84136 Avenue 44 #394 · Indio, CA 92203

$79,000

1 bd · 1.0 ba · 400 sqft · Manufactured · 360 Days on market

Manufactured home Fair condition 2,178 sqft lot $198/sqft · 39% below area Est $130k · 39% under $530/mo HOA · 39% 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 +15.6/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Rent growth +5.0/5.0
• DSCR +4.8/10.0
• Schools +4.6/10.0
• Livability +2.7/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -5.0

Listing remarks MLS

This park model is located on a quiet green belt within the middle of the community, giving easy access to all the activities. The patio is enclosed with automatic shutters to create an enclosed area. The shed is accessible right off the back stairs as well as a small outside patio. This all located in a 55 community that has a 3 par golf course, chipping green, putting green, 9 hole mini golf, pickleball and tennis courts, bocce ball, an indoor shuffleboard courts, 2 clubhouses with pools and Jacuzzies and an additional 4 satellites with pool, jacuzzi and mail boxes. This is all within a 24 hour gate guarded community , of 801 lots, that consist of a combination of Park Models and RV lots, where you own the land. The resort has a limit of 270 day occupancy. It is. a perfect place to spend your holidays in the sunshine.

Key facts

• Accessible shed
• Chipping green
• 3 par golf course

Tags

• ENCLOSED PATIO
• ACCESSIBLE SHED
• 3 PAR GOLF COURSE
• CHIPPING GREEN
• PUTTING GREEN
• 9 HOLE MINI GOLF

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $79k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $33 ($402/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.1% 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: Desert Ridge Academy (math 24% / reading 75%, grade C, #98 of 498 statewide, top 21%, 1,030 students, 81% FRL); Shadow Hills High (math 30% / reading 53%, grade F, #498 of 1,170 statewide, top 43%, 1,751 students, 77% FRL) — zoned schools average 79% FRL vs 56% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+11.6%/yr); 537 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 360 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $79k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 4→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 360 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.74% ✓
• Cap rate: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 4.8

CMA / ARV

• ARV (median comp): $129,690
• List price: $79,000
• Delta: -39.09%
• Verdict: UNDERPRICED
• 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, #262 #262	0.03mi	1/1.0	400 (0%)	2mo	$192,500	$481	97
84136 Avenue 44, #449 #449	0.03mi	1/1.0	400 (0%)	4mo	$230,000	$575	95
84136 Ave 44, #385 #385	0.03mi	1/1.0	400 (0%)	4mo	$178,000	$445	95
754 Ave 44 #754	0.09mi	1/1.0	400 (0%)	5mo	$101,500	$254	92
84136 Avenue 44 #477	0.13mi	1/1.0	400 (0%)	3mo	$95,000	$238	92
84136 Ave 44, #567 #567	0.13mi	1/1.0	400 (0%)	3mo	$90,000	$225	91
84136 84136 Avenue 44, #325 #325	0.14mi	1/1.0	400 (0%)	4mo	$79,000	$198	91
84136 Ave 44, #29 #29	0.15mi	1/1.0	400 (0%)	3mo	$90,000	$225	90
84136 Ave 44, #744 #744	0.15mi	1/1.0	400 (0%)	4mo	$176,000	$440	90
84136 Ave 44, 675 #675	0.16mi	1/1.0	400 (0%)	4mo	$205,000	$513	89
84136 Ave 44, 658 #658	0.18mi	1/1.0	400 (0%)	5mo	$102,500	$256	88
84136 Ave 44 #122	0.27mi	1/1.0	400 (0%)	4mo	$125,000	$313	84

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: -3.4%
• Equity multiple: 0.86×
• Total profit: $-3,075
• Equity at exit: $11,779

10-year hold

• IRR: 14.0%
• Equity multiple: 2.56×
• Total profit: $34,469
• Equity at exit: $6,830

Cash invested: $22,120 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 66 active · 2 under contract
• Months of supply: 23.3 mo (4%/mo absorbed)
• Median asking: $127,000 ($318/sqft)
• Median days on market: 170 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +2.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92203

