80-870 SE Hwy 111 Hwy #151 · Indio, CA 92201

$40,000

1 bd · 1.0 ba · 840 sqft · Manufactured · 259 Days on market

Manufactured home 55+ age-restricted Built 1960 Fair condition 2,600 sqft lot $48/sqft · 47% below area Est $75k · 47% under ↓ 27% since listing

---

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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Rent growth +3.3/5.0
• Schools +2.9/10.0
• Livability +2.7/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -5.3

Listing remarks MLS

Welcome to Riverdale Estates, a quiet and well-maintained 55+ senior community nestled in the heart of Indio along Highway 111. This charming single-wide mobile home offers comfortable and affordable desert living with spacious interiors, plenty of natural light, and a cozy layout perfect for relaxing or entertaining. Enjoy mountain views, wide streets, and access to community amenities like a clubhouse, pool, and resident events. Conveniently located near shopping, restaurants, and medical facilities, Riverdale Estates is ideal for those looking for peace, community, and convenience. This home is part of a caring neighborhood supported by a local nonprofit organization (NGO), promoting resident well-being and community involvement.

Key facts

• Mobile home
• Clubhouse
• Community amenities

Tags

• MOBILE HOME
• MOUNTAIN VIEWS
• CLUBHOUSE
• POOL
• COMMUNITY AMENITIES
• SHOPPING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.2% vs local median 4.1% in Indio — 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 (#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: James Madison Elementary (377 students, 85% FRL); Indio Middle (784 students, 89% FRL); Indio High (math 15% / reading 42%, grade F, #774 of 1,170 statewide, top 66%, 2,143 students, 92% FRL) — zoned schools average 89% FRL vs 56% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 44% district-wide (-15 pts) — the specific schools serving this property underperform the Desert Sands Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.3%/yr); 601 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 59d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $277 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 3.50% ✓
• Cap rate: 31.17%
• Cash-on-cash: 88.84%
• DSCR: 4.95
• GRM: 2.4

CMA / ARV

• ARV (median comp): $74,900
• List price: $40,000
• Delta: -46.60%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80870 California 111 #147	0.12mi	2/2.0 (+1)	840 (0%)	4mo	$74,900	$89	82
80870 CA-111 #30	0.09mi	2/2.0 (+1)	1,040 (+24%)	3mo	$69,997	$67	59
48255 Monroe St #43	1.40mi	1/1.5	857 (+2%)	6mo	$242,000	$282	55
47800 Madison	0.59mi	2/2.0 (+1)	900 (+7%)	0mo	$350,000	$389	51
80000 Ave 48 #291	0.90mi	2/2.0 (+1)	840 (0%)	7mo	$130,000	$155	50
47800 Madison St #79	0.71mi	2/2.0 (+1)	924 (+10%)	4mo	$315,000	$341	37
48255 Monroe St #15	1.40mi	1/1.0	669 (-20%)	6mo	$169,000	$253	35
47395 Monroe St #259	1.10mi	2/2.0 (+1)	942 (+12%)	5mo	$245,000	$260	31
47340 Jefferson St #215	0.90mi	2/1.0 (+1)	658 (-22%)	6mo	$69,000	$105	30
48255 Monroe St #59	1.40mi	2/2.0 (+1)	998 (+19%)	4mo	$245,000	$245	28
48255 Monroe #9	1.40mi	2/2.0 (+1)	998 (+19%)	7mo	$240,000	$240	25
48255 Monroe St #8	1.40mi	2/2.0 (+1)	998 (+19%)	9mo	$275,000	$276	24

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: 89.8%
• Equity multiple: 5.18×
• Total profit: $46,828
• Equity at exit: $5,964

10-year hold

• IRR: 92.9%
• Equity multiple: 10.90×
• Total profit: $110,847
• Equity at exit: $3,458

Cash invested: $11,200 (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: 5 active
• Months of supply: 10.0 mo (10%/mo absorbed)
• Median asking: $35,000 ($45/sqft)
• Median days on market: 130 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +99.2% 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: 2.4×

