84250 Indio Springs Dr #156 · Indio, CA 92203

$110,000

1 bd · 1.0 ba · 400 sqft · Manufactured · 232 Days on market

Built 1980 1,952 sqft lot $275/sqft · 10% above area Est $100k · 10% over $360/mo HOA · 21% of rent

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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 +27.1/30.0
• 1% rule +10.0/10.0
• DSCR +9.4/10.0
• Rent growth +5.0/5.0
• Schools +3.8/10.0
• ARV discount +2.9/15.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated 1-bed, 1-bath lakeside corner unit in the highly desired Indio Springs RV Resort, a community-driven, socially active 55+ seasonal resort. This property includes land ownership—you own where you live! Enjoy tranquil water views, modern upgrades, and an extended concrete driveway with parking for three vehicles, a rare feature in the community. Indio Springs offers lush landscaping, waterways, a clubhouse, pools, and a full calendar of activities from November through March. HOA covers water, sewer, garbage, cable, and internet, keeping fees among the lowest in the Coachella Valley. Residents describe the lifestyle as 'friendly, active, and fun'—a place where neighbors become lifelong friends.

Key facts

• 1,952 sq ft lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 fast (+11.6%/yr); 441 active listings in the ZIP; solid renter incomes; 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 $761 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $110k implies a 255% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
8. 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.
9. 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: 1.56% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.18%
• DSCR: 1.54
• GRM: 5.4

CMA / ARV

• ARV (median comp): $99,750
• List price: $110,000
• Delta: 10.28%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84136 Ave 44 #122	0.55mi	1/1.0	400 (0%)	2mo	$125,000	$313	72
84136 Ave 44, #53 #53	0.56mi	1/1.0	400 (0%)	4mo	$86,000	$215	70
84136 Avenue 44 #477	0.69mi	1/1.0	400 (0%)	1mo	$95,000	$238	67
84136 Ave 44, #29 #29	0.68mi	1/1.0	400 (0%)	1mo	$90,000	$225	67
84136 Ave 44, #567 #567	0.69mi	1/1.0	400 (0%)	2mo	$90,000	$225	67
84136 Avenue 44 #281	0.65mi	1/1.0	400 (0%)	4mo	$185,000	$463	66
84136 Avenue 44 #691 #691	0.69mi	1/1.0	400 (0%)	3mo	$103,500	$259	65
84136 Avenue 44 #688	0.69mi	1/1.0	400 (0%)	4mo	$185,000	$463	65
84136 Avenue 44 #581	0.69mi	1/1.0	400 (0%)	4mo	$97,000	$243	65
84136 84136 Avenue 44, #325 #325	0.74mi	1/1.0	400 (0%)	2mo	$79,000	$198	64
84136 Ave 44, 658 #658	0.72mi	1/1.0	400 (0%)	3mo	$102,500	$256	64
84136 Ave 44, 656 #656	0.74mi	1/1.0	400 (0%)	3mo	$102,500	$256	63

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.37×
• Total profit: $11,338
• Equity at exit: $16,401

10-year hold

• IRR: 22.6%
• Equity multiple: 3.52×
• Total profit: $77,513
• Equity at exit: $9,511

Cash invested: $30,800 (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 92203

• Home prices YoY: -25.0%
• Rents YoY: 11.6%
• Active inventory: 441
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,713 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$46
• HOA: −$360
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $313

Break-even live

Break-even rent $1,317

Max offer price $110,000

Occupancy floor 77%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $360 · $4,320/yr
• Likely covers: watersewertrashinternetcablelandscapingpool

Listing history 20 events

1. 2026-06-18
   days on market $110,000 Active 232 DOM
2. 2026-06-17
   days on market $110,000 Active 231 DOM
3. 2026-06-16
   days on market $110,000 Active 230 DOM
4. 2026-06-15
   days on market $110,000 Active 229 DOM
5. 2026-06-13
   days on market $110,000 Active 227 DOM
6. 2026-06-09
   days on market $110,000 Active 223 DOM
7. 2026-06-08
   days on market $110,000 Active 222 DOM
8. 2026-06-07
   days on market $110,000 Active 221 DOM
9. 2026-06-04
   days on market $110,000 Active 218 DOM
10. 2026-06-03
    days on market $110,000 Active 217 DOM
11. 2026-06-02
    days on market $110,000 Active 216 DOM
12. 2026-06-01
    days on market $110,000 Active 215 DOM
13. 2026-05-31
    days on market $110,000 Active 214 DOM
14. 2026-02-20
    price $110,000 735-char remark

