79395 Valor Ln · Indio, CA 92203

$514,898

4 bd · 2.0 ba · 1,692 sqft · SingleFamily · 15 Days on market

Built 2026 Good condition 7,765 sqft lot $304/sqft · 5% below area Est $543k · 5% under $194/mo HOA · 5% of rent

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Why this score? — see what drove the D- 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 +9.9/15.0
• Cash flow +6.4/30.0
• Rent growth +5.0/5.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +2.7/5.0
• 1% rule +2.0/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-story home offers ample space to live and grow with a total of four bedrooms. Three secondary bedrooms are located near the front of the home off the entry, leading to a spacious open-concept layout with access to a covered patio. A lavish owner's suite is nestled into a private rear corner, complete with a full bathroom and walk-in closet.

Key facts

• New construction
• Full bathroom
• Walk-in closet

Tags

• NEW CONSTRUCTION
• OPEN-CONCEPT LAYOUT
• COVERED PATIO
• FULL BATHROOM
• WALK-IN CLOSET
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $515k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-893 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $386k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $362k (29.7% below list).
• Recommended offer: $362k (29.7% below list) — sets the bar for 1% rule.

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: Ronald Reagan Elementary (834 students, 53% FRL); 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).
• Market conditions: Rents rising fast (+11.6%/yr); 639 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 95d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 92% 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 45% 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 $4k of loan paydown is wiped out by about $15k 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 15 days — a 2% lower offer ($507k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $361,988 (29.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.70% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.43%
• DSCR: 0.67
• GRM: 11.9

CMA / ARV

• ARV (median comp): $543,353
• List price: $514,898
• Delta: -6.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
78976 Apricot Ln	0.44mi	3/2.0 (-1)	1,664 (-2%)	10mo	$405,000	$243	64
39763 Majorca Dr S	0.30mi	3/2.0 (-1)	1,904 (+12%)	2mo	$565,000	$297	59
39613 Taffala Dr	0.20mi	3/2.0 (-1)	1,904 (+12%)	7mo	$540,000	$284	59
78855 Fortuna Pl	0.55mi	3/2.0 (-1)	1,732 (+2%)	10mo	$460,000	$266	58
78961 Regalo Ln	0.52mi	3/3.0 (-1)	1,734 (+2%)	15mo	$470,000	$271	50
78868 Amare Way	0.57mi	3/3.0 (-1)	1,862 (+10%)	3mo	$460,000	$247	46
78854 Ballare Pkwy	0.55mi	3/2.0 (-1)	1,865 (+10%)	12mo	$534,500	$287	43
39335 Blossom Cir	0.71mi	3/2.0 (-1)	1,865 (+10%)	10mo	$472,000	$253	37
78832 Amare Way	0.59mi	3/3.0 (-1)	1,862 (+10%)	12mo	$505,000	$271	36
78894 Adesso Way	0.57mi	3/3.5 (-1)	1,909 (+13%)	6mo	$459,000	$240	36
78756 Golden Reed Dr	0.69mi	3/3.0 (-1)	1,888 (+12%)	10mo	$545,000	$289	31
78745 Platinum Dr	0.70mi	3/3.5 (-1)	1,888 (+12%)	8mo	$509,000	$270	30

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: -23.5%
• Equity multiple: 0.16×
• Total profit: $-120,984
• Equity at exit: $76,773

10-year hold

• IRR: -8.2%
• Equity multiple: 0.37×
• Total profit: $-90,782
• Equity at exit: $44,519

Cash invested: $144,171 (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: 18 active · 11 under contract
• Months of supply: 9.8 mo (10%/mo absorbed)
• Median asking: $545,386 ($286/sqft)
• Median days on market: 36 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +12.3% above 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: 11.9×

Monthly cashflow live

• Estimated rent: $3,620 high
• Mortgage (P&I): −$2,700
• Tax est. 1.5%: −$644 /mo · $7,723/yr
• Insurance: −$215
• HOA: −$194
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $-893

