81351 Avenue 46 #64 · Indio, CA 92201

$159,900

3 bd · 2.0 ba · 1,123 sqft · Manufactured · 14 Days on market

Built 2020

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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

Welcome to this beautifully and colorful well maintained 2020 manufactured home located in the desirable community of Pueblo Del Sol off Avenue 46. This like-new home features 3 bedrooms, 2 bathrooms, and an open-concept floor plan perfect for comfortable living and entertaining. Pride of ownership shines throughout as this home has been meticulously cared for by its original owner. Enjoy a prime location within the community, complete with a spacious two-car carport. Pueblo Del Sol offers great amenities including a clubhouse, pools, spa/Jacuzzi, and roaming security for added peace of mind. All prospective buyers must be approved by park management. Please contact agent for application in

Key facts

• Garage
• Community pool
• Built 2020

Property features AI

Finance

• Other: Rental restrictions apply; Will not consider lease; Possession at close of escrow
• Financial info: Land is lease type with annual land lease amount of $12,000; Sale terms: Cash
• HOA & community: No monthly association fees listed; Community has rules: CC & R and pet restrictions; Park type: Family; Park name: Pueblo Del Sol; Park manager approval required

Exterior

• Parking: Attached carport; 2 carport spaces (total 2 parking spaces)
• Security: No security features
• Utilities: Sewer: in, connected and paid; TV/Cable available; PUD: No
• Home design: Detached property; Ground level; Single-story; Double-wide manufactured home
• Construction: 24 ft wide, 48 ft long double-wide manufactured home; Fleetwood Homes manufacture; Model: 220CL Canyon Lake 24443X; Manufacture date: 11/6/2020; Mobile home will remain
• Exterior features: Back yard; Community in-ground pool; Community in-ground spa/hot tub

Interior

• Kitchen: Corian counters; Dishwasher; Garbage disposal
• Bedrooms: Main floor bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Dining area; Living room; Breakfast nook / breakfast counter/bar

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $948 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 13.4% 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: James Madison Elementary (377 students, 85% FRL); Indio Middle (784 students, 89% FRL); Indio High (math 15% / reading 42%, grade F, #774 of 1,170 statewide, top 66%, 2,143 students, 92% FRL) — zoned schools average 89% FRL vs 56% district-wide (33 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 44% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.53% ✓
• Cap rate: 13.41%
• Cash-on-cash: 25.40%
• DSCR: 2.13
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $92,086
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81351 Avenue 46 #64	0.00mi	3/2.0	1,123 (0%)	1mo	$142,000	$126	100
80870 California 111 #184	0.60mi	2/2.0 (-1)	1,140 (+2%)	0mo	$75,000	$66	64
46618 Madison St #153	0.41mi	2/2.0 (-1)	1,056 (-6%)	3mo	$195,000	$185	64
80870 Highway 111 #95	0.66mi	2/2.0 (-1)	1,152 (+3%)	2mo	$75,000	$65	58
80870 CA-111 #30	0.51mi	2/2.0 (-1)	1,040 (-7%)	2mo	$69,997	$67	58
80870 Highway 111 #157	0.59mi	2/2.0 (-1)	1,152 (+3%)	14mo	$189,900	$165	51
46618 Madison St #8	0.41mi	2/2.0 (-1)	1,272 (+13%)	11mo	$158,650	$125	45
80870 Highway 111 #125	0.59mi	2/2.0 (-1)	1,040 (-7%)	22mo	$85,000	$82	37
80870 Highway 111 Spc 75	0.66mi	2/2.0 (-1)	1,240 (+10%)	23mo	$75,000	$60	28

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: 19.3%
• Equity multiple: 1.79×
• Total profit: $35,250
• Equity at exit: $23,842

10-year hold

• IRR: 27.8%
• Equity multiple: 3.50×
• Total profit: $111,727
• Equity at exit: $13,825

Cash invested: $44,772 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,442 high
• Mortgage (P&I): −$839
• Tax from tax record: −$77 /mo · $920/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $948

Break-even live

Break-even rent $1,243

Max offer price $159,900

Occupancy floor 56%

Sensitivity live

Price	-10% $1,038	-5% $993	+0% $948	+5% $902	+10% $857
Rent	-10% $755	-5% $851	+0% $948	+5% $1,044	+10% $1,141
Rate	-1.0pp $1,028	-0.5pp $988	base $948	+0.5pp $906	+1.0pp $864

