83808 Avenida Verano · Coachella, CA 92236

$799,900

7 bd · 4.0 ba · 2,821 sqft · SingleFamily public records · 162 Days on market

Built 2006 6,970 sqft lot $284/sqft · at area comps Est $787k · at est.

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +6.9/10.0
• ARV discount +6.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Major Price Improvement! Motivated Sellers. Bring offers! This property features 2 permitted casita style ADUs, each with a private entrance, full kitchen, and private bathroom. Perfect for multi generational living or rental income opportunity. Live in one and rent the others! This spacious 2,821 sq ft two story residential property offers exceptional versatility and current rental income. The main residence features 4 bedrooms, 2 full bathrooms, guest bathroom, a fully remodeled kitchen showcasing new kitchen counters, cabinetry, sink, faucet, and all appliances. Additional features include new flooring, tankless water heater, 2- car garage, and a large backyard. Property features two separate attached ADU spaces. Both permitted and income producing. The first ADU is a tandem garage conversion(approx. 255 sq ft) with kitchen, bathroom, mini split, and private entrance. The second ADU is an approximate 300 sq ft created from a bedroom and dining room area. Featuring one bedroom, bathroom, kitchen, living room, mini split, and its own private entrance and private patio. Both are tenant occupied and month to month contract. Centrally located near shopping, and dining. Just minutes from the Empire Polo Grounds, home of the Coachella Festival and Stagecoach music festival. Located within the city of Coachella, which allows short-term rentals subject to city regulations. This property offers flexible living options and investment potential. Buyer to verify all permits, square footage, and intended use. Do not disturb tenants.

Key facts

• Remodeled kitchen
• New flooring
• Large backyard

Tags

• REMODELED KITCHEN
• NEW FLOORING
• TANKLESS WATER HEATER
• LARGE BACKYARD
• JADU CONVERSION
• ATTACHED CASITA

What this means for you Summary

Snapshot

• This is a 7-bed/4.0-bath single-family listed at $800k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $800k).
• Recommended offer: $704k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.4% in Coachella — 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 47/100 on livability (#1,230 in CA) — a working-class tenant base; expect higher turnover. Watch: schools F, amenities F, commute F.
• Coachella Valley Unified (rural): math 12% / reading 23% proficiency, ranked #481 of 517 in CA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 103 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $24k 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 + 3.0% rent growth), your $224k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($704k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $132k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $305k; list at $800k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $703,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.01%
• DSCR: 1.58
• GRM: 7.0

CMA / ARV

• ARV (median comp): $786,780
• List price: $799,900
• Delta: 1.67%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
83796 Calle Moreno St	0.42mi	8/4.0 (+1)	2,824 (+0%)	1mo	$950,000	$336	75
50271 Paseo Cadiz	0.44mi	6/3.0 (-1)	2,798 (-1%)	6mo	$849,000	$303	64
50224 Paseo Barcelona	0.35mi	6/4.0 (-1)	2,798 (-1%)	21mo	$840,000	$300	60
83469 Pluma Dorada Ct	0.38mi	6/4.0 (-1)	2,770 (-2%)	20mo	$530,000	$191	58
84446 Calle Ysiano	0.55mi	6/4.0 (-1)	2,824 (+0%)	16mo	$837,000	$296	56
84425 Calle Rodriguez	0.50mi	6/4.0 (-1)	2,824 (+0%)	21mo	$800,000	$283	54
49072 Pluma Verde Pl	0.57mi	6/4.0 (-1)	2,680 (-5%)	9mo	$745,000	$278	53
83637 Granite Pass Trl	0.67mi	6/3.0 (-1)	2,940 (+4%)	0mo	$775,000	$264	52
84470 Goya Dr	0.48mi	6/4.0 (-1)	3,093 (+10%)	8mo	$599,000	$194	50
84453 Calle Rodriguez	0.54mi	6/3.0 (-1)	2,404 (-15%)	14mo	$860,000	$358	30
84442 Calle Ysiano	0.54mi	6/2.5 (-1)	2,404 (-15%)	22mo	$805,000	$335	21

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $24,883
• Equity at exit: $119,268

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $220,241
• Equity at exit: $69,161

Cash invested: $223,972 (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 92236

• Home prices YoY: -5.1%
• Active inventory: 103
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $9,500 medium
• Mortgage (P&I): −$4,195
• Tax from tax record: −$549 /mo · $6,588/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,995
• Net cashflow: $2,428

Break-even live

Break-even rent $6,427

Max offer price $799,900

Occupancy floor 69%

Sensitivity live

Price	-10% $2,881	-5% $2,654	+0% $2,428	+5% $2,202	+10% $1,975
Rent	-10% $1,677	-5% $2,053	+0% $2,428	+5% $2,803	+10% $3,178
Rate	-1.0pp $2,831	-0.5pp $2,631	base $2,428	+0.5pp $2,221	+1.0pp $2,010

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: $199,975
• Closing costs: $23,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
83796 Calle Moreno Coachella, CA	8.0	4.0	2824	$9,500	$3.36	0d	1	0.41mi