Break-even live

Break-even rent $4,750

Max offer price $385,732

Occupancy floor —

Sensitivity live

Price	-10% $-537	-5% $-715	+0% $-893	+5% $-1,071	+10% $-1,248
Rent	-10% $-1,179	-5% $-1,036	+0% $-893	+5% $-750	+10% $-607
Rate	-1.0pp $-633	-0.5pp $-762	base $-893	+0.5pp $-1,026	+1.0pp $-1,162

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: $128,724
• Closing costs: $15,447
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39613 Taffala Dr Indio, CA	3.0	2.0	1904	$3,595	$1.89	120d	1	0.19mi
79329 Zamora Ct Indio, CA	4.0	2.0	2097	$3,500	$1.67	139d	1	0.25mi
78992 Apricot Ln Palm Desert, CA	3.0	2.0	1664	$2,950	$1.77	106d	1	0.39mi
78929 Lavender Cir Palm Desert, CA	3.0	2.0	1664	$2,990	$1.80	113d	1	0.47mi
78745 Platinum Dr Palm Desert, CA	3.0	3.5	1888	$2,950	$1.56	139d	1	0.67mi
39264 Mirage Cir Palm Desert, CA	3.0	3.0	2167	$3,450	$1.59	5d	1	0.72mi
39357 Mirage Cir Palm Desert, CA	3.0	2.0	1764	$4,000	$2.27	49d	1	0.73mi
38517 Fallbrook Ave Palm Desert, CA	3.0	2.0	1719	$3,200	$1.86	18d	1	0.81mi
39305 Fernwood Glen Ct Palm Desert, CA	3.0	3.0	2167	$7,000	$3.23	49d	1	0.85mi
80085 Peak Forest Dr Indio, CA	3.0	2.0	1954	$2,995	$1.53	95d	1	1.02mi
80085 Peak Forest Dr Indio, CA	3.0	2.0	1954	$2,995	$1.53	46d	1	1.02mi
37185 Wakefield St Indio, CA	4.0	2.0	1573	$3,000	$1.91	70d	1	1.13mi
41680 Jamaica Sands Dr Bermuda Dunes, CA	3.0	2.0	2000	$5,000	$2.50	71d	1	1.20mi
37771 Guildford St Indio, CA	4.0	2.5	2113	$2,900	$1.37	70d	1	1.22mi
79551 Butler Bay Pl Bermuda Dunes, CA	4.0	2.0	1717	$3,925	$2.29	139d	1	1.22mi
41740 Jamaica Sands Dr Bermuda Dunes, CA	5.0	2.0	2072	$4,999	$2.41	139d	1	1.24mi
79361 Port Royal Ave Bermuda Dunes, CA	3.0	2.0	1630	$3,650	$2.24	95d	1	1.26mi
41617 Beadling Rd Bermuda Dunes, CA	3.0	2.0	1942	$3,400	$1.75	139d	1	1.32mi
37468 Westridge Ave Palm Desert, CA	3.0	2.0	1836	$3,850	$2.10	120d	1	1.39mi
37468 Westridge Ave Palm Desert, CA	3.0	2.0	1836	$3,850	$2.10	54d	1	1.39mi
79-821 Ave 42 Unit B Bermuda Dunes, CA	3.0	2.0	1400	$2,895	$2.07	63d	1	1.43mi
79821 Avenue 42 Bermuda Dunes, CA	3.0	2.0	1400	$2,695	$1.93	32d	1	1.43mi
80604 Tinsley Ave Indio, CA	4.0	2.0	1573	$3,100	$1.97	106d	1	1.45mi
36627 Crown St Palm Desert, CA	3.0	2.0	1930	$3,900	$2.02	70d	1	1.47mi

