• 2023-10-20 Listed for Rent $2,395 APPFOLIO
• 2023-08-09 Listed for Rent — CRMLS
• 2023-07-25 Rental Removed — CRMLS
• 2023-07-23 Listed for Rent — CRMLS
• 1995-09-29 Sold (Public Records) $380,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $63,641 · +6.8% YoY. Source: county tax records.