Listing history 36 events

1. 2026-06-21
   days on market $799,900 Active 162 DOM
2. 2026-06-18
   days on market $799,900 Active 159 DOM
3. 2026-06-17
   days on market $799,900 Active 158 DOM
4. 2026-06-16
   days on market $799,900 Active 157 DOM
5. 2026-06-15
   days on market $799,900 Active 156 DOM
6. 2026-06-13
   days on market $799,900 Active 154 DOM
7. 2026-06-13
   days on market $799,900 Active 153 DOM
8. 2026-06-09
   days on market $799,900 Active 150 DOM
9. 2026-06-08
   days on market $799,900 Active 149 DOM
10. 2026-06-07
    days on market $799,900 Active 148 DOM
11. 2026-06-04
    days on market $799,900 Active 145 DOM
12. 2026-06-03
    days on market $799,900 Active 144 DOM
13. 2026-06-02
    days on market $799,900 Active 143 DOM
14. 2026-06-01
    days on market $799,900 Active 142 DOM
15. 2026-05-31
    days on market $799,900 Active 141 DOM
16. 2026-04-02
    price $799,900 1547-char remark

    Show marketing remark (1547 chars)

    Major Price Improvement! Motivated Sellers. Bring offers! This property features 2 permitted casita style ADUs, each with a private entrance, full kitchen, and private bathroom. Perfect for multi generational living or rental income opportunity. Live in one and rent the others! This spacious 2,821 sq ft two story residential property offers exceptional versatility and current rental income. The main residence features 4 bedrooms, 2 full bathrooms, guest bathroom, a fully remodeled kitchen showcasing new kitchen counters, cabinetry, sink, faucet, and all appliances. Additional features include new flooring, tankless water heater, 2- car garage, and a large backyard. Property features two separate attached ADU spaces. Both permitted and income producing. The first ADU is a tandem garage conversion(approx. 255 sq ft) with kitchen, bathroom, mini split, and private entrance. The second ADU is an approximate 300 sq ft created from a bedroom and dining room area. Featuring one bedroom, bathroom, kitchen, living room, mini split, and its own private entrance and private patio. Both are tenant occupied and month to month contract. Centrally located near shopping, and dining. Just minutes from the Empire Polo Grounds, home of the Coachella Festival and Stagecoach music festival. Located within the city of Coachella, which allows short-term rentals subject to city regulations. This property offers flexible living options and investment potential. Buyer to verify all permits, square footage, and intended use. Do not disturb tenants.

17. 2026-02-27
    price $850,000 1547-char remark

    Show marketing remark (1547 chars)

    Major Price Improvement! Motivated Sellers. Bring offers! This property features 2 permitted casita style ADUs, each with a private entrance, full kitchen, and private bathroom. Perfect for multi generational living or rental income opportunity. Live in one and rent the others! This spacious 2,821 sq ft two story residential property offers exceptional versatility and current rental income. The main residence features 4 bedrooms, 2 full bathrooms, guest bathroom, a fully remodeled kitchen showcasing new kitchen counters, cabinetry, sink, faucet, and all appliances. Additional features include new flooring, tankless water heater, 2- car garage, and a large backyard. Property features two separate attached ADU spaces. Both permitted and income producing. The first ADU is a tandem garage conversion(approx. 255 sq ft) with kitchen, bathroom, mini split, and private entrance. The second ADU is an approximate 300 sq ft created from a bedroom and dining room area. Featuring one bedroom, bathroom, kitchen, living room, mini split, and its own private entrance and private patio. Both are tenant occupied and month to month contract. Centrally located near shopping, and dining. Just minutes from the Empire Polo Grounds, home of the Coachella Festival and Stagecoach music festival. Located within the city of Coachella, which allows short-term rentals subject to city regulations. This property offers flexible living options and investment potential. Buyer to verify all permits, square footage, and intended use. Do not disturb tenants.

18. 2026-01-09
    listed $932,000 Active 1547-char remark

    Show marketing remark (1547 chars)

    Major Price Improvement! Motivated Sellers. Bring offers! This property features 2 permitted casita style ADUs, each with a private entrance, full kitchen, and private bathroom. Perfect for multi generational living or rental income opportunity. Live in one and rent the others! This spacious 2,821 sq ft two story residential property offers exceptional versatility and current rental income. The main residence features 4 bedrooms, 2 full bathrooms, guest bathroom, a fully remodeled kitchen showcasing new kitchen counters, cabinetry, sink, faucet, and all appliances. Additional features include new flooring, tankless water heater, 2- car garage, and a large backyard. Property features two separate attached ADU spaces. Both permitted and income producing. The first ADU is a tandem garage conversion(approx. 255 sq ft) with kitchen, bathroom, mini split, and private entrance. The second ADU is an approximate 300 sq ft created from a bedroom and dining room area. Featuring one bedroom, bathroom, kitchen, living room, mini split, and its own private entrance and private patio. Both are tenant occupied and month to month contract. Centrally located near shopping, and dining. Just minutes from the Empire Polo Grounds, home of the Coachella Festival and Stagecoach music festival. Located within the city of Coachella, which allows short-term rentals subject to city regulations. This property offers flexible living options and investment potential. Buyer to verify all permits, square footage, and intended use. Do not disturb tenants.

