84136 Ave 44, #392 #392 · Indio, CA 92203

$149,500

1 bd · 1.0 ba · 400 sqft · Manufactured · 101 Days on market

Built 1990 2,105 sqft lot $374/sqft · 7% above area Est $140k · 7% over $570/mo HOA · 33% of rent

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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).

• Cash flow +8.1/30.0
• 1% rule +6.5/10.0
• Rent growth +5.0/5.0
• ARV discount +4.5/15.0
• Schools +3.8/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Upgraded Fleetwood Park Model with Enclosed Deck for extra living and entertaining area. New Deck and Shed just completed in March '26. Owner installed a barn door between enclosed deck and park model Covered parking and wonderful storage shed. This beautiful Park Model on a corner lot is being offered Turnkey furnished and includes porcelain tile throughout, Washer/Dryer , Stove, Microwave & Fridge, New Toilet & Shower, 2 TV's New Comforter, 2 Car Parking, Close to Clubhouse #2, Mountain Views. Rancho Casa Blanca is a 55+ Active Lifestyle Resort Community where you own the land & is perfect for your winter hideaway. Rancho Casa Blanca (RCB) features a beautifully landscaped 80-acre property with 801 individual Park Model homes/or RV sites, Two large clubhouses that function as social hubs & 4 satellite buildings with laundry facilities, mailboxes, heated pools & relaxing spas. As an owner you will enjoy FREE GOLF on your 18-hole par 3 golf course, a 9-hole putting course, 2 practice chipping/putting greens, 6 heated pools/spas, 2 tennis courts, 8 pickleball courts, shuffleboard courts, horseshoe pitch, fitness center & over 60 Clubs & Classes.

Key facts

• Turnkey furnished
• Enclosed deck
• Storage shed

Tags

• ENCLOSED DECK
• NEW DECK
• STORAGE SHED
• CORNER LOT
• TURNKEY FURNISHED
• PORCELAIN TILE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (17.3% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $124k (17.3% 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.
• 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: Desert Ridge Academy (math 24% / reading 75%, grade C, #98 of 498 statewide, top 21%, 1,030 students, 81% FRL); Shadow Hills High (math 30% / reading 53%, grade F, #498 of 1,170 statewide, top 43%, 1,751 students, 77% FRL) — zoned schools average 79% FRL vs 56% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+11.6%/yr); 447 active listings in the ZIP; 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 $1k 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 101 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $68k; list at $150k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 4→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,591 (17.3% 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 101 days. Have you received any prior offers? Is the seller open to a 17% 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: 1.15% ✓
• Cap rate: 5.12%
• Cash-on-cash: -4.20%
• DSCR: 0.81
• GRM: 7.3

CMA / ARV

• ARV (median comp): $140,095
• List price: $149,500
• Delta: 6.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84136 Ave 44, #262 #262	0.02mi	1/1.0	400 (0%)	0mo	$192,500	$481	99
84136 Avenue 44, #449 #449	0.02mi	1/1.0	400 (0%)	3mo	$230,000	$575	97
84136 Ave 44, #385 #385	0.05mi	1/1.0	400 (0%)	3mo	$178,000	$445	96
754 Ave 44 #754	0.08mi	1/1.0	400 (0%)	3mo	$101,500	$254	94
84136 Avenue 44 #477	0.13mi	1/1.0	400 (0%)	1mo	$95,000	$238	93
84136 Ave 44, #567 #567	0.13mi	1/1.0	400 (0%)	2mo	$90,000	$225	92
84136 Ave 44, #29 #29	0.14mi	1/1.0	400 (0%)	2mo	$90,000	$225	92
84136 Ave 44, #744 #744	0.14mi	1/1.0	400 (0%)	2mo	$176,000	$440	92
84136 84136 Avenue 44, #325 #325	0.14mi	1/1.0	400 (0%)	2mo	$79,000	$198	92
84136 Ave 44, 675 #675	0.15mi	1/1.0	400 (0%)	3mo	$205,000	$513	91
84136 Ave 44, 658 #658	0.17mi	1/1.0	400 (0%)	3mo	$102,500	$256	90
84136 Ave 44 #122	0.26mi	1/1.0	400 (0%)	2mo	$125,000	$313	86

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: -15.2%
• Equity multiple: 0.42×
• Total profit: $-24,205
• Equity at exit: $22,291

10-year hold

• IRR: 2.4%
• Equity multiple: 1.22×
• Total profit: $9,352
• Equity at exit: $12,926

Cash invested: $41,860 (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: 447
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$62
• HOA: −$570
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-147

