80000 Avenue 48 #226 · Indio, CA 92201

$194,900

3 bd · 2.0 ba · 1,307 sqft · Manufactured public records · 110 Days on market

Built 2003 $149/sqft · 149% above area

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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 +7.5/15.0
• 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

This spectacular three bedroom and two-bathroom mobile home just hit the market! Located inside the Las Palmas De La Quinta Park in a great central location near shopping centers, bus stops and main streets. This home sit on a corner lot and offers a spacious layout and plenty of natural light throughout. The principal bedroom is spacious and provides its own private bathroom and walk-in closet, the two remaining bedrooms have individual mini splits for added functionality and the kitchen was remodeled with a modern design in mind. La Palmas de la Quinta is a gated community and offers gated entrances, Clubhouse, multiple Pools & Spas.

Key facts

• Gated community
• Clubhouse
• Walk-in closet

Tags

• CORNER LOT
• PRIVATE BATHROOM
• WALK-IN CLOSET
• GATED COMMUNITY
• CLUBHOUSE
• MULTIPLE POOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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; 32 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $3,430/mo this rent would consume 62% 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 $1k of loan paydown is wiped out by about $6k 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 $55k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

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

Recommended offer $177,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.76% ✓
• Cap rate: 15.69%
• Cash-on-cash: 33.55%
• DSCR: 2.49
• GRM: 4.7

CMA / ARV

• ARV (median comp): $78,386
• List price: $194,900
• Delta: 148.64%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80000 Avenue 48 #58	0.00mi	3/2.0	1,232 (-6%)	4mo	$160,000	$130	87
80000 Avenue 48 Space 285	0.00mi	3/2.0	1,300 (-0%)	16mo	$177,000	$136	86
80000 Avenue 48 Ave #37	0.00mi	3/2.0	1,344 (+3%)	15mo	$165,000	$123	83
80000 Avenue 48 #118	0.00mi	2/2.0 (-1)	1,440 (+10%)	22mo	$110,000	$76	60

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: 29.2%
• Equity multiple: 2.22×
• Total profit: $66,729
• Equity at exit: $29,060

10-year hold

• IRR: 36.7%
• Equity multiple: 4.44×
• Total profit: $187,912
• Equity at exit: $16,851

Cash invested: $54,572 (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: 4.7×

Monthly cashflow live

• Estimated rent: $3,430 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$80 /mo · $963/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$720
• Net cashflow: $1,526

Break-even live

Break-even rent $1,498

Max offer price $194,900

Occupancy floor 51%

Sensitivity live

Price	-10% $1,636	-5% $1,581	+0% $1,526	+5% $1,471	+10% $1,416
Rent	-10% $1,255	-5% $1,390	+0% $1,526	+5% $1,661	+10% $1,797
Rate	-1.0pp $1,624	-0.5pp $1,575	base $1,526	+0.5pp $1,475	+1.0pp $1,424

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47870 Sumac St La Quinta, CA	3.0	2.0	1760	$4,175	$2.37	44d	1	0.25mi
46896 Jefferson St Indio, CA	2.0	2.0	1100	$2,075	$1.89	4d	2	0.48mi
47412 Harbour Lights Ln Indio, CA	3.0	2.0	1650	$4,000	$2.42	13d	1	0.60mi
79930 Fiesta Dr La Quinta, CA	3.0	2.0	1828	$5,500	$3.01	44d	1	0.70mi
80071 Palm Circle Dr La Quinta, CA	3.0	2.0	1650	$2,850	$1.73	24d	1	0.77mi
47800 Madison St Indio, CA	3.0	2.0	1456	$2,850	$1.96	44d	1	0.86mi
80472 Suncastle Rd Indio, CA	4.0	2.0	1569	$3,100	$1.98	44d	1	0.87mi
80870 California 111 Unit 223 Indio, CA	2.0	2.0	1400	$1,550	$1.11	44d	1	0.87mi
79679 Carmel Valley Ave Indio, CA	3.0	2.0	1529	$2,900	$1.90	22d	1	1.02mi
80346 Indian Springs Dr Indio, CA	2.0	2.5	1713	$3,500	$2.04	19d	1	1.02mi
47750 Adams St La Quinta, CA	1.0–2.0	1.0–2.0	956	$2,220	$2.32	44d	1	1.05mi
47470 Aloe Way La Quinta, CA	3.0–4.0	2.5–3.5	1793	$3,104	$1.73	4d	14	1.07mi
79631 Half Moon Bay Dr Indio, CA	2.0	2.5	1703	$3,600	$2.11	5d	1	1.15mi
45809 Crosswater St Indio, CA	3.0	2.0	1529	$6,000	$3.92	44d	1	1.16mi
80675 Harvard Ct Indio, CA	3.0	2.0	1248	$2,495	$2.00	11d	1	1.16mi
45439 Shaugnessy Dr Indio, CA	2.0	2.5	1703	$5,500	$3.23	44d	1	1.16mi
80886 Avenue 50 Unit 1 Indio, CA	2.0	2.0	1392	$5,000	$3.59	15d	1	1.19mi
45385 Big Canyon St Indio, CA	3.0	2.0	1529	$3,200	$2.09	44d	1	1.20mi
80172 Green Hills Dr Indio, CA	2.0	2.5	1703	$4,200	$2.47	44d	1	1.24mi
45930 Las Colinas La Quinta, CA	3.0	2.0	1500	$2,850	$1.90	24d	1	1.24mi
45233 Big Canyon St Indio, CA	3.0	2.0	1529	$6,000	$3.92	44d	1	1.28mi
47537 Calle Diamante Indio, CA	3.0	2.0	1772	$3,200	$1.81	44d	1	1.31mi
80216 Jasper Park Ave Indio, CA	2.0	3.0	1703	$2,899	$1.70	19d	1	1.35mi
45420 Desert Fox Dr La Quinta, CA	3.0	3.0	1830	$6,000	$3.28	44d	1	1.36mi
79948 Bethpage Ave Indio, CA	3.0	2.0	1529	$4,500	$2.94	44d	1	1.37mi
49084 Violet St Indio, CA	4.0	2.5	1731	$2,700	$1.56	44d	1	1.39mi
81291 Begonia Ct Indio, CA	4.0	2.0	1731	$7,500	$4.33	44d	1	1.39mi
81641 Avenue 48 Indio, CA	2.0	2.0	1440	$2,500	$1.74	44d	1	1.40mi
47884 Coronado Dr Indio, CA	3.0	2.0	1808	$2,995	$1.66	24d	1	1.42mi
80208 Royal Birkdale Dr Indio, CA	2.0	2.0	1382	$3,875	$2.80	24d	1	1.45mi
44725 Alexandria Vale Indio, CA	2.0	2.0	1707	$2,800	$1.64	44d	1	1.47mi
46675 Desert Villa St Indio, CA	2.0	1.0–1.5	881	$1,590	$1.80	44d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $194,900 Active 110 DOM
2. 2026-06-17
   days on market $194,900 Active 109 DOM
3. 2026-06-16
   days on market $194,900 Active 108 DOM
4. 2026-06-15
   days on market $194,900 Active 107 DOM
5. 2026-06-13
   days on market $194,900 Active 105 DOM
6. 2026-06-09
   days on market $194,900 Active 101 DOM
7. 2026-06-08
   days on market $194,900 Active 100 DOM
8. 2026-06-07
   days on market $194,900 Active 99 DOM
9. 2026-06-04
   days on market $194,900 Active 96 DOM
10. 2026-06-03
    days on market $194,900 Active 95 DOM
11. 2026-06-02
    days on market $194,900 Active 94 DOM
12. 2026-06-01
    days on market $194,900 Active 93 DOM
13. 2026-05-31
    days on market $194,900 Active 92 DOM
14. 2026-04-21
    price $194,900 649-char remark

