85346 Giorno Ct · Indio, CA 92203

$375,000

2 bd · 2.0 ba · 1,704 sqft · SingleFamily public records · 120 Days on market

55+ age-restricted Built 2022 Good condition 5,401 sqft lot 2-car garage $220/sqft · 21% below area Est $474k · 21% under $300/mo HOA · 9% of rent ↓ 2% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• Rent growth +5.0/5.0
• Schools +4.6/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• DSCR +3.5/10.0
• Livability +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully Upgraded 3-Bedroom Home in the Luxurious Terra Lago Resort "Senior 55+" Community of Coachella Valley! Sitting at the end of a Quiet Cul-De-Sac, this home features an open modern-concept layout & panoramic mountain/sky views. Living room w/ fireplace & oversized windows providing abundant natural light. Kitchen w/ dine-in bar, granite countertops, hardwood cabinets, & stainless-steel appliances. Spacious Master Bedroom retreat w/ dual vanities & walk-in closet. Private Resort-style backyard w/ fire pit area & putting green - perfect for entertaining! Sun Power solar. Central AC + heat. Laundry room w/ storage. 2 car garage.

Key facts

• Fire pit area
• Putting green
• 5,401 sq ft lot

Tags

• PANORAMIC MOUNTAIN SKY VIEWS
• OPEN MODERN-CONCEPT LAYOUT
• PRIVATE RESORT-STYLE BACKYARD
• FIRE PIT AREA
• PUTTING GREEN
• BEAUTIFULLY DESIGNED CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $375k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-395 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (15.2% below list).
• Recommended offer: $305k (18.6% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 4.1% in Indio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 639 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 61d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 39% of the median local income ($97k/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 $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($341k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $50k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,281 (18.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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: 0.85% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.51%
• DSCR: 0.80
• GRM: 9.8

CMA / ARV

• ARV (median comp): $474,085
• List price: $375,000
• Delta: -20.90%
• 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
85494 Cortona Ct	0.17mi	2/2.0	1,704 (0%)	6mo	$417,000	$245	87
85613 Treviso Dr	0.23mi	2/2.0	1,736 (+2%)	2mo	$389,900	$225	85
85425 Giorno Ct	0.08mi	2/2.0	1,602 (-6%)	5mo	$410,000	$256	82
85413 Giorno Ct	0.07mi	2/2.0	1,555 (-9%)	4mo	$429,000	$276	79
85571 Adria Dr	0.19mi	2/2.0	1,632 (-4%)	6mo	$410,000	$251	79
43842 Treviso Dr	0.42mi	2/2.0	1,704 (0%)	4mo	$415,000	$244	77
85491 Adria Dr	0.14mi	2/2.0	1,555 (-9%)	4mo	$360,000	$232	76
85735 Burano Pl	0.44mi	2/2.0	1,704 (0%)	7mo	$535,000	$314	74
43553 Treviso Dr	0.33mi	2/2.0	1,600 (-6%)	10mo	$419,900	$262	66
43775 Treviso Dr	0.39mi	2/2.0	1,602 (-6%)	8mo	$365,000	$228	65
43651 Adria Dr	0.41mi	2/2.0	1,555 (-9%)	6mo	$404,900	$260	62
42941 Cusino Ct	0.41mi	2/2.0	1,910 (+12%)	1mo	$499,000	$261	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.34×
• Total profit: $-68,865
• Equity at exit: $55,914

10-year hold

• IRR: -1.7%
• Equity multiple: 0.86×
• Total profit: $-14,907
• Equity at exit: $32,423

Cash invested: $105,000 (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: 11 active · 10 under contract
• Months of supply: 6.6 mo (15%/mo absorbed)
• Median asking: $459,000 ($270/sqft)
• Median days on market: 91 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +3.1% 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: 639
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,178 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$483 /mo · $5,793/yr
• Insurance: −$156
• HOA: −$300
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $-395

Break-even live

Break-even rent $3,678

Max offer price $305,281

Occupancy floor —

Sensitivity live

Price	-10% $-182	-5% $-289	+0% $-395	+5% $-501	+10% $-607
Rent	-10% $-646	-5% $-520	+0% $-395	+5% $-269	+10% $-144
Rate	-1.0pp $-206	-0.5pp $-299	base $-395	+0.5pp $-492	+1.0pp $-591

