78250 Cortez Ln #129 · Indian Wells, CA 92210

$325,000

1 bd · 1.0 ba · 576 sqft · Condo public records · 128 Days on market

Built 1972 $564/sqft · 12% above area Est $291k · 12% over $265/mo HOA · 7% of rent ↓ 48% 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).

• Cash flow +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +7.0/10.0
• 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
• ARV discount +2.3/15.0

Listing remarks MLS

Turnkey Mountain Cove Retreat - Ground Floor Studio with Exclusive Indian Wells Privileges Discover the perfect blend of luxury and convenience in this beautifully updated ground-floor studio at Mountain Cove, Indian Wells' premier guard-gated community. Nestled against the majestic mountain backdrop, this turnkey residence offers an exceptional lifestyle opportunity in the heart of the Coachella Valley. Located just minutes from the renowned Indian Wells Tennis Garden, residents enjoy complimentary tickets to Resident's Day at the BNP Paribas Open along with exclusive discounts at Indian Wells Golf Resort, BNP Paribas Open, and all four Indian Wells resort properties. Throughout the year, Mountain Cove hosts exclusive resident-only events that create a true sense of community behind the 24-hour guard-gated entrance. This move-in ready studio features modern LG appliances throughout and thoughtful upgrades including dimmers in the bathroom, kitchen, and hallway for perfect ambiance. The convenient smart lock entry system adds both security and ease of access. The unit comes fully furnished with limited exclusions, making it an ideal turnkey investment or desert escape. The Mountain Cove community offers three resort-style pools set against meticulously maintained grounds, providing the ultimate desert oasis experience. The location is unbeatable, with world-class dining and shopping at the nearby El Paseo District, plus the Grand Hyatt Indian Wells Resort & Villas and Renaissance Esmeralda Resort & Spa just moments away. For investors, this HOA permits short-term rentals with just a 7-day minimum stay requirement, offering flexibility not found in most Indian Wells communities where 30-day minimums are standard. Experience the ultimate desert lifestyle where resort-style living meets investment potential in one of Indian Wells' most sought-after addresses.

Key facts

• Modern lg appliances
• Ground floor studio
• Fully furnished

Tags

• GROUND FLOOR STUDIO
• GUARD GATED COMMUNITY
• MODERN LG APPLIANCES
• SMART LOCK ENTRY SYSTEM
• FULLY FURNISHED
• THREE RESORT STYLE POOLS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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+, schools B+, 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.
• Market conditions: 147 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).

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 $91k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $272k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 6.9

CMA / ARV

• ARV (median comp): $291,269
• List price: $325,000
• Delta: 11.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.0%
• Equity multiple: 2.01×
• Total profit: $92,125
• Equity at exit: $160,216

10-year hold

• IRR: 18.0%
• Equity multiple: 3.82×
• Total profit: $256,985
• Equity at exit: $258,470

Cash invested: $91,000 (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 →

ZIP-level market 92210

• Home prices YoY: 1.3%
• Active inventory: 147
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,899 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$354 /mo · $4,252/yr
• Insurance: −$135
• HOA: −$265
• Vacancy / Maint / Mgmt: −$819
• Net cashflow: $621

Break-even live

Break-even rent $3,113

Max offer price $325,000

Occupancy floor 79%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78200 Cortez Ln #149 Indian Wells, CA	1.0	1.0	576	$2,200	$3.82	43d	1	0.01mi
78155 Cabrillo Ln #37 Indian Wells, CA	1.0	1.0	576	$3,500	$6.08	43d	1	0.03mi
78130 Cortez Ln Indian Wells, CA	1.0–2.0	1.0–2.0	874	$2,600	$2.97	43d	2	0.05mi
78490 Via Palomino Unit 101 La Quinta, CA	1.0	1.0	560	$1,800	$3.21	43d	1	1.17mi

HOA detail condo

• Monthly dues: $265 · $3,180/yr
• Likely covers: landscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $325,000 Active 128 DOM
2. 2026-06-17
   days on market $325,000 Active 127 DOM
3. 2026-06-16
   days on market $325,000 Active 126 DOM
4. 2026-06-15
   days on market $325,000 Active 125 DOM
5. 2026-06-13
   days on market $325,000 Active 123 DOM
6. 2026-06-09
   days on market $325,000 Active 119 DOM
7. 2026-06-08
   days on market $325,000 Active 118 DOM
8. 2026-06-07
   days on market $325,000 Active 117 DOM
9. 2026-06-04
   days on market $325,000 Active 114 DOM
10. 2026-06-03
    days on market $325,000 Active 113 DOM
11. 2026-06-02
    days on market $325,000 Active 112 DOM
12. 2026-06-01
    days on market $325,000 Active 111 DOM
13. 2026-05-31
    days on market $325,000 Active 110 DOM
14. 2026-03-11
    price $325,000 1900-char remark