Break-even live

Break-even rent $1,898

Max offer price $123,591

Occupancy floor —

Sensitivity live

Price	-10% $-62	-5% $-104	+0% $-147	+5% $-189	+10% $-231
Rent	-10% $-282	-5% $-214	+0% $-147	+5% $-79	+10% $-11
Rate	-1.0pp $-71	-0.5pp $-109	base $-147	+0.5pp $-185	+1.0pp $-225

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $570 · $6,840/yr
• Likely covers: poolgym

Listing history 28 events

1. 2026-06-21
   days on market $149,500 Active 101 DOM
2. 2026-06-18
   days on market $149,500 Active 98 DOM
3. 2026-06-17
   days on market $149,500 Active 97 DOM
4. 2026-06-16
   days on market $149,500 Active 96 DOM
5. 2026-06-15
   days on market $149,500 Active 95 DOM
6. 2026-06-13
   days on market $149,500 Active 93 DOM
7. 2026-06-09
   days on market $149,500 Active 89 DOM
8. 2026-06-08
   days on market $149,500 Active 88 DOM
9. 2026-06-07
   days on market $149,500 Active 87 DOM
10. 2026-06-04
    days on market $149,500 Active 84 DOM
11. 2026-06-03
    days on market $149,500 Active 83 DOM
12. 2026-06-02
    days on market $149,500 Active 82 DOM
13. 2026-06-01
    days on market $149,500 Active 81 DOM
14. 2026-05-31
    days on market $149,500 Active 80 DOM
15. 2026-03-12
    listed $149,500 Active 1204-char remark

    Show marketing remark (1204 chars)

    Upgraded Fleetwood Park Model with Enclosed Deck for extra living and entertaining area. New Deck and Shed just completed in March '26. Owner installed a barn door between enclosed deck and park model Covered parking and wonderful storage shed. This beautiful Park Model on a corner lot is being offered Turnkey furnished and includes porcelain tile throughout, Washer/Dryer , Stove, Microwave & Fridge, New Toilet & Shower, 2 TV's New Comforter, 2 Car Parking, Close to Clubhouse #2, Mountain Views. Rancho Casa Blanca is a 55+ Active Lifestyle Resort Community where you own the land & is perfect for your winter hideaway. Rancho Casa Blanca (RCB) features a beautifully landscaped 80-acre property with 801 individual Park Model homes/or RV sites, Two large clubhouses that function as social hubs & 4 satellite buildings with laundry facilities, mailboxes, heated pools & relaxing spas. As an owner you will enjoy FREE GOLF on your 18-hole par 3 golf course, a 9-hole putting course, 2 practice chipping/putting greens, 6 heated pools/spas, 2 tennis courts, 8 pickleball courts, shuffleboard courts, horseshoe pitch, fitness center & over 60 Clubs & Classes.

16. 2025-06-27
    price $119,500
17. 2024-12-19
    price $127,500
18. 2024-10-25
    listed $137,500 Active
19. 2023-02-21
    historical
20. 2023-02-04
    price $138,500
21. 2022-08-10
    listed $146,900 Active
22. 2019-03-15
    soldstatus $68,000 Sold
23. 2019-03-15
    soldstatus $68,000 Closed
24. 2019-03-15
    soldstatus $37,500
25. 2019-02-26
    status Pending
26. 2018-12-12
    listed $72,999 Active
27. 2007-04-06
    soldstatus $60,000
28. 2005-04-07
    soldstatus $38,000

ⓘ 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: $998 · $83/mo
• Projected year-2 tax: $1,136 · $95/mo
• Expected delta: +$138/yr (+$12/mo · 13.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 4 d/yr ≥114°F today · 10 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: $20,549
• − Mortgage interest: −$8,374
• − Property taxes: −$998
• − Insurance: −$748
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − HOA: −$6,840
• − Depreciation: −$4,349
• Taxable loss: −$4,048
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $-788/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

+293.4% since first listed

14 events — show timeline

• 2026-03-12 Listed $149,500 GPSMLS
• 2025-06-27 Price Changed $119,500 GPSMLS
• 2024-12-19 Price Changed $127,500 GPSMLS
• 2024-10-25 Listed $137,500 GPSMLS
• 2023-02-21 Listing Removed — GPSMLS
• 2023-02-04 Price Changed $138,500 GPSMLS
• 2022-08-10 Listed $146,900 GPSMLS
• 2019-03-15 Sold (Public Records) $37,500 Public Records
• 2019-03-15 Sold (MLS) $68,000 GPSMLS
• 2019-03-15 Sold (MLS) $68,000 GPSMLS
• 2019-02-26 Pending — GPSMLS
• 2018-12-12 Listed $72,999 GPSMLS
• 2007-04-06 Sold (Public Records) $60,000 Public Records
• 2005-04-07 Sold (Public Records) $38,000 Public Records

Property tax history

+1.8%/yr

Latest (2014): $998 · +46.4% YoY. Source: county tax records.