81620 Avenue 49 #134 · Indio, CA 92201

$127,000

1 bd · 1.0 ba · 400 sqft · Manufactured · 159 Days on market

Manufactured home likely 55+ (park) Built 2001 Good condition 2,178 sqft lot $318/sqft · 7% below area Est $137k · 7% under $383/mo HOA · 30% of rent

---

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 +10.7/15.0
• Cash flow +10.4/30.0
• 1% rule +5.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +2.7/5.0
• DSCR +2.6/10.0
• Appreciation +2.5/10.0
• Schools +2.4/10.0
• Manufactured-home adj. -3.5

Listing remarks MLS

Located in the beautiful Desert Aire resort. Desert Aire is an over 55, pet free, 9 month park. Desert Aire does not permit full time residency. This park is primarily used by snow birds looking to spend the winters in our warmer climate. Looking for a beautiful park model this season, then this is it. Great location close to the main club house. This park model features well appointed interior furnishings. The owners take pride in the details of this great unit. Some of the features are flat screen TV, Wifi, walk in shower, washer and dryer, BBQ and a large covered patio with views of one of the ponds. All interior and patio furnishings are included in the sale of this park model. This park model is turn key and ready to use or rent. This park model has a great rental history.

Key facts

• Bbq
• Main club house
• Flat screen tv

Tags

• MAIN CLUB HOUSE
• FLAT SCREEN TV
• WIFI
• WALK IN SHOWER
• WASHER AND DRYER
• BBQ

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $127k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (28.8% below list).
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $90k (28.8% below list) — sets the bar for cash-flow.

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.
• Coachella Valley Unified (rural): math 12% / reading 23% proficiency, ranked #481 of 517 in CA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mountain Vista Elementary (math 11% / reading 24%, grade F, #1,329 of 1,571 statewide, top 85%, 600 students, 74% FRL); Cahuilla Desert Academy Junior High (math 18% / reading 36%, grade F, #242 of 498 statewide, top 50%, 669 students, 79% FRL); Coachella Valley High (math 18% / reading 38%, grade F, #777 of 1,170 statewide, top 67%, 2,657 students, 88% FRL) — zoned schools at 80% FRL track the district average.
• Market conditions: Rents rising (+3.3%/yr); 601 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $878 of loan paydown is wiped out by about $4k 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 159 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,393 (28.8% 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 159 days. Have you received any prior offers? Is the seller open to a 29% 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. 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?
9. 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.
10. 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.
11. 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: 1.00% ✓
• Cap rate: 3.90%
• Cash-on-cash: -8.54%
• DSCR: 0.62
• GRM: 8.3

CMA / ARV

• ARV (median comp): $136,728
• List price: $127,000
• Delta: -7.11%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81620 Avenue 49 Unit 115a	0.11mi	1/1.0	400 (0%)	3mo	$138,000	$345	92
81620 Avenue 49 Unit 152a	0.11mi	1/1.0	400 (0%)	5mo	$95,000	$238	91
81620 Avenue 49 #168	0.04mi	1/1.0	400 (0%)	10mo	$139,000	$348	90
81620 Avenue 49 Unit 166B	0.11mi	1/1.0	400 (0%)	14mo	$107,500	$269	84
81620 Avenue 49 Unit 235b	0.11mi	1/1.0	400 (0%)	20mo	$149,000	$373	79

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: -30.4%
• Equity multiple: -0.01×
• Total profit: $-36,000
• Equity at exit: $18,936

10-year hold

• IRR: -29.0%
• Equity multiple: -0.39×
• Total profit: $-49,252
• Equity at exit: $10,981

Cash invested: $35,560 (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: 13 active
• Months of supply: 39.0 mo (3%/mo absorbed)
• Median asking: $119,000 ($298/sqft)
• Median days on market: 159 d
• This list price: 62% of active listings are priced below it
• ARV vs active asking: +14.9% above current asking $/sqft

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

ZIP-level market 92201

• Home prices YoY: -28.4%
• Rents YoY: 3.3%
• Active inventory: 601
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$666
• Tax est. 1.5%: −$159 /mo · $1,905/yr
• Insurance: −$53
• HOA: −$383
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-253

Break-even live

Break-even rent $1,596

Max offer price $90,393

Occupancy floor —

Sensitivity live

Price	-10% $-165	-5% $-209	+0% $-253	+5% $-297	+10% $-341
Rent	-10% $-354	-5% $-303	+0% $-253	+5% $-203	+10% $-152
Rate	-1.0pp $-189	-0.5pp $-221	base $-253	+0.5pp $-286	+1.0pp $-319

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: $31,750
• Closing costs: $3,810
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49839 Pacino St Indio, CA	—	1.0	300	$995	$3.32	27d	1	0.76mi