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: $93,750
• Closing costs: $11,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85494 Cortona Ct Indio, CA	2.0	2.0	1704	$3,500	$2.05	4d	1	0.18mi
43720 Vacanza Ct Indio, CA	2.0	3.0	2152	$2,800	$1.30	0d	1	0.32mi
43930 Arancia Way Indio, CA	2.0	2.0	2026	$3,500	$1.73	114d	1	0.38mi
84649 Pavone Way Indio, CA	3.0	2.0	2012	$3,800	$1.89	60d	1	0.77mi
84649 Merus Ave Indio, CA	3.0	2.5	2000	$2,650	$1.32	10d	1	0.84mi
42816 Dell Lago Ct Indio, CA	3.0	2.0	2012	$25,000	$12.43	139d	1	0.96mi
84330 Tramonto Way Indio, CA	3.0	2.0	1637	$3,645	$2.23	120d	1	1.13mi
84330 Tramonto Way Indio, CA	3.0	2.0	1637	$4,000	$2.44	38d	1	1.13mi
84206 Canzone Dr Indio, CA	3.0	2.0	1720	$3,600	$2.09	10d	1	1.26mi
84175 Tramonto Way Indio, CA	3.0	2.0	1737	$3,500	$2.01	70d	1	1.27mi
84131 Azzura Way Indio, CA	3.0	2.0	1637	$3,200	$1.95	76d	1	1.30mi
42811 Incantata Pl Indio, CA	3.0	2.0	1720	$3,750	$2.18	139d	1	1.42mi
86187 Grenache Ln Coachella, CA	3.0	3.0	1587	$2,750	$1.73	0d	1	1.44mi
86163 Grenache Ln Coachella, CA	3.0	3.0	1587	$2,750	$1.73	38d	1	1.44mi
86163 Grenache Ln Coachella, CA	3.0	3.0	1587	$2,750	$1.73	24d	1	1.44mi
83952 Artemisa Ct Indio, CA	3.0	2.0	1305	$4,200	$3.22	139d	1	1.45mi
83952 Artemisa Ct Indio, CA	3.0	2.0	1305	$3,500	$2.68	7d	1	1.45mi
84030 Colibri Ct Indio, CA	3.0	2.0	1720	$2,895	$1.68	70d	1	1.45mi
86147 Pinot Noir Ln Coachella, CA	3.0	2.5	1587	$2,600	$1.64	139d	1	1.49mi

Property features AI

Finance

• Other: Located in the FourSeasonsTerraLago tract
• HOA & community: HOA fee $300 per monthSenior community

Exterior

• Parking: Attached 2-car garage
• Utilities: Solar panels (house)
• Home design: Detached single-family homeOne level
• Construction: Detached/no common walls
• Exterior features: Community poolCommunity spaPanoramic mountain viewsNo other detached structures

Interior

• Kitchen: DishwasherMicrowaveRange/OvenGarbage disposal
• Bedrooms: Includes a converted bedroom
• Flooring: Laminate floorsCarpeted floorsTile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatCentral cooling
• Interior features: Breakfast barConverted bedroomDining areaGreat roomLiving roomPatio (open)Walk-in closetCeiling fanSolar panelsVented exhaust fanFireplace in living room (1)
• Laundry & utility: Laundry roomGas dryer hookup

