45655 Apache Rd · Indian Wells, CA 92210

$319,000

4 bd · 3.0 ba · 3,991 sqft · SingleFamily public records · 30 Days on market

Built 1975 0.43 ac lot ↓ 23% since listing

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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
• Appreciation +6.9/10.0
• Schools +3.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

New co-ownership opportunity by Pacaso: Own one-eighth of Palm View, a professionally managed, turnkey home. With vast spaces inside and out, this 4-bedroom, 4-bath Coachella Valley home is designed for spending quality time with family and friends. The living room sets the home's tone of relaxed sophistication. Contemporary furnishings make it easy to chat or binge watch a favorite show. Sliding glass doors connect to a shaded outdoor seating area. The spacious family room includes a pool table, a fireplace and plenty of couches for gaming or watching TV. The room opens to the gorgeous kitchen with a dramatic waterfall island, wood cabinets and high-end appliances, including a full-size be

Key facts

• Turnkey home
• Gorgeous kitchen
• High end appliances

Tags

• TURNKEY HOME
• SHADED OUTDOOR SEATING AREA
• SPACIOUS FAMILY ROOM
• GORGEOUS KITCHEN
• DRAMATIC WATERFALL ISLAND
• HIGH END APPLIANCES

Property features AI

Finance

• Other: Fee simple land type; Sale type: Standard; Short-term rentals not allowed; Will not consider lease
• HOA & community: No monthly association fees

Exterior

• Parking: Attached garage; Oversized driveway; Covered parking spaces; Guest parking; Garage door opener; Direct entrance; Total parking for 6 vehicles (2 covered, 2 garage, 2 uncovered/assigned)
• Security: Sprinklers (fire suppression or landscape irrigation); Other security/safety features
• Utilities: Sewer connected and paid; No PUD
• Home design: Detached single-story home; One level
• Construction: Built (year source: Other)
• Exterior features: Private heated in-ground saltwater pool; Private heated in-ground spa; Front yard and landscaped yard; Private yard; Sprinkler/irrigation system; Mountain, pool and panoramic views; Has view

Interior

• Flooring: Tile floors
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating; Heating assisted by fireplace; Central air conditioning; Ceiling fans
• Interior features: Fully furnished; Gas fireplace in the living room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $319k).
• Recommended offer: $314k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 1.5% in Indian Wells — 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 (#968 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, crime B+; Watch: amenities F, commute F, cost of living 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: Gerald R. Ford Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 603 students, 59% FRL); La Quinta Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 754 students, 83% FRL); Palm Desert High (math 42% / reading 67%, grade C-, #256 of 1,170 statewide, top 24%, 2,050 students, 57% FRL).
• Market conditions: 150 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $6,863/mo this rent would consume 51% of the median local household income ($163k/yr) (locally 56% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $12k appreciation (3.8% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $89k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 9y 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: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $314,215 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.15% ✓
• Cap rate: 18.39%
• Cash-on-cash: 43.22%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $3,089,034
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45715 Cholame Way	0.21mi	4/3.5	4,003 (+0%)	3mo	$3,100,000	$774	85
45595 Apache Rd	0.06mi	4/5.0	3,897 (-2%)	2mo	$1,950,000	$500	84
76305 Shoshone Dr	0.12mi	4/5.5	3,730 (-6%)	2mo	$3,000,000	$804	72
45645 Cochise Way	0.11mi	4/4.5	3,775 (-5%)	13mo	$3,150,000	$834	69
46675 E Eldorado Dr	0.38mi	3/3.5 (-1)	3,880 (-3%)	3mo	$4,300,000	$1,108	68
45660 Camino Del Rey	0.08mi	4/3.0	3,402 (-15%)	5mo	$1,815,123	$534	67
76200 Fairway Dr	0.08mi	4/4.5	3,724 (-7%)	14mo	$3,000,000	$806	67
75592 Painted Desert Dr	0.53mi	4/4.5	3,932 (-2%)	14mo	$1,235,000	$314	55
75690 Fairway Dr	0.42mi	3/4.0 (-1)	3,747 (-6%)	8mo	$2,295,000	$612	55
45580 Williams Rd	0.48mi	4/4.0	3,761 (-6%)	14mo	$1,540,000	$409	53
76341 Via Fiore	0.35mi	3/3.5 (-1)	3,460 (-13%)	13mo	$1,400,000	$405	44
46000 E Eldorado Dr #1	0.45mi	3/3.5 (-1)	3,432 (-14%)	13mo	$5,140,000	$1,498	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.6%
• Equity multiple: 3.87×
• Total profit: $256,413
• Equity at exit: $157,258

