80000 Ave 48 #163 · Indio, CA 92201

$159,995

2 bd · 2.0 ba · 1,488 sqft · Manufactured · 50 Days on market

Built 1979 $108/sqft · 27% below area Est $218k · 27% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks

This is a very well taken care of mobile home. It is move in ready.

Key facts

• Garage
• Community pool
• Built 1979

Property features AI

Finance

• Other: Property sold as-is; Pet restrictions apply; Included in sale: stove and dishwasher (sold as-is); Listing terms may include Conventional, Concurrent Close, or Cash; Possession: Close plus 1 day; Not available for short-term rentals; Will not consider lease
• Financial info: Land is leasehold; annual land lease listed as $12,000
• HOA & community: Gated community; Monthly association fees: $0.00

Exterior

• Parking: Attached carport; 2 covered/carport spaces; 4 total parking spaces
• Security: Automatic gate; Gated community
• Utilities: Water provided by CVWD (water district); Sewer connected on bond; PUD: No
• Home design: Double-wide mobile/manufactured home; Single-story (ground level); Built/dated 1979 (manufacture date)
• Construction: Aluminum siding; Aluminum skirting; Year built (manufacture): 1979; 1 story
• Exterior features: Automatic gate; Gated community; Community pool (in-ground); Community spa/hot tub (in-ground); Front door faces east; Property is detached

Interior

• Kitchen: Corian counters; Stove; Dishwasher
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Air conditioning; Ceiling fans
• Interior features: Ground-level entry with steps; Unfurnished; Fireplace (1) — located in an other/unspecified area; Dining area; Crafts room
• Laundry & utility: Dedicated laundry room (individual room)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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, 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; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 $3,441/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 $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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 $155,195 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.15% ✓
• Cap rate: 18.39%
• Cash-on-cash: 43.19%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

• ARV (median comp): $218,500
• List price: $159,995
• Delta: -26.78%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80000 Avenue 48 #118	0.08mi	2/2.0	1,440 (-3%)	22mo	$110,000	$76	73
80000 Avenue 48 Ave #37	0.08mi	3/2.0 (+1)	1,344 (-10%)	15mo	$165,000	$123	63
80000 Avenue 48 Space 285	0.08mi	3/2.0 (+1)	1,300 (-13%)	16mo	$177,000	$136	57

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: 40.4%
• Equity multiple: 2.74×
• Total profit: $77,998
• Equity at exit: $23,856

10-year hold

• IRR: 46.9%
• Equity multiple: 5.58×
• Total profit: $205,242
• Equity at exit: $13,833

Cash invested: $44,799 (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: 3.9×

Monthly cashflow live

• Estimated rent: $3,441 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$723
• Net cashflow: $1,612