Listing history 50 events

1. 2026-09-24
   days on market $375,000 Active 120 DOM
2. 2026-09-23
   days on market $375,000 Active 119 DOM
3. 2026-09-22
   days on market $375,000 Active 118 DOM
4. 2026-09-21
   days on market $375,000 Active 117 DOM
5. 2026-09-20
   days on market $375,000 Active 116 DOM
6. 2026-09-19
   days on market $375,000 Active 115 DOM
7. 2026-09-18
   days on market $375,000 Active 114 DOM
8. 2026-09-17
   days on market $375,000 Active 113 DOM
9. 2026-09-16
   days on market $375,000 Active 112 DOM
10. 2026-09-15
    days on market $375,000 Active 111 DOM
11. 2026-09-14
    pricedays on market $375,000 Active 110 DOM
12. 2026-09-13
    days on market $389,000 Active 109 DOM
13. 2026-09-12
    days on market $389,000 Active 108 DOM
14. 2026-09-11
    days on market $389,000 Active 107 DOM
15. 2026-09-05
    days on market $389,000 Active 101 DOM
16. 2026-09-04
    days on market $389,000 Active 100 DOM
17. 2026-09-03
    days on market $389,000 Active 99 DOM
18. 2026-08-31
    days on market $389,000 Active 96 DOM
19. 2026-08-30
    days on market $389,000 Active 95 DOM
20. 2026-08-29
    days on market $389,000 Active 94 DOM
21. 2026-08-28
    days on market $389,000 Active 93 DOM
22. 2026-08-27
    days on market $389,000 Active 92 DOM
23. 2026-08-26
    days on market $389,000 Active 91 DOM
24. 2026-08-25
    days on market $389,000 Active 90 DOM
25. 2026-08-24
    days on market $389,000 Active 89 DOM
26. 2026-08-23
    days on market $389,000 Active 88 DOM
27. 2026-08-22
    days on market $389,000 Active 87 DOM
28. 2026-08-21
    pricedays on market $389,000 Active 86 DOM
29. 2026-08-20
    days on market $398,950 Active 85 DOM
30. 2026-08-19
    days on market $398,950 Active 84 DOM
31. 2026-08-18
    days on market $398,950 Active 83 DOM
32. 2026-08-17
    days on market $398,950 Active 82 DOM
33. 2026-08-16
    days on market $398,950 Active 81 DOM
34. 2026-08-15
    days on market $398,950 Active 80 DOM
35. 2026-08-14
    days on market $398,950 Active 79 DOM
36. 2026-08-13
    days on market $398,950 Active 78 DOM
37. 2026-08-12
    days on market $398,950 Active 77 DOM
38. 2026-08-11
    days on market $398,950 Active 76 DOM
39. 2026-08-10
    days on market $398,950 Active 75 DOM
40. 2026-08-09
    days on market $398,950 Active 74 DOM
41. 2026-08-08
    days on market $398,950 Active 73 DOM
42. 2026-08-06
    days on market $398,950 Active 71 DOM
43. 2026-08-05
    days on market $398,950 Active 70 DOM
44. 2026-08-04
    days on market $398,950 Active 69 DOM
45. 2026-08-03
    days on market $398,950 Active 68 DOM
46. 2026-07-31
    days on market $398,950 Active 65 DOM
47. 2026-07-30
    pricedays on market $398,950 Active 64 DOM
48. 2026-07-30
    days on market $399,000 Active 63 DOM
49. 2026-07-28
    days on market $399,000 Active 62 DOM
50. 2026-07-26
    days on market $399,000 Active 60 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: $5,793 · $483/mo
• Projected year-2 tax: $5,793 · $483/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 19 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: $38,140
• − Mortgage interest: −$21,006
• − Property taxes: −$5,793
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,051
• − Management: −$3,051
• − HOA: −$3,600
• − Depreciation: −$10,909
• Taxable loss: −$11,145
• Est. tax savings @ 24.0%: +$2,675
• After-tax cash flow: $-2,061/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $8,520–$25,560 screening

This well-maintained single-family home in a luxurious community offers a good investment opportunity with minimal repairs and updates needed.

Value-add opportunities

• Both update flooring to hardwood — enhances curb appeal and interior aesthetics ↑
• Both paint interior walls — refreshes the home's appearance ↑
• Both install smart home devices — improves energy efficiency and convenience ↑

ⓘ 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

Property features AI

Finance

• Other: Located in the FourSeasonsTerraLago tract
• HOA & community: HOA fee $300 per monthSenior community

Exterior

• Parking: Attached 2-car garage
• Utilities: Solar panels (house)
• Home design: Detached single-family homeOne level
• Construction: Detached/no common walls
• Exterior features: Community poolCommunity spaPanoramic mountain viewsNo other detached structures

Interior

• Kitchen: DishwasherMicrowaveRange/OvenGarbage disposal
• Bedrooms: Includes a converted bedroom
• Flooring: Laminate floorsCarpeted floorsTile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatCentral cooling
• Interior features: Breakfast barConverted bedroomDining areaGreat roomLiving roomPatio (open)Walk-in closetCeiling fanSolar panelsVented exhaust fanFireplace in living room (1)
• Laundry & utility: Laundry roomGas dryer hookup

Price history

-2.3% since first listed

5 events — show timeline

• 2026-06-17 Price Changed $415,000 TheMLS
• 2026-05-27 Listed $425,000 TheMLS
• 2026-03-12 Relisted — CRMLS
• 2026-02-03 Price Changed $399,999 CRMLS
• 2025-11-06 Listed $424,900 CRMLS

Property tax history

+277.9%/yr

Latest (2025): $5,793 · +2.1% YoY. Source: county tax records.