• Home prices YoY: -25.0%
• Rents YoY: 11.6%
• Active inventory: 537
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$33
• HOA: −$530
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $33

Break-even live

Break-even rent $1,332

Max offer price $79,000

Occupancy floor 93%

Sensitivity live

Price	-10% $78	-5% $56	+0% $33	+5% $11	+10% $-11
Rent	-10% $-75	-5% $-21	+0% $33	+5% $88	+10% $142
Rate	-1.0pp $73	-0.5pp $54	base $33	+0.5pp $13	+1.0pp $-8

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: $19,750
• Closing costs: $2,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

HOA detail $530/mo · $6,360/yr

• Likely covers: poolsecurity

Listing history 50 events

1. 2026-08-08
   days on market $79,000 Active 360 DOM
2. 2026-08-06
   days on market $79,000 Active 358 DOM
3. 2026-08-05
   days on market $79,000 Active 357 DOM
4. 2026-08-04
   days on market $79,000 Active 356 DOM
5. 2026-08-03
   days on market $79,000 Active 355 DOM
6. 2026-07-31
   days on market $79,000 Active 352 DOM
7. 2026-07-30
   days on market $79,000 Active 351 DOM
8. 2026-07-30
   days on market $79,000 Active 350 DOM
9. 2026-07-28
   days on market $79,000 Active 349 DOM
10. 2026-07-26
    days on market $79,000 Active 347 DOM
11. 2026-07-24
    days on market $79,000 Active 345 DOM
12. 2026-07-23
    days on market $79,000 Active 344 DOM
13. 2026-07-22
    days on market $79,000 Active 343 DOM
14. 2026-07-21
    days on market $79,000 Active 342 DOM
15. 2026-07-20
    days on market $79,000 Active 341 DOM
16. 2026-07-18
    days on market $79,000 Active 339 DOM
17. 2026-07-18
    days on market $79,000 Active 338 DOM
18. 2026-07-16
    days on market $79,000 Active 337 DOM
19. 2026-07-15
    days on market $79,000 Active 336 DOM
20. 2026-07-14
    days on market $79,000 Active 335 DOM
21. 2026-07-13
    days on market $79,000 Active 334 DOM
22. 2026-07-13
    days on market $79,000 Active 333 DOM
23. 2026-07-11
    days on market $79,000 Active 332 DOM
24. 2026-07-10
    days on market $79,000 Active 331 DOM
25. 2026-07-09
    days on market $79,000 Active 330 DOM
26. 2026-07-07
    days on market $79,000 Active 328 DOM
27. 2026-07-06
    days on market $79,000 Active 327 DOM
28. 2026-07-06
    days on market $79,000 Active 326 DOM
29. 2026-07-05
    days on market $79,000 Active 325 DOM
30. 2026-07-03
    days on market $79,000 Active 324 DOM
31. 2026-07-02
    days on market $79,000 Active 323 DOM
32. 2026-07-01
    days on market $79,000 Active 322 DOM
33. 2026-06-30
    days on market $79,000 Active 321 DOM
34. 2026-06-29
    days on market $79,000 Active 320 DOM
35. 2026-06-28
    days on market $79,000 Active 319 DOM
36. 2026-06-27
    days on market $79,000 Active 318 DOM
37. 2026-06-26
    days on market $79,000 Active 317 DOM
38. 2026-06-24
    days on market $79,000 Active 315 DOM
39. 2026-06-22
    days on market $79,000 Active 313 DOM
40. 2026-06-21
    days on market $79,000 Active 312 DOM
41. 2026-06-18
    days on market $79,000 Active 309 DOM
42. 2026-06-17
    days on market $79,000 Active 308 DOM
43. 2026-06-16
    days on market $79,000 Active 307 DOM
44. 2026-06-15
    days on market $79,000 Active 306 DOM
45. 2026-06-13
    days on market $79,000 Active 304 DOM
46. 2026-06-09
    days on market $79,000 Active 300 DOM
47. 2026-06-08
    days on market $79,000 Active 299 DOM
48. 2026-06-07
    days on market $79,000 Active 298 DOM
49. 2026-06-04
    days on market $79,000 Active 295 DOM
50. 2026-06-03
    days on market $79,000 Active 294 DOM