Monthly cashflow live

• Estimated rent: $1,399 high
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $829

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 36%

Sensitivity live

Price	-10% $857	-5% $843	+0% $829	+5% $815	+10% $801
Rent	-10% $719	-5% $774	+0% $829	+5% $884	+10% $940
Rate	-1.0pp $849	-0.5pp $839	base $829	+0.5pp $819	+1.0pp $808

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: $10,000
• Closing costs: $1,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46725 Clinton St Indio, CA	1.0–2.0	1.0–2.0	610	$1,300	$2.13	54d	1	0.64mi
46675 Desert Villa St Indio, CA	2.0	1.0–1.5	881	$1,590	$1.80	93d	1	0.68mi
47800 Madison St #37 Indio, CA	2.0	2.0	900	$2,500	$2.78	43d	1	0.74mi
46896 Jefferson St Indio, CA	1.0–2.0	1.0–2.0	950	$1,875	$1.97	2d	4	0.80mi
47395 Monroe St Indio, CA	2.0	2.0	1028	$2,225	$2.16	2d	2	1.07mi
47395 Monroe St #286 Indio, CA	2.0	2.0	1021	$2,300	$2.25	73d	1	1.07mi
46745 Monroe St Indio, CA	1.0–2.0	1.0–2.0	880	$1,795	$2.04	2d	14	1.09mi
45546 Aladdin St Unit D201 Indio, CA	2.0	1.0	907	$1,549	$1.71	93d	1	1.10mi
81720 Avenue Indio, CA	2.0	2.0	1080	$1,795	$1.66	93d	1	1.11mi
81840 Avenida del Mar Unit A203 Indio, CA	2.0	2.0	874	$1,750	$2.00	73d	1	1.16mi
81901 Shadow Palm Ave Unit 92 Indio, CA	1.0	1.0	625	$1,135	$1.82	93d	1	1.16mi
81777 Avenue 48 Indio, CA	1.0–2.0	1.0	820	$1,495	$1.82	2d	7	1.23mi
82165 Doctor Carreon Blvd Indio, CA	1.0–2.0	1.0–2.0	828	$1,749	$2.11	2d	11	1.27mi
81875 Avenue 48 Indio, CA	1.0–2.0	1.0–2.0	804	$1,750	$2.18	59d	6	1.29mi
81875 Avenue 48 Indio, CA	1.0–2.0	1.0–2.0	805	$1,750	$2.17	15d	6	1.29mi
81351 Fred Waring Dr Indio, CA	2.0	1.0	946	$1,595	$1.69	23d	1	1.35mi
81351 Fred Waring Dr Unit 215 Indio, CA	2.0	1.0	946	$1,595	$1.69	61d	1	1.35mi
81351 Fred Waring Dr Apt 218 Indio, CA	2.0	1.0	946	$1,595	$1.69	93d	1	1.35mi
48255 Monroe St #20 Indio, CA	2.0	2.0	998	$2,200	$2.20	73d	1	1.37mi
48255 Monroe St #2 Indio, CA	1.0	1.5	867	$1,899	$2.19	51d	1	1.37mi
48255 Monroe St Indio, CA	1.0–2.0	2.0	932	$1,950	$2.09	93d	2	1.39mi