HOA detail $383/mo · $4,596/yr

• Likely covers: internet

Listing history 50 events

1. 2026-08-08
   days on market $127,000 Active 159 DOM
2. 2026-08-06
   days on market $127,000 Active 157 DOM
3. 2026-08-05
   days on market $127,000 Active 156 DOM
4. 2026-08-04
   days on market $127,000 Active 155 DOM
5. 2026-08-03
   days on market $127,000 Active 154 DOM
6. 2026-07-31
   days on market $127,000 Active 151 DOM
7. 2026-07-30
   days on market $127,000 Active 150 DOM
8. 2026-07-30
   days on market $127,000 Active 149 DOM
9. 2026-07-28
   days on market $127,000 Active 148 DOM
10. 2026-07-26
    days on market $127,000 Active 146 DOM
11. 2026-07-24
    days on market $127,000 Active 144 DOM
12. 2026-07-23
    days on market $127,000 Active 143 DOM
13. 2026-07-22
    days on market $127,000 Active 142 DOM
14. 2026-07-21
    days on market $127,000 Active 141 DOM
15. 2026-07-20
    days on market $127,000 Active 140 DOM
16. 2026-07-18
    days on market $127,000 Active 138 DOM
17. 2026-07-18
    days on market $127,000 Active 137 DOM
18. 2026-07-16
    days on market $127,000 Active 136 DOM
19. 2026-07-15
    days on market $127,000 Active 135 DOM
20. 2026-07-14
    days on market $127,000 Active 134 DOM
21. 2026-07-13
    days on market $127,000 Active 133 DOM
22. 2026-07-13
    days on market $127,000 Active 132 DOM
23. 2026-07-11
    days on market $127,000 Active 131 DOM
24. 2026-07-10
    days on market $127,000 Active 130 DOM
25. 2026-07-09
    days on market $127,000 Active 129 DOM
26. 2026-07-07
    days on market $127,000 Active 127 DOM
27. 2026-07-06
    days on market $127,000 Active 126 DOM
28. 2026-07-06
    days on market $127,000 Active 125 DOM
29. 2026-07-05
    days on market $127,000 Active 124 DOM
30. 2026-07-03
    days on market $127,000 Active 123 DOM
31. 2026-07-02
    days on market $127,000 Active 122 DOM
32. 2026-07-01
    days on market $127,000 Active 121 DOM
33. 2026-06-30
    days on market $127,000 Active 120 DOM
34. 2026-06-29
    days on market $127,000 Active 119 DOM
35. 2026-06-28
    days on market $127,000 Active 118 DOM
36. 2026-06-27
    days on market $127,000 Active 117 DOM
37. 2026-06-26
    days on market $127,000 Active 116 DOM
38. 2026-06-24
    days on market $127,000 Active 114 DOM
39. 2026-06-22
    days on market $127,000 Active 112 DOM
40. 2026-06-21
    days on market $127,000 Active 111 DOM
41. 2026-06-18
    days on market $127,000 Active 108 DOM
42. 2026-06-17
    days on market $127,000 Active 107 DOM
43. 2026-06-16
    days on market $127,000 Active 106 DOM
44. 2026-06-15
    days on market $127,000 Active 105 DOM
45. 2026-06-13
    days on market $127,000 Active 103 DOM
46. 2026-06-13
    days on market $127,000 Active 102 DOM
47. 2026-06-09
    days on market $127,000 Active 99 DOM
48. 2026-06-08
    days on market $127,000 Active 98 DOM
49. 2026-06-07
    days on market $127,000 Active 97 DOM
50. 2026-06-04
    days on market $127,000 Active 94 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 18 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: $15,307
• − Mortgage interest: −$7,114
• − Property taxes: −$1,905
• − Insurance: −$635
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − HOA: −$4,596
• − Depreciation: −$3,695
• Taxable loss: −$5,087
• Est. tax savings @ 24.0%: +$1,221
• After-tax cash flow: $-1,815/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 $2,000–$6,000 screening

This park model is in good condition with a well-maintained interior and exterior. Minor updates to the exterior and kitchen can significantly enhance its appeal and value.

Value-add opportunities

• Both Paint the exterior siding and trim for a fresh look. — Fresh paint enhances curb appeal and can increase both resale and rental value. ↑
• Resale Replace the kitchen faucet with a more modern style. — A modern faucet can improve the kitchen's aesthetic and appeal to potential buyers. ↑
• Both Install a smart thermostat to improve energy efficiency and comfort. — A smart thermostat can save energy and provide better temperature control, benefiting both resale and rental value. ↑

ⓘ 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 24/100

Zoned Schools

Elementary Mountain Vista Elementary F CA #1,329/1,571 Nat'l #34,936/41,679 Middle Cahuilla Desert Academy Junior High F CA #242/498 Nat'l #9,793/14,009 High Coachella Valley High F CA #777/1,170 Nat'l #11,740/17,239

Schools (NCES district)

• District: Coachella Valley Unified
• NCES district ID: 0609070
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $37,683
• Composite: 14.62/100
• National rank: #9408
• State rank: #481 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): 65,825
• Household income: $66,758
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 17% of renters

---

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

1 event — show timeline

• 2026-01-09 Listed $127,000 GPSMLS