19. 2018-03-01
    soldstatus $305,000 Sold 231-char remark

    Show marketing remark (231 chars)

    Looking for a beautiful House ? Come and see this AMAZING HOUSE !! Super clean . .. upgrades include granite counter in Kitchen stainless appliances . New paint , new ceiling fans , new carpet (rooms)and many more. quiet location .

20. 2018-03-01
    soldstatus $305,000

    Show marketing remark (231 chars)

    Looking for a beautiful House ? Come and see this AMAZING HOUSE !! Super clean . .. upgrades include granite counter in Kitchen stainless appliances . New paint , new ceiling fans , new carpet (rooms)and many more. quiet location .

21. 2018-01-30
    status Pending 231-char remark

    Show marketing remark (231 chars)

    Looking for a beautiful House ? Come and see this AMAZING HOUSE !! Super clean . .. upgrades include granite counter in Kitchen stainless appliances . New paint , new ceiling fans , new carpet (rooms)and many more. quiet location .

22. 2018-01-24
    historical Contingent 231-char remark

    Show marketing remark (231 chars)

    Looking for a beautiful House ? Come and see this AMAZING HOUSE !! Super clean . .. upgrades include granite counter in Kitchen stainless appliances . New paint , new ceiling fans , new carpet (rooms)and many more. quiet location .

23. 2018-01-02
    listed $305,000 Active 231-char remark

    Show marketing remark (231 chars)

    Looking for a beautiful House ? Come and see this AMAZING HOUSE !! Super clean . .. upgrades include granite counter in Kitchen stainless appliances . New paint , new ceiling fans , new carpet (rooms)and many more. quiet location .

24. 2017-11-07
    soldstatus $210,000
25. 2017-10-03
    historical Hold
26. 2017-09-20
    historical Contingent
27. 2017-09-18
    listed $262,000 Active
28. 2011-03-16
    historical
29. 2011-03-10
    soldstatus $165,000 Closed
30. 2011-02-11
    historical Contingent
31. 2010-12-28
    price $164,900
32. 2010-12-21
    price $169,900
33. 2010-12-01
    status Active
34. 2010-10-22
    historical
35. 2010-10-19
    price $174,900
36. 2010-09-19
    listed $184,000 Active

ⓘ 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: $6,588 · $549/mo
• Projected year-2 tax: $6,588 · $549/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 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥115°F today · 18 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: $114,000
• − Mortgage interest: −$44,807
• − Property taxes: −$6,588
• − Insurance: −$4,000
• − Repairs & maintenance: −$9,120
• − Management: −$9,120
• − Depreciation: −$23,270
• Taxable income: $17,095
• Est. tax owed @ 24.0%: −$4,103
• After-tax cash flow: $25,032/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: Coachella Valley Unified
• NCES district ID: 0609070
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $37,683
• Composite: 14.62/100
• National rank: #9408
• State rank: #481 of 517 in CA

Livability — Coachella

• Score: 47/100
• State rank: #1230
• US rank: #26216

Category grades

Amenities F Commute F Cost of living D- Crime C+ Employment F Housing C+ Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coachella, CA
• Population (ZIP): 42,884

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 47% White 1%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 39% · Canada
• Languages at home: 19% English-only · Spanish 81%

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: ▼ -21.87%
• Current HPI: 406.8857
• Rent YoY: —
• Metro: —
• 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

+334.7% since first listed

21 events — show timeline

• 2026-04-02 Price Changed $799,900 GPSMLS
• 2026-02-27 Price Changed $850,000 GPSMLS
• 2026-01-09 Listed $932,000 GPSMLS
• 2018-03-01 Sold (Public Records) $305,000 Public Records
• 2018-03-01 Sold (MLS) $305,000 GPSMLS
• 2018-01-30 Pending — GPSMLS
• 2018-01-24 Contingent — GPSMLS
• 2018-01-02 Listed $305,000 GPSMLS
• 2017-11-07 Sold (Public Records) $210,000 Public Records
• 2017-10-03 Delisted — GPSMLS
• 2017-09-20 Contingent — GPSMLS
• 2017-09-18 Listed $262,000 GPSMLS
• 2011-03-16 Listing Removed — GPSMLS
• 2011-03-10 Sold (MLS) $165,000 GPSMLS
• 2011-02-11 Contingent — GPSMLS
• 2010-12-28 Price Changed $164,900 GPSMLS
• 2010-12-21 Price Changed $169,900 GPSMLS
• 2010-12-01 Relisted — GPSMLS
• 2010-10-22 Listing Removed — GPSMLS
• 2010-10-19 Price Changed $174,900 GPSMLS
• 2010-09-19 Listed $184,000 GPSMLS

Property tax history

+3.3%/yr

Latest (2025): $6,588 · +2.6% YoY. Source: county tax records.