10-year hold

• IRR: 48.6%
• Equity multiple: 7.83×
• Total profit: $610,289
• Equity at exit: $253,699

Cash invested: $89,320 (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 92210

• Home prices YoY: 1.3%
• Active inventory: 150
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $6,863 medium
• Mortgage (P&I): −$1,673
• Tax est. 1.5%: −$399 /mo · $4,785/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,441
• Net cashflow: $3,217

Break-even live

Break-even rent $2,791

Max offer price $319,000

Occupancy floor 48%

Sensitivity live

Price	-10% $3,437	-5% $3,327	+0% $3,217	+5% $3,107	+10% $2,996
Rent	-10% $2,675	-5% $2,946	+0% $3,217	+5% $3,488	+10% $3,759
Rate	-1.0pp $3,378	-0.5pp $3,298	base $3,217	+0.5pp $3,134	+1.0pp $3,050

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45625 Apache Rd Indian Wells, CA	4.0	5.0	5007	$11,000	$2.20	25d	1	0.06mi
76158 Via Montelena Indian Wells, CA	3.0	3.5	2991	$6,500	$2.17	20d	1	0.33mi
45737 Club Dr Indian Wells, CA	3.0	3.0	2655	$10,500	$3.95	45d	1	0.45mi
45805 Cielito Dr Indian Wells, CA	3.0	4.0	2965	$22,000	$7.42	45d	1	0.46mi
45735 Pawnee Rd Indian Wells, CA	3.0	3.0	2900	$4,500	$1.55	45d	1	0.52mi
45450 Rancho Palmeras Dr Indian Wells, CA	4.0	4.0	2942	$5,750	$1.95	45d	1	0.72mi
75593 Desert Horizons Dr Indian Wells, CA	3.0	3.0	2745	$9,500	$3.46	45d	1	0.75mi
44839 Oro Grande Cir Indian Wells, CA	3.0	3.0	2813	$8,500	$3.02	45d	1	0.80mi
45668 Pueblo Rd Indian Wells, CA	3.0	3.0	2750	$11,000	$4.00	45d	1	0.81mi
44824 Del Dios Cir Indian Wells, CA	3.0	3.0	2813	$15,000	$5.33	45d	1	0.85mi
75407 Montecito Dr Indian Wells, CA	3.0	4.5	3201	$12,500	$3.91	45d	1	0.87mi
44842 Guadalupe Dr Indian Wells, CA	3.0	4.0	3011	$8,000	$2.66	45d	1	0.91mi
75323 Mansfield Dr Indian Wells, CA	3.0	3.5	2697	$7,000	$2.60	45d	1	0.96mi
75270 Palm Shadow Dr Indian Wells, CA	4.0	2.5	3015	$4,500	$1.49	45d	1	0.96mi
75405 Riviera Dr Indian Wells, CA	3.0	3.0	2773	$10,500	$3.79	45d	1	0.97mi
76956 Comanche Ln Indian Wells, CA	4.0	2.5	2837	$6,500	$2.29	45d	1	0.98mi
75581 Camino de Paco Indian Wells, CA	4.0	4.5	4266	$12,000	$2.81	45d	1	0.98mi
75425 Saint Andrews Ct Indian Wells, CA	3.0	3.0	2644	$8,500	$3.21	45d	1	0.99mi
75208 Citadel Pl Indian Wells, CA	3.0	3.5	3299	$10,500	$3.18	45d	1	1.02mi
75211 Palisades Pl Indian Wells, CA	3.0	3.5	2697	$8,500	$3.15	45d	1	1.03mi
75213 Hancock Pl Indian Wells, CA	3.0	3.5	3539	$15,000	$4.24	45d	1	1.04mi
45675 Sugarloaf Mountain Trl Indian Wells, CA	4.0	4.5	3784	$25,000	$6.61	45d	1	1.05mi
46115 Sacatan Cir Indian Wells, CA	3.0	3.0	3053	$16,000	$5.24	45d	1	1.05mi
75149 Hancock Pl Indian Wells, CA	4.0	3.5	3539	$25,000	$7.06	45d	1	1.10mi
75417 Spyglass Dr Indian Wells, CA	3.0	3.5	2871	$5,000	$1.74	45d	1	1.12mi
77321 Sioux Dr Indian Wells, CA	3.0	5.5	3236	$18,000	$5.56	0d	1	1.16mi
77320 Black Mountain Trl Indian Wells, CA	3.0	4.0	3375	$10,500	$3.11	45d	1	1.17mi
75132 Pepperwood Dr Indian Wells, CA	3.0	4.0	5028	$35,000	$6.96	45d	1	1.21mi
45730 Indian Canyon Rd Indian Wells, CA	5.0	5.5	4160	$22,000	$5.29	45d	1	1.22mi
43347 Via Orvieto Indian Wells, CA	4.0	3.5	4097	$20,000	$4.88	45d	1	1.23mi
74996 Tahoe Cir Indian Wells, CA	3.0	3.0	2942	$8,500	$2.89	6d	1	1.38mi
74996 Tahoe Cir Indian Wells, CA	3.0	3.0	2942	$8,500	$2.89	45d	1	1.38mi
45699 W Via Villaggio Indian Wells, CA	4.0	4.5	3800	$20,000	$5.26	45d	1	1.46mi