    Show marketing remark (735 chars)

    Beautifully renovated 1-bed, 1-bath lakeside corner unit in the highly desired Indio Springs RV Resort, a community-driven, socially active 55+ seasonal resort. This property includes land ownership—you own where you live! Enjoy tranquil water views, modern upgrades, and an extended concrete driveway with parking for three vehicles, a rare feature in the community. Indio Springs offers lush landscaping, waterways, a clubhouse, pools, and a full calendar of activities from November through March. HOA covers water, sewer, garbage, cable, and internet, keeping fees among the lowest in the Coachella Valley. Residents describe the lifestyle as 'friendly, active, and fun'—a place where neighbors become lifelong friends.

15. 2025-12-10
    price $118,000 735-char remark

    Show marketing remark (735 chars)

    Beautifully renovated 1-bed, 1-bath lakeside corner unit in the highly desired Indio Springs RV Resort, a community-driven, socially active 55+ seasonal resort. This property includes land ownership—you own where you live! Enjoy tranquil water views, modern upgrades, and an extended concrete driveway with parking for three vehicles, a rare feature in the community. Indio Springs offers lush landscaping, waterways, a clubhouse, pools, and a full calendar of activities from November through March. HOA covers water, sewer, garbage, cable, and internet, keeping fees among the lowest in the Coachella Valley. Residents describe the lifestyle as 'friendly, active, and fun'—a place where neighbors become lifelong friends.

16. 2025-10-27
    listed $125,000 Active 735-char remark

    Show marketing remark (735 chars)

    Beautifully renovated 1-bed, 1-bath lakeside corner unit in the highly desired Indio Springs RV Resort, a community-driven, socially active 55+ seasonal resort. This property includes land ownership—you own where you live! Enjoy tranquil water views, modern upgrades, and an extended concrete driveway with parking for three vehicles, a rare feature in the community. Indio Springs offers lush landscaping, waterways, a clubhouse, pools, and a full calendar of activities from November through March. HOA covers water, sewer, garbage, cable, and internet, keeping fees among the lowest in the Coachella Valley. Residents describe the lifestyle as 'friendly, active, and fun'—a place where neighbors become lifelong friends.

17. 2020-06-25
    soldstatus $31,000
18. 2020-04-15
    historical
19. 2019-10-15
    listed $90,000 Active
20. 1998-03-03
    soldstatus $10,000

ⓘ 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: $691 · $58/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$145/yr (+$12/mo · 21.0%)

ⓘ 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 5 d/yr ≥115°F today · 12 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: $20,551
• − Mortgage interest: −$6,162
• − Property taxes: −$691
• − Insurance: −$550
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − HOA: −$4,320
• − Depreciation: −$3,200
• Taxable income: $2,340
• Est. tax owed @ 24.0%: −$562
• After-tax cash flow: $3,190/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): 34,735
• Household income: $97,311
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 565.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 51% White 41% Two or more races 29% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 14% · Canada
• Languages at home: 64% English-only · Spanish 33% Tagalog/Filipino 1% Other Indo-European 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: ▼ -98.51%
• Current HPI: 295.6456
• Rent YoY: ▲ 11.64%
• 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

+1000.0% since first listed

7 events — show timeline

• 2026-02-20 Price Changed $110,000 GPSMLS
• 2025-12-10 Price Changed $118,000 GPSMLS
• 2025-10-27 Listed $125,000 GPSMLS
• 2020-06-25 Sold (Public Records) $31,000 Public Records
• 2020-04-15 Listing Removed — GPSMLS
• 2019-10-15 Listed $90,000 GPSMLS
• 1998-03-03 Sold (Public Records) $10,000 Public Records

Property tax history

+18.1%/yr

Latest (2014): $691 · +115.4% YoY. Source: county tax records.