83644 Avenue 44 · Indio, CA 92203

$389,900

3 bd · 2.0 ba · 966 sqft · SingleFamily public records · 51 Days on market

Built 1961 7,841 sqft lot Est $361k · 8% over

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Why this score? — see what drove the F 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 +6.2/30.0
• Rent growth +5.0/5.0
• ARV discount +3.9/15.0
• Schools +3.8/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential of this charming single-story home, perfectly situated on a spacious corner lot. With 4 good-sized bedrooms and a two bathroom, this property offers a fantastic opportunity to create your dream space. The inviting living room features a large living area, setting the stage for warm gatherings. The kitchen, complete with a dining area, is ready for your personal touch. There is a slider glass door with direct access into the back large patio area, the lot size is 7841 sq. ft. A dedicated laundry area inside the attached two-car garage. The large driveway offers ample parking and storage. Don't miss this chance to transform this home into something special. Buyer to ver

Key facts

• Large patio area
• Corner lot
• 7,841 sq ft lot

Tags

• CORNER LOT
• LARGE PATIO AREA
• DEDICATED LAUNDRY AREA
• AMPLE PARKING AND STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-704 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (31.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (44.1% below list).
• Recommended offer: $218k (44.1% 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, schools F, crime 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: Rents rising fast (+11.6%/yr); 441 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 51 days — a 3% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $111k; list at $390k implies a 251% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $217,992 (44.1% 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 51 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.56% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.74%
• DSCR: 0.66
• GRM: 14.9

CMA / ARV

• ARV (on-the-fly): $361,284
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43737 Commanche St	0.10mi	3/2.0	966 (0%)	3mo	$380,000	$393	92
83160 Tourmaline Ave	0.44mi	3/2.0	988 (+2%)	3mo	$350,000	$354	73
83644 Avenue 44	0.00mi	4/2.0 (+1)	1,100 (+14%)	1mo	$375,000	$341	71
43590 Apache St	0.17mi	3/1.0	936 (-3%)	17mo	$385,000	$411	68
83236 Ruby Ave	0.44mi	3/1.0	988 (+2%)	7mo	$392,500	$397	66
83188 Ruby Ave	0.48mi	3/1.0	988 (+2%)	11mo	$327,500	$331	60
83091 Tourmaline Ave	0.53mi	3/2.0	988 (+2%)	15mo	$360,000	$364	59
83092 Dillon Ave	0.59mi	3/1.0	988 (+2%)	9mo	$370,000	$374	57
83212 Ruby Ave	0.46mi	3/1.0	988 (+2%)	20mo	$388,000	$393	54

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: -25.2%
• Equity multiple: 0.11×
• Total profit: $-96,637
• Equity at exit: $58,135

10-year hold

• IRR: -11.7%
• Equity multiple: 0.18×
• Total profit: $-89,996
• Equity at exit: $33,711

Cash invested: $109,172 (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 92203

• Home prices YoY: -25.0%
• Rents YoY: 11.6%
• Active inventory: 441
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $2,180 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$219 /mo · $2,629/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-704

Break-even live

Break-even rent $3,071

Max offer price $265,518

Occupancy floor —

Sensitivity live

Price	-10% $-483	-5% $-594	+0% $-704	+5% $-814	+10% $-925
Rent	-10% $-876	-5% $-790	+0% $-704	+5% $-618	+10% $-532
Rate	-1.0pp $-508	-0.5pp $-605	base $-704	+0.5pp $-805	+1.0pp $-908

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
82481 Valencia Ave Indio, CA	2.0	1.0	900	$1,750	$1.94	44d	1	1.26mi
83405 Date Ave Apt 8 Indio, CA	3.0	1.0	1000	$1,699	$1.70	44d	1	1.33mi
82435 Requa Ave Apt 01 Indio, CA	2.0	1.5	769	$1,595	$2.07	44d	1	1.48mi

Listing history 5 events

1. 2026-04-01
   status Pending
2. 2026-01-14
   listed $389,900 Active
3. 2018-07-02
   soldstatus $111,000
4. 1997-09-18
   soldstatus $63,000
5. 1975-12-01
   soldstatus $7,000

ⓘ 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: $2,629 · $219/mo
• Projected year-2 tax: $2,963 · $247/mo
• Expected delta: +$334/yr (+$28/mo · 12.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥115°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: $26,159
• − Mortgage interest: −$21,840
• − Property taxes: −$2,629
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − Depreciation: −$11,343
• Taxable loss: −$15,788
• Est. tax savings @ 24.0%: +$3,789
• After-tax cash flow: $-4,660/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 — 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 · 2,287,001 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: 565.0

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: 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%

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

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

+5470.0% since first listed

5 events — show timeline

• 2026-04-01 Pending — GPSMLS
• 2026-01-14 Listed $389,900 GPSMLS
• 2018-07-02 Sold (Public Records) $111,000 Public Records
• 1997-09-18 Sold (Public Records) $63,000 Public Records
• 1975-12-01 Sold (Public Records) $7,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,629 · +5.1% YoY. Source: county tax records.