Listing history 50 events

1. 2026-06-21
   days on market $319,000 Active 30 DOM
2. 2026-06-18
   days on market $319,000 Active 27 DOM
3. 2026-06-17
   days on market $319,000 Active 26 DOM
4. 2026-06-16
   days on market $319,000 Active 25 DOM
5. 2026-06-15
   days on market $319,000 Active 24 DOM
6. 2026-06-13
   days on market $319,000 Active 22 DOM
7. 2026-06-09
   days on market $319,000 Active 18 DOM
8. 2026-06-08
   days on market $319,000 Active 17 DOM
9. 2026-06-07
   days on market $319,000 Active 16 DOM
10. 2026-06-04
    days on market $319,000 Active 13 DOM
11. 2026-06-03
    days on market $319,000 Active 12 DOM
12. 2026-06-02
    days on market $319,000 Active 11 DOM
13. 2026-06-01
    days on market $319,000 Active 10 DOM
14. 2026-05-31
    days on market $319,000 Active 9 DOM
15. 2026-05-22
    listed $319,000 Active
16. 2026-02-24
    historical
17. 2026-02-04
    historical
18. 2026-02-04
    historical
19. 2026-02-04
    historical
20. 2026-01-13
    listed $359,000 Active
21. 2025-08-21
    listed $374,000 Active
22. 2025-08-21
    listed $374,000 Active
23. 2025-08-21
    listed $374,000 Active
24. 2025-03-04
    soldstatus $305,000 Closed
25. 2025-02-26
    status Pending
26. 2025-01-28
    listed $319,000 Active
27. 2025-01-14
    historical
28. 2025-01-14
    price $319,000
29. 2024-10-14
    listed $325,000 Active
30. 2024-04-16
    historical
31. 2024-04-16
    status Pending
32. 2024-04-08
    price $299,000
33. 2024-03-20
    price $335,000
34. 2024-03-18
    price $370,000
35. 2024-02-20
    listed $385,000 Active
36. 2024-01-09
    historical
37. 2023-12-07
    price $385,000
38. 2023-11-06
    listed $415,000 Active
39. 2021-12-27
    historical
40. 2021-11-12
    soldstatus $1,866,500
41. 2021-10-19
    listed $286,000 Active
42. 2019-08-31
    status Pending
43. 2019-08-30
    soldstatus $641,000 Sold
44. 2019-07-10
    historical Contingent
45. 2019-06-28
    listed $600,000 Active
46. 2019-03-26
    historical
47. 2019-03-21
    listed $672,500 Active
48. 2018-02-04
    historical
49. 2017-12-30
    status Active
50. 2017-12-26
    price $689,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 19 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: $82,352
• − Mortgage interest: −$17,869
• − Property taxes: −$4,785
• − Insurance: −$1,595
• − Repairs & maintenance: −$6,588
• − Management: −$6,588
• − Depreciation: −$9,280
• Taxable income: $35,646
• Est. tax owed @ 24.0%: −$8,555
• After-tax cash flow: $30,048/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 — Indian Wells