ⓘ 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: $899 · $75/mo
• Projected year-2 tax: $899 · $75/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 6/10 Major
• 🌡 Heat 9/10 Extreme 4 d/yr ≥114°F today · 9 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: $16,490
• − Mortgage interest: −$4,425
• − Property taxes: −$899
• − Insurance: −$395
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − HOA: −$6,360
• − Depreciation: −$2,298
• Taxable loss: −$526
• Est. tax savings @ 24.0%: +$126
• After-tax cash flow: $528/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.

Condition & rehab AI · 9 photos

Fair 45/100 Cosmetic rehab Est. rehab $2,000–$6,000 screening

This manufactured home is in fair condition with some minor repairs and maintenance needed. It has potential for significant value increase with updates to the interior and exterior.

Repairs flagged

• Minor Kitchen countertops — Worn appearance suggests minor damage or wear.
• Minor Bathroom walls — Discoloration indicates minor staining or discoloration.
• Minor Exterior siding — Some discoloration suggests minor weathering.
• Minor Interior walls — Scuffs and marks indicate minor damage or wear.
• Minor Windows — Some may need cleaning to remove dirt or grime.
• Minor HVAC unit exterior — Dust accumulation suggests minor neglect.
• Minor Landscaping — Overgrown areas and lack of curb appeal suggest minor neglect.
• Minor Patio area — Clean but could benefit from some updates or landscaping improvements.

Value-add opportunities

• Both Paint interior walls and cabinets — Fresh paint can significantly improve the home's appearance and value. ↑
• Both Replace worn countertops — New countertops can enhance the kitchen's functionality and aesthetic appeal. ↑
• Both Clean and maintain HVAC unit — A clean and well-maintained HVAC system can improve comfort and energy efficiency. ↑
• Both Landscaping and curb appeal improvements — A well-maintained and attractive exterior can increase the home's curb appeal and value. ↑
• Both Replace worn windows — New windows can improve energy efficiency and the home's overall appearance. ↑
• Both Replace worn flooring — New flooring can significantly improve the home's appearance and functionality. ↑
• Both Replace worn appliances — New appliances can improve the home's functionality and aesthetic appeal. ↑
• Both Replace worn cabinets — New cabinets can enhance the kitchen's functionality and aesthetic appeal. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Andrew Jackson Elementary Middle Desert Ridge Academy C CA #98/498 Nat'l #3,558/14,009 High Shadow Hills High F CA #498/1,170 Nat'l #7,907/17,239

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

D Composite livability gradescore 53/100

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 · 2,664,475 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: 20% of renters

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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%

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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%

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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

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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

+243.5% since first listed

12 events — show timeline

• 2026-01-09 Price Changed $79,000 TheMLS
• 2025-08-12 Listed $89,000 TheMLS
• 2020-06-04 Listing Removed — GPSMLS
• 2020-01-21 Price Changed $73,000 GPSMLS
• 2019-10-11 Listed $81,000 GPSMLS
• 2010-10-20 Sold (Public Records) $30,000 Public Records
• 2010-10-20 Sold (MLS) $50,000 GPSMLS
• 2010-10-20 Sold (MLS) $50,000 GPSMLS
• 2010-10-01 Listing Removed — GPSMLS
• 2010-09-08 Listed $60,000 GPSMLS
• 1994-12-02 Sold (Public Records) $20,000 Public Records
• 1992-04-27 Sold (Public Records) $23,000 Public Records

Property tax history

+17.2%/yr

Latest (2014): $899 · +31.8% YoY. Source: county tax records.