Listing history 50 events

1. 2026-09-24
   days on market $514,898 Active 15 DOM
2. 2026-09-23
   days on market $514,898 Active 14 DOM
3. 2026-09-22
   pricedays on market $514,898 Active 13 DOM
4. 2026-09-21
   days on market $510,640 Active 12 DOM
5. 2026-09-20
   days on market $510,640 Active 11 DOM
6. 2026-09-19
   days on market $510,640 Active 10 DOM
7. 2026-09-18
   days on market $510,640 Active 9 DOM
8. 2026-09-17
   days on market $510,640 Active 8 DOM
9. 2026-09-16
   pricedays on market $510,640 Active 7 DOM
10. 2026-09-15
    days on market $524,898 Active 6 DOM
11. 2026-09-14
    pricedays on market $524,898 Active 5 DOM
12. 2026-09-13
    days on market $520,640 Active 4 DOM
13. 2026-09-12
    days on market $520,640 Active 3 DOM
14. 2026-09-11
    remarks 693-char remark
15. 2026-09-11
    pricedays on marketlisting id $520,640 Active 2 DOM
16. 2026-09-05
    days on market $534,898 Active 176 DOM
17. 2026-09-04
    days on market $534,898 Active 175 DOM
18. 2026-09-03
    days on market $534,898 Active 174 DOM
19. 2026-08-31
    days on market $534,898 Active 171 DOM
20. 2026-08-30
    days on market $534,898 Active 170 DOM
21. 2026-08-29
    days on market $534,898 Active 169 DOM
22. 2026-08-28
    days on market $534,898 Active 168 DOM
23. 2026-08-27
    days on market $534,898 Active 167 DOM
24. 2026-08-26
    days on market $534,898 Active 166 DOM
25. 2026-08-25
    days on market $534,898 Active 165 DOM
26. 2026-07-26
    days on market $534,898 Active 163 DOM
27. 2026-07-24
    days on market $534,898 Active 161 DOM
28. 2026-07-23
    days on market $534,898 Active 160 DOM
29. 2026-07-22
    days on market $534,898 Active 159 DOM
30. 2026-07-21
    days on market $534,898 Active 158 DOM
31. 2026-07-20
    days on market $534,898 Active 157 DOM
32. 2026-07-18
    days on market $534,898 Active 155 DOM
33. 2026-07-18
    days on market $534,898 Active 154 DOM
34. 2026-07-16
    days on market $534,898 Active 153 DOM
35. 2026-07-15
    days on market $534,898 Active 152 DOM
36. 2026-07-14
    days on market $534,898 Active 151 DOM
37. 2026-07-13
    days on market $534,898 Active 150 DOM
38. 2026-07-13
    days on market $534,898 Active 149 DOM
39. 2026-07-11
    days on market $534,898 Active 148 DOM
40. 2026-07-10
    days on market $534,898 Active 147 DOM
41. 2026-07-09
    pricedays on market $534,898 Active 146 DOM
42. 2026-07-07
    days on market $543,898 Active 144 DOM
43. 2026-07-06
    days on market $543,898 Active 143 DOM
44. 2026-07-06
    days on market $543,898 Active 142 DOM
45. 2026-07-05
    days on market $543,898 Active 141 DOM
46. 2026-07-03
    days on market $543,898 Active 140 DOM
47. 2026-07-02
    days on market $543,898 Active 139 DOM
48. 2026-07-01
    days on market $543,898 Active 138 DOM
49. 2026-06-30
    days on market $543,898 Active 137 DOM
50. 2026-06-29
    days on market $543,898 Active 136 DOM

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 5 d/yr ≥114°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,439
• − Mortgage interest: −$28,842
• − Property taxes: −$7,723
• − Insurance: −$2,574
• − Repairs & maintenance: −$3,475
• − Management: −$3,475
• − HOA: −$2,328
• − Depreciation: −$14,979
• Taxable loss: −$19,959
• Est. tax savings @ 24.0%: +$4,790
• After-tax cash flow: $-5,922/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 None rehab

This single-story home is in excellent condition with modern finishes and a well-maintained exterior. It offers ample space and is move-in ready, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both New flooring in bathrooms — Modernizes bathrooms and improves functionality. ↑
• Both New kitchen backsplash — Updates the kitchen and adds value for potential buyers or renters. ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Ronald Reagan 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

+0.8% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $529,640 Zillow
• 2026-03-25 Price Changed $527,640 Zillow
• 2026-03-18 Price Changed $523,640 Zillow
• 2026-02-25 Price Changed $527,640 Zillow
• 2026-02-13 Listed $525,640 Zillow