• Score: 53/100
• State rank: #968
• US rank: #24559

Category grades

Amenities F Commute F Cost of living F Crime B+ Employment A+ Housing C Health & safety C+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Indian Wells, CA
• County: Riverside County · 2,287,001 people
• City population: 4,871
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 4,871
• Household income: $162,990
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 56.0

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 White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Two or more races 5% Asian 3% Black 3%
• Common ancestry: Slovak 5% Lithuanian 4% Romanian 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Russian/Polish/Slavic 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: ▲ 3.76%
• Current HPI: 299.2632
• Rent YoY: —
• 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

-23.1% since first listed

41 events — show timeline

• 2026-05-22 Listed $319,000 GPSMLS
• 2026-02-24 Listing Removed — GPSMLS
• 2026-02-04 Listing Removed — GPSMLS
• 2026-02-04 Listing Removed — GPSMLS
• 2026-02-04 Listing Removed — GPSMLS
• 2026-01-13 Listed $359,000 GPSMLS
• 2025-08-21 Listed $374,000 GPSMLS
• 2025-08-21 Listed $374,000 GPSMLS
• 2025-08-21 Listed $374,000 GPSMLS
• 2025-03-04 Sold (MLS) $305,000 GPSMLS
• 2025-02-26 Pending — GPSMLS
• 2025-01-28 Listed $319,000 GPSMLS
• 2025-01-14 Listing Removed — GPSMLS
• 2025-01-14 Price Changed $319,000 GPSMLS
• 2024-10-14 Listed $325,000 GPSMLS
• 2024-04-16 Listing Removed — GPSMLS
• 2024-04-16 Pending — GPSMLS
• 2024-04-08 Price Changed $299,000 GPSMLS
• 2024-03-20 Price Changed $335,000 GPSMLS
• 2024-03-18 Price Changed $370,000 GPSMLS
• 2024-02-20 Listed $385,000 GPSMLS
• 2024-01-09 Listing Removed — GPSMLS
• 2023-12-07 Price Changed $385,000 GPSMLS
• 2023-11-06 Listed $415,000 GPSMLS
• 2021-12-27 Listing Removed — GPSMLS
• 2021-11-12 Sold (Public Records) $1,866,500 Public Records
• 2021-10-19 Listed $286,000 GPSMLS
• 2019-08-31 Pending — GPSMLS
• 2019-08-30 Sold (MLS) $641,000 GPSMLS
• 2019-07-10 Contingent — GPSMLS
• 2019-06-28 Listed $600,000 GPSMLS
• 2019-03-26 Listing Removed — CRMLS
• 2019-03-21 Listed $672,500 CRMLS
• 2018-02-04 Listing Removed — CRMLS
• 2017-12-30 Relisted — CRMLS
• 2017-12-26 Price Changed $689,000 CRMLS
• 2017-12-01 Price Changed $669,900 CRMLS
• 2017-11-08 Contingent — CRMLS
• 2017-10-30 Price Changed $679,000 CRMLS
• 2017-10-15 Listed $700,000 CRMLS
• 1985-06-18 Sold (Public Records) $415,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $25,602 · +2.4% YoY. Source: county tax records.