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
81272 Palmwood Dr Indio, CA	3.0	2.0	1104	$3,200	$2.90	45d	1	0.27mi
46675 Desert Villa St Indio, CA	2.0	1.0–1.5	881	$1,590	$1.80	45d	1	0.33mi
81683 De Plata Ave Indio, CA	3.0	2.0	1216	$3,100	$2.55	20d	1	0.38mi
45546 Aladdin St Unit D201 Indio, CA	2.0	1.0	907	$1,549	$1.71	45d	1	0.52mi
81720 Avenue Indio, CA	2.0	2.0	1080	$1,795	$1.66	45d	1	0.52mi
81840 Avenida del Mar Unit A203 Indio, CA	2.0	2.0	874	$1,750	$2.00	25d	1	0.58mi
80870 California 111 Unit 223 Indio, CA	2.0	2.0	1400	$1,550	$1.11	45d	1	0.61mi
46745 Monroe St Indio, CA	1.0–2.0	1.0–2.0	880	$2,070	$2.35	3d	11	0.63mi
81153 Francis Ave Indio, CA	3.0	2.0	1288	$2,800	$2.17	6d	1	0.63mi
80675 Harvard Ct Indio, CA	3.0	2.0	1248	$2,495	$2.00	12d	1	0.72mi
47395 Monroe St #286 Indio, CA	2.0	2.0	1021	$2,300	$2.25	25d	1	0.80mi
47395 Monroe St #264 Indio, CA	3.0	2.0	1257	$3,200	$2.55	45d	1	0.80mi
82165 Doctor Carreon Blvd Indio, CA	1.0–2.0	1.0–2.0	828	$2,150	$2.60	5d	11	0.88mi
47800 Madison St Indio, CA	3.0	2.0	1456	$2,850	$1.96	45d	1	0.90mi
44313 Larrea St Indio, CA	3.0	2.0	1219	$2,400	$1.97	25d	1	0.94mi
81351 Fred Waring Dr Unit 215 Indio, CA	2.0	1.0	946	$1,595	$1.69	14d	1	1.00mi
81351 Fred Waring Dr Apt 218 Indio, CA	2.0	1.0	946	$1,595	$1.69	45d	1	1.00mi
81955 Hoover Ave Indio, CA	1.0–2.0	1.0–2.0	799	$1,895	$2.37	45d	1	1.02mi
81641 Avenue 48 Indio, CA	2.0	2.0	1440	$2,500	$1.74	45d	1	1.07mi
82451 John Nobles Ave Unit 19 Indio, CA	3.0	1.5	900	$1,795	$1.99	45d	1	1.11mi
82377 Rebecca Dr Indio, CA	3.0	2.0	952	$2,400	$2.52	45d	1	1.12mi
80208 Royal Birkdale Dr Indio, CA	2.0	2.0	1382	$3,875	$2.80	25d	1	1.13mi
44900 Rubidoux St Indio, CA	3.0	2.0	1158	$2,295	$1.98	6d	1	1.14mi
82435 Requa Ave Apt 01 Indio, CA	2.0	1.5	769	$1,595	$2.07	45d	1	1.14mi
81777 Avenue 48 Indio, CA	1.0–2.0	1.0	820	$1,950	$2.38	4d	5	1.15mi
81875 Avenue 48 Indio, CA	1.0–2.0	1.0–2.0	804	$2,185	$2.72	11d	6	1.17mi
81875 Avenue 48 Indio, CA	1.0–2.0	1.0–2.0	805	$2,185	$2.71	0d	6	1.17mi
48255 Monroe St #20 Indio, CA	2.0	2.0	998	$2,200	$2.20	25d	1	1.25mi
48255 Monroe St Indio, CA	1.0–2.0	2.0	932	$2,200	$2.36	45d	2	1.26mi
82481 Valencia Ave Indio, CA	2.0	1.0	900	$1,750	$1.94	45d	1	1.30mi
46896 Jefferson St Indio, CA	2.0	2.0	1100	$2,075	$1.89	0d	3	1.36mi

Listing history 3 events

1. 2026-04-29
   status Pending
2. 2026-04-15
   listed $159,900 Active
3. 2026-04-07
   historical $159,900

ⓘ 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: $920 · $77/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$295/yr (+$25/mo · 32.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥114°F today · 15 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: $29,310
• − Mortgage interest: −$8,957
• − Property taxes: −$920
• − Insurance: −$800
• − Repairs & maintenance: −$2,345
• − Management: −$2,345
• − Depreciation: −$4,652
• Taxable income: $9,292
• Est. tax owed @ 24.0%: −$2,230
• After-tax cash flow: $9,143/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

+0.0% since first listed

3 events — show timeline

• 2026-04-29 Pending — GPSMLS
• 2026-04-15 Listed $159,900 GPSMLS
• 2026-04-07 Coming Soon $159,900 GPSMLS

Property tax history

+13.2%/yr

Latest (2025): $920 · +2.0% YoY. Source: county tax records.