Listing history 50 events

1. 2026-08-08
   days on market $40,000 Active 259 DOM
2. 2026-08-06
   days on market $40,000 Active 257 DOM
3. 2026-08-05
   days on market $40,000 Active 256 DOM
4. 2026-08-04
   days on market $40,000 Active 255 DOM
5. 2026-08-03
   days on market $40,000 Active 254 DOM
6. 2026-07-31
   days on market $40,000 Active 251 DOM
7. 2026-07-30
   days on market $40,000 Active 250 DOM
8. 2026-07-30
   days on market $40,000 Active 249 DOM
9. 2026-07-28
   days on market $40,000 Active 248 DOM
10. 2026-07-26
    days on market $40,000 Active 246 DOM
11. 2026-07-24
    days on market $40,000 Active 244 DOM
12. 2026-07-23
    days on market $40,000 Active 243 DOM
13. 2026-07-22
    days on market $40,000 Active 242 DOM
14. 2026-07-21
    days on market $40,000 Active 241 DOM
15. 2026-07-20
    days on market $40,000 Active 240 DOM
16. 2026-07-18
    days on market $40,000 Active 238 DOM
17. 2026-07-18
    days on market $40,000 Active 237 DOM
18. 2026-07-16
    days on market $40,000 Active 236 DOM
19. 2026-07-15
    days on market $40,000 Active 235 DOM
20. 2026-07-14
    days on market $40,000 Active 234 DOM
21. 2026-07-13
    days on market $40,000 Active 233 DOM
22. 2026-07-13
    days on market $40,000 Active 232 DOM
23. 2026-07-11
    days on market $40,000 Active 231 DOM
24. 2026-07-10
    days on market $40,000 Active 230 DOM
25. 2026-07-09
    days on market $40,000 Active 229 DOM
26. 2026-07-07
    days on market $40,000 Active 227 DOM
27. 2026-07-06
    days on market $40,000 Active 226 DOM
28. 2026-07-06
    days on market $40,000 Active 225 DOM
29. 2026-07-05
    days on market $40,000 Active 224 DOM
30. 2026-07-03
    days on market $40,000 Active 223 DOM
31. 2026-07-02
    days on market $40,000 Active 222 DOM
32. 2026-07-01
    days on market $40,000 Active 221 DOM
33. 2026-06-30
    days on market $40,000 Active 220 DOM
34. 2026-06-29
    days on market $40,000 Active 219 DOM
35. 2026-06-28
    days on market $40,000 Active 218 DOM
36. 2026-06-27
    days on market $40,000 Active 217 DOM
37. 2026-06-26
    days on market $40,000 Active 216 DOM
38. 2026-06-24
    days on market $40,000 Active 214 DOM
39. 2026-06-22
    days on market $40,000 Active 212 DOM
40. 2026-06-21
    days on market $40,000 Active 211 DOM
41. 2026-06-18
    days on market $40,000 Active 208 DOM
42. 2026-06-17
    days on market $40,000 Active 207 DOM
43. 2026-06-16
    days on market $40,000 Active 206 DOM
44. 2026-06-15
    days on market $40,000 Active 205 DOM
45. 2026-06-13
    days on market $40,000 Active 203 DOM
46. 2026-06-09
    days on market $40,000 Active 199 DOM
47. 2026-06-08
    days on market $40,000 Active 198 DOM
48. 2026-06-07
    days on market $40,000 Active 197 DOM
49. 2026-06-04
    days on market $40,000 Active 194 DOM
50. 2026-06-03
    days on market $40,000 Active 193 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥114°F today · 17 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: $16,794
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$1,164
• Taxable income: $9,902
• Est. tax owed @ 24.0%: −$2,377
• After-tax cash flow: $7,573/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

Fair 45/100 Moderate rehab Est. rehab $21,000–$37,800 screening

This single-wide mobile home requires moderate repairs and updates to improve its condition and increase its value. Key areas for improvement include the exterior siding, kitchen and bathroom cabinets, and HVAC units.

Repairs flagged

• Major exterior siding — Severe weathering
• Moderate kitchen cabinets — Dated and worn
• Moderate bathroom cabinets — Dated and worn
• Minor HVAC units — Basic units

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — Modernizes the kitchen and increases appeal ↑
• Both Replace bathroom cabinets — Modernizes the bathroom and increases appeal ↑
• Both Replace HVAC units — Improves comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 28/100

Zoned Schools

Elementary James Madison Elementary Middle Indio Middle High Indio High F CA #774/1,170 Nat'l #11,681/17,239

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): 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

-27.3% since first listed

3 events — show timeline

• 2026-03-18 Price Changed $40,000 GPSMLS
• 2026-01-18 Price Changed $49,000 GPSMLS
• 2025-11-22 Listed $55,000 GPSMLS