85400 Ave 55 #9 · Coachella, CA 92274

$149,999

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 294 Days on market

Built 2003 5,400 sqft lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +1.5/10.0

Listing remarks MLS

3 bedroom 2 Bath double wide manufactured home. Currently being rented out to tenants. May be view with tenant permission. Space rent is currently $700 a month.

Key facts

• 5,400 sq ft lot
• Garage
• Built 2003

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $956 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 4.4% in Coachella — 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 47/100 on livability (#1,230 in CA) — a working-class tenant base; expect higher turnover. Watch: schools F, amenities F, commute 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.
• Market conditions: 492 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

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 294 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 294 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 13.94%
• Cash-on-cash: 27.33%
• DSCR: 2.22
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.9%
• Equity multiple: 4.39×
• Total profit: $142,573
• Equity at exit: $135,131

10-year hold

• IRR: 38.9%
• Equity multiple: 9.85×
• Total profit: $371,878
• Equity at exit: $291,415

Cash invested: $42,000 (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 92274

• Home prices YoY: 31.9%
• Active inventory: 492
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,375 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $956

Break-even live

Break-even rent $1,164

Max offer price $149,999

Occupancy floor 55%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52119 Calle Avila Coachella, CA	3.0	2.0	960	$2,375	$2.47	24d	1	1.48mi

Listing history 16 events

1. 2026-06-09
   days on market $149,999 Active 294 DOM
2. 2026-06-08
   days on market $149,999 Active 293 DOM
3. 2026-06-07
   days on market $149,999 Active 292 DOM
4. 2026-06-04
   days on market $149,999 Active 289 DOM
5. 2026-06-03
   days on market $149,999 Active 288 DOM
6. 2026-06-02
   days on market $149,999 Active 287 DOM
7. 2026-06-01
   days on market $149,999 Active 286 DOM
8. 2026-05-31
   days on market $149,999 Active 285 DOM
9. 2025-09-03
   price $149,999 160-char remark

   Show marketing remark (160 chars)

   3 bedroom 2 Bath double wide manufactured home. Currently being rented out to tenants. May be view with tenant permission. Space rent is currently $700 a month.

10. 2025-09-03
    status Active 160-char remark

    Show marketing remark (160 chars)

    3 bedroom 2 Bath double wide manufactured home. Currently being rented out to tenants. May be view with tenant permission. Space rent is currently $700 a month.

11. 2025-06-13
    listed $150,000 Active 160-char remark

    Show marketing remark (160 chars)

    3 bedroom 2 Bath double wide manufactured home. Currently being rented out to tenants. May be view with tenant permission. Space rent is currently $700 a month.

12. 2024-12-03
    historical $2,100
13. 2024-10-30
    price $2,100
14. 2024-10-17
    listed $2,500
15. 2024-06-25
    historical $1,950
16. 2024-05-31
    listed $1,950

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$291/yr (+$24/mo · 34.3%)

ⓘ 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 10/10 Extreme 7 d/yr ≥115°F today · 19 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: $28,500
• − Mortgage interest: −$8,402
• − Property taxes: −$849
• − Insurance: −$750
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − Depreciation: −$4,364
• Taxable income: $9,576
• Est. tax owed @ 24.0%: −$2,298
• After-tax cash flow: $9,179/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: 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

Livability — Coachella

• Score: 47/100
• State rank: #1230
• US rank: #26216

Category grades

Amenities F Commute F Cost of living D- Crime C+ Employment F Housing C+ Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,909

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 49% White 10%
• Hispanic origin (detail): Mexican 87%
• Common ancestry: Italian 1% Portuguese 1%
• Foreign-born: 42% · Canada
• Languages at home: 24% English-only · Spanish 76%

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: ▲ 179.97%
• Current HPI: 744.8454
• Rent YoY: —
• Metro: —
• 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

+7592.3% since first listed

8 events — show timeline

• 2025-09-03 Price Changed $149,999 GPSMLS
• 2025-09-03 Relisted — GPSMLS
• 2025-06-13 Listed $150,000 GPSMLS
• 2024-12-03 Rental Removed $2,100 CRMLS
• 2024-10-30 Price Changed $2,100 CRMLS
• 2024-10-17 Listed for Rent $2,500 CRMLS
• 2024-06-25 Rental Removed $1,950 CRMLS
• 2024-05-31 Listed for Rent $1,950 CRMLS

Property tax history

+1.8%/yr

Latest (2025): $849 · +1.2% YoY. Source: county tax records.