    Show marketing remark (1900 chars)

    Turnkey Mountain Cove Retreat - Ground Floor Studio with Exclusive Indian Wells Privileges Discover the perfect blend of luxury and convenience in this beautifully updated ground-floor studio at Mountain Cove, Indian Wells' premier guard-gated community. Nestled against the majestic mountain backdrop, this turnkey residence offers an exceptional lifestyle opportunity in the heart of the Coachella Valley. Located just minutes from the renowned Indian Wells Tennis Garden, residents enjoy complimentary tickets to Resident's Day at the BNP Paribas Open along with exclusive discounts at Indian Wells Golf Resort, BNP Paribas Open, and all four Indian Wells resort properties. Throughout the year, Mountain Cove hosts exclusive resident-only events that create a true sense of community behind the 24-hour guard-gated entrance. This move-in ready studio features modern LG appliances throughout and thoughtful upgrades including dimmers in the bathroom, kitchen, and hallway for perfect ambiance. The convenient smart lock entry system adds both security and ease of access. The unit comes fully furnished with limited exclusions, making it an ideal turnkey investment or desert escape. The Mountain Cove community offers three resort-style pools set against meticulously maintained grounds, providing the ultimate desert oasis experience. The location is unbeatable, with world-class dining and shopping at the nearby El Paseo District, plus the Grand Hyatt Indian Wells Resort & Villas and Renaissance Esmeralda Resort & Spa just moments away. For investors, this HOA permits short-term rentals with just a 7-day minimum stay requirement, offering flexibility not found in most Indian Wells communities where 30-day minimums are standard. Experience the ultimate desert lifestyle where resort-style living meets investment potential in one of Indian Wells' most sought-after addresses.

15. 2026-02-10
    listed $329,000 Active 1900-char remark

    Show marketing remark (1900 chars)

    Turnkey Mountain Cove Retreat - Ground Floor Studio with Exclusive Indian Wells Privileges Discover the perfect blend of luxury and convenience in this beautifully updated ground-floor studio at Mountain Cove, Indian Wells' premier guard-gated community. Nestled against the majestic mountain backdrop, this turnkey residence offers an exceptional lifestyle opportunity in the heart of the Coachella Valley. Located just minutes from the renowned Indian Wells Tennis Garden, residents enjoy complimentary tickets to Resident's Day at the BNP Paribas Open along with exclusive discounts at Indian Wells Golf Resort, BNP Paribas Open, and all four Indian Wells resort properties. Throughout the year, Mountain Cove hosts exclusive resident-only events that create a true sense of community behind the 24-hour guard-gated entrance. This move-in ready studio features modern LG appliances throughout and thoughtful upgrades including dimmers in the bathroom, kitchen, and hallway for perfect ambiance. The convenient smart lock entry system adds both security and ease of access. The unit comes fully furnished with limited exclusions, making it an ideal turnkey investment or desert escape. The Mountain Cove community offers three resort-style pools set against meticulously maintained grounds, providing the ultimate desert oasis experience. The location is unbeatable, with world-class dining and shopping at the nearby El Paseo District, plus the Grand Hyatt Indian Wells Resort & Villas and Renaissance Esmeralda Resort & Spa just moments away. For investors, this HOA permits short-term rentals with just a 7-day minimum stay requirement, offering flexibility not found in most Indian Wells communities where 30-day minimums are standard. Experience the ultimate desert lifestyle where resort-style living meets investment potential in one of Indian Wells' most sought-after addresses.

16. 2023-08-11
    soldstatus $272,500
17. 2023-08-10
    soldstatus $272,500 Closed Sale 880-char remark

    Show marketing remark (880 chars)

    Indian Wells Dream with Incredible Mountain Views!!! This main level upgraded home is located in the prestigiously gated Indian Wells Racquet Club Community featuring 1 bedroom, 1 bathroom, beautiful mountain views, fresh interior paint, new upgraded flooring, stainless steel appliances, new kitchen cabinets, granite countertops, spacious laundry room in unit, ceiling fans throughout, bright and open floorplan, ample natural lighting via sliding glass doors and windows, upgraded bathroom with new custom tile work in shower, granite countertops, new fixtures throughout, spacious covered patio with room for BBQ and seating, VRBO potential with 7 day minimum, Mountain Cove community amenities with relaxing pool, located close to award winning golfing, Indian Wells Tennis Garden, restaurants and shopping, and so much more at a steal of a price! Hurry this will not last!!!