    Show marketing remark (649 chars)

    This spectacular three bedroom and two-bathroom mobile home just hit the market! Located inside the Las Palmas De La Quinta Park in a great central location near shopping centers, bus stops and main streets. This home sit on a corner lot and offers a spacious layout and plenty of natural light throughout. The principal bedroom is spacious and provides its own private bathroom and walk-in closet, the two remaining bedrooms have individual mini splits for added functionality and the kitchen was remodeled with a modern design in mind. La Palmas de la Quinta is a gated community and offers gated entrances, Clubhouse, multiple Pools & Spas.

15. 2026-02-28
    listed $199,900 Active 649-char remark

    Show marketing remark (649 chars)

    This spectacular three bedroom and two-bathroom mobile home just hit the market! Located inside the Las Palmas De La Quinta Park in a great central location near shopping centers, bus stops and main streets. This home sit on a corner lot and offers a spacious layout and plenty of natural light throughout. The principal bedroom is spacious and provides its own private bathroom and walk-in closet, the two remaining bedrooms have individual mini splits for added functionality and the kitchen was remodeled with a modern design in mind. La Palmas de la Quinta is a gated community and offers gated entrances, Clubhouse, multiple Pools & Spas.

16. 2024-07-03
    status Pending
17. 2024-07-01
    listed $199,000 Active
18. 2023-05-31
    soldstatus $170,000 Closed
19. 2023-05-04
    historical Active Under Contract
20. 2023-04-03
    price $199,900
21. 2023-03-27
    price $205,000
22. 2023-03-09
    price $215,000
23. 2023-02-06
    listed $149,000 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: $963 · $80/mo
• Projected year-2 tax: $1,481 · $123/mo
• Expected delta: +$518/yr (+$43/mo · 53.8%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 18 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: $41,155
• − Mortgage interest: −$10,917
• − Property taxes: −$963
• − Insurance: −$974
• − Repairs & maintenance: −$3,292
• − Management: −$3,292
• − Depreciation: −$5,670
• Taxable income: $16,046
• Est. tax owed @ 24.0%: −$3,851
• After-tax cash flow: $14,459/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

+30.8% since first listed

10 events — show timeline

• 2026-04-21 Price Changed $194,900 GPSMLS
• 2026-02-28 Listed $199,900 GPSMLS
• 2024-07-03 Pending — GPSMLS
• 2024-07-01 Listed $199,000 GPSMLS
• 2023-05-31 Sold (MLS) $170,000 GPSMLS
• 2023-05-04 Contingent — GPSMLS
• 2023-04-03 Price Changed $199,900 GPSMLS
• 2023-03-27 Price Changed $205,000 GPSMLS
• 2023-03-09 Price Changed $215,000 GPSMLS
• 2023-02-06 Listed $149,000 GPSMLS

Property tax history

-0.5%/yr

Latest (2025): $963 · +1.3% YoY. Source: county tax records.