Break-even live

Break-even rent $1,400

Max offer price $159,995

Occupancy floor 48%

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: $39,999
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	0.18mi
46896 Jefferson St Indio, CA	2.0	2.0	1100	$2,075	$1.89	3d	2	0.54mi
47412 Harbour Lights Ln Indio, CA	3.0	2.0	1650	$4,000	$2.42	12d	1	0.68mi
79930 Fiesta Dr La Quinta, CA	3.0	2.0	1828	$5,500	$3.01	44d	1	0.75mi
80071 Palm Circle Dr La Quinta, CA	3.0	2.0	1650	$2,850	$1.73	24d	1	0.83mi
47800 Madison St Indio, CA	3.0	2.0	1456	$2,850	$1.96	44d	1	0.92mi
80870 California 111 Unit 223 Indio, CA	2.0	2.0	1400	$1,550	$1.11	44d	1	0.96mi
47750 Adams St La Quinta, CA	1.0–2.0	1.0–2.0	956	$2,220	$2.32	44d	1	1.00mi
47470 Aloe Way La Quinta, CA	3.0–4.0	2.5–3.5	1793	$3,104	$1.73	3d	14	1.02mi
79679 Carmel Valley Ave Indio, CA	3.0	2.0	1529	$2,900	$1.90	22d	1	1.05mi
80346 Indian Springs Dr Indio, CA	2.0	2.5	1713	$3,500	$2.04	18d	1	1.09mi
80886 Avenue 50 Unit 1 Indio, CA	2.0	2.0	1392	$5,000	$3.59	15d	1	1.17mi
79631 Half Moon Bay Dr Indio, CA	2.0	2.5	1703	$3,600	$2.11	5d	1	1.18mi
45809 Crosswater St Indio, CA	3.0	2.0	1529	$6,000	$3.92	44d	1	1.18mi
45439 Shaugnessy Dr Indio, CA	2.0	2.5	1703	$5,500	$3.23	44d	1	1.23mi
80675 Harvard Ct Indio, CA	3.0	2.0	1248	$2,495	$2.00	11d	1	1.25mi
45930 Las Colinas La Quinta, CA	3.0	2.0	1500	$2,850	$1.90	24d	1	1.26mi
45385 Big Canyon St Indio, CA	3.0	2.0	1529	$3,200	$2.09	44d	1	1.26mi
80172 Green Hills Dr Indio, CA	2.0	2.5	1703	$4,200	$2.47	44d	1	1.31mi
45233 Big Canyon St Indio, CA	3.0	2.0	1529	$6,000	$3.92	44d	1	1.34mi
47537 Calle Diamante Indio, CA	3.0	2.0	1772	$3,200	$1.81	44d	1	1.37mi
45420 Desert Fox Dr La Quinta, CA	3.0	3.0	1830	$6,000	$3.28	44d	1	1.39mi
80216 Jasper Park Ave Indio, CA	2.0	3.0	1703	$2,899	$1.70	18d	1	1.42mi
79948 Bethpage Ave Indio, CA	3.0	2.0	1529	$4,500	$2.94	44d	1	1.43mi
81641 Avenue 48 Indio, CA	2.0	2.0	1440	$2,500	$1.74	44d	1	1.44mi
47884 Coronado Dr Indio, CA	3.0	2.0	1808	$2,995	$1.66	24d	1	1.48mi

Listing history 26 events

1. 2026-06-18
   days on market $159,995 Active 50 DOM
2. 2026-06-17
   days on market $159,995 Active 49 DOM
3. 2026-06-16
   days on market $159,995 Active 48 DOM
4. 2026-06-15
   days on market $159,995 Active 47 DOM
5. 2026-06-13
   days on market $159,995 Active 45 DOM
6. 2026-06-09
   days on market $159,995 Active 41 DOM
7. 2026-06-08
   days on market $159,995 Active 40 DOM
8. 2026-06-07
   days on market $159,995 Active 39 DOM
9. 2026-06-04
   days on market $159,995 Active 36 DOM
10. 2026-06-03
    days on market $159,995 Active 35 DOM
11. 2026-06-02
    days on market $159,995 Active 34 DOM
12. 2026-06-01
    days on market $159,995 Active 33 DOM
13. 2026-05-31
    days on market $159,995 Active 32 DOM
14. 2026-04-01
    historical
15. 2025-04-01
    listed $159,995 Active
16. 2025-04-01
    listed $159,995 Active 67-char remark
17. 2025-01-01
    historical
18. 2024-04-29
    listed $159,995 Active
19. 2024-04-05
    historical
20. 2024-04-03
    price $160,000
21. 2024-01-04
    listed $165,000 Active
22. 2024-01-03
    historical
23. 2023-12-18
    price $170,000
24. 2023-10-02
    listed $175,000 Active
25. 2006-11-13
    historical
26. 2006-04-27
    listed $49,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $41,287
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$3,303
• − Management: −$3,303
• − Depreciation: −$4,654
• Taxable income: $17,864
• Est. tax owed @ 24.0%: −$4,287
• After-tax cash flow: $15,061/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

+220.6% since first listed

13 events — show timeline

• 2026-04-01 Listing Removed — GPSMLS
• 2025-04-01 Listed $159,995 GPSMLS
• 2025-04-01 Listed $159,995 GPSMLS
• 2025-01-01 Listing Removed — GPSMLS
• 2024-04-29 Listed $159,995 GPSMLS
• 2024-04-05 Listing Removed — GPSMLS
• 2024-04-03 Price Changed $160,000 GPSMLS
• 2024-01-04 Listed $165,000 GPSMLS
• 2024-01-03 Listing Removed — GPSMLS
• 2023-12-18 Price Changed $170,000 GPSMLS
• 2023-10-02 Listed $175,000 GPSMLS
• 2006-11-13 Listing Removed — GPSMLS
• 2006-04-27 Listed $49,900 GPSMLS