18. 2023-06-27
    status Pending Sale 880-char remark

    Show marketing remark (880 chars)

    Indian Wells Dream with Incredible Mountain Views!!! This main level upgraded home is located in the prestigiously gated Indian Wells Racquet Club Community featuring 1 bedroom, 1 bathroom, beautiful mountain views, fresh interior paint, new upgraded flooring, stainless steel appliances, new kitchen cabinets, granite countertops, spacious laundry room in unit, ceiling fans throughout, bright and open floorplan, ample natural lighting via sliding glass doors and windows, upgraded bathroom with new custom tile work in shower, granite countertops, new fixtures throughout, spacious covered patio with room for BBQ and seating, VRBO potential with 7 day minimum, Mountain Cove community amenities with relaxing pool, located close to award winning golfing, Indian Wells Tennis Garden, restaurants and shopping, and so much more at a steal of a price! Hurry this will not last!!!

19. 2023-04-14
    soldstatus $170,500
20. 2023-04-06
    price $275,000 880-char remark

    Show marketing remark (880 chars)

    Indian Wells Dream with Incredible Mountain Views!!! This main level upgraded home is located in the prestigiously gated Indian Wells Racquet Club Community featuring 1 bedroom, 1 bathroom, beautiful mountain views, fresh interior paint, new upgraded flooring, stainless steel appliances, new kitchen cabinets, granite countertops, spacious laundry room in unit, ceiling fans throughout, bright and open floorplan, ample natural lighting via sliding glass doors and windows, upgraded bathroom with new custom tile work in shower, granite countertops, new fixtures throughout, spacious covered patio with room for BBQ and seating, VRBO potential with 7 day minimum, Mountain Cove community amenities with relaxing pool, located close to award winning golfing, Indian Wells Tennis Garden, restaurants and shopping, and so much more at a steal of a price! Hurry this will not last!!!

21. 2023-03-20
    listed $299,900 Active 880-char remark

    Show marketing remark (880 chars)

    Indian Wells Dream with Incredible Mountain Views!!! This main level upgraded home is located in the prestigiously gated Indian Wells Racquet Club Community featuring 1 bedroom, 1 bathroom, beautiful mountain views, fresh interior paint, new upgraded flooring, stainless steel appliances, new kitchen cabinets, granite countertops, spacious laundry room in unit, ceiling fans throughout, bright and open floorplan, ample natural lighting via sliding glass doors and windows, upgraded bathroom with new custom tile work in shower, granite countertops, new fixtures throughout, spacious covered patio with room for BBQ and seating, VRBO potential with 7 day minimum, Mountain Cove community amenities with relaxing pool, located close to award winning golfing, Indian Wells Tennis Garden, restaurants and shopping, and so much more at a steal of a price! Hurry this will not last!!!

22. 1999-09-20
    soldstatus $1,914,000
23. 1995-09-15
    soldstatus $630,900

ⓘ 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: $4,252 · $354/mo
• Projected year-2 tax: $4,252 · $354/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥114°F today · 15 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: $46,785
• − Mortgage interest: −$18,205
• − Property taxes: −$4,252
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,743
• − Management: −$3,743
• − HOA: −$3,180
• − Depreciation: −$9,455
• Taxable income: $2,583
• Est. tax owed @ 24.0%: −$620
• After-tax cash flow: $6,831/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

-48.5% since first listed

10 events — show timeline

• 2026-03-11 Price Changed $325,000 GPSMLS
• 2026-02-10 Listed $329,000 GPSMLS
• 2023-08-11 Sold (Public Records) $272,500 Public Records
• 2023-08-10 Sold (MLS) $272,500 CRMLS
• 2023-06-27 Pending — CRMLS
• 2023-04-14 Sold (Public Records) $170,500 Public Records
• 2023-04-06 Price Changed $275,000 CRMLS
• 2023-03-20 Listed $299,900 CRMLS
• 1999-09-20 Sold (Public Records) $1,914,000 Public Records
• 1995-09-15 Sold (Public Records) $630,900 Public Records

Property tax history

+7.7%/yr

Latest (2025): $4,252 · +138.2% YoY. Source: county tax records.