80000 Avenue 48 #67 · Indio, CA 92201

$180,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 47 Days on market

Built 1985 $156/sqft · 130% above area ↓ 3% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Rent growth +3.3/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this inviting residence located in the Las Palmas de la Quinta Mobile Home Park. With 1,152 sq ft of well-designed living space, this home features 3 bedrooms and 2 bathrooms with a comfortable and well-designed layout ideal for everyday living. Step onto the front porch and enter into a brightly lit living room that flows seamlessly into the dining area and kitchen, creating an open and welcoming space. Just off the kitchen, you’ll find a separate laundry room for added convenience. Down the hallway, there are two secondary bedrooms that share a full bathroom, while the primary bedroom is situated for privacy and includes its own full bathroom. Conveniently located ne

Key facts

• Front porch
• Garage
• Community pool

Tags

• FRONT PORCH
• BRIGHTLY LIT LIVING ROOM
• SEPARATE LAUNDRY ROOM

Property features AI

Finance

• Other: Lot categorized as 0-1 Unit/Acre; Elevation reported in feet
• Financial info: Land lease of $1,300 monthly (seller reported)
• HOA & community: Community features include curbs, street lighting, sidewalks, park, and suburban setting; Located in park: Las Palmas de la Quinta

Exterior

• Parking: Carport; One parking space (one garage space equivalent)
• Utilities: Public sewer; Natural gas connected; Electricity connected; Water connected
• Home design: Single-story mobile/manufactured home; Model: SEACLIFF; Mobile home remains; Facing/has a view
• Construction: Shingle roof (common roof); Total of 1 story; Mobile width 12 ft, length 48 ft; Year built per public records
• Exterior features: Covered front porch; Community pool; Wood fencing

Interior

• Kitchen: Gas range; Gas oven
• Bedrooms: Primary bedroom on main level
• Bathrooms: Two full bathrooms; Walk-in shower
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: One-level home with ground-level entry; Entry located at ground level; Primary bedroom; All bedrooms on main level; Living room
• Laundry & utility: Inside laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 4.3% 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: Harry S. Truman Elementary (666 students, 80% FRL); La Quinta Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 754 students, 83% FRL); Indio High (math 15% / reading 42%, grade F, #774 of 1,170 statewide, top 66%, 2,143 students, 92% FRL) — zoned schools average 85% FRL vs 56% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 44% district-wide (-17 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); 515 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• At $2,664/mo this rent would consume 48% of the median local household income ($67k/yr) (locally 2036% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 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: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.48% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.41%
• DSCR: 2.09
• GRM: 5.6

CMA / ARV

• ARV (median comp): $78,365
• List price: $180,000
• Delta: 129.69%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80000 Avenue 48 #58	0.00mi	3/2.0	1,232 (+7%)	4mo	$160,000	$130	85
80000 Avenue 48 Space 285	0.00mi	3/2.0	1,300 (+13%)	16mo	$177,000	$136	65

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: 18.1%
• Equity multiple: 1.73×
• Total profit: $36,992
• Equity at exit: $26,839

10-year hold

• IRR: 26.7%
• Equity multiple: 3.38×
• Total profit: $119,835
• Equity at exit: $15,563

Cash invested: $50,400 (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 92201

• Home prices YoY: -28.4%
• Rents YoY: 3.3%
• Active inventory: 515
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,664 high
• Mortgage (P&I): −$944
• Tax from tax record: −$61 /mo · $727/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $1,025

Break-even live

Break-even rent $1,366

Max offer price $180,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,127	-5% $1,076	+0% $1,025	+5% $974	+10% $923
Rent	-10% $815	-5% $920	+0% $1,025	+5% $1,131	+10% $1,236
Rate	-1.0pp $1,116	-0.5pp $1,071	base $1,025	+0.5pp $979	+1.0pp $931

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46896 Jefferson St Indio, CA	2.0	2.0	1100	$2,075	$1.89	1d	3	0.48mi
47800 Madison St Indio, CA	3.0	2.0	1456	$2,850	$1.96	45d	1	0.86mi
80870 California 111 Unit 223 Indio, CA	2.0	2.0	1400	$1,550	$1.11	45d	1	0.87mi
47750 Adams St La Quinta, CA	1.0–2.0	1.0–2.0	956	$2,220	$2.32	45d	1	1.05mi
80675 Harvard Ct Indio, CA	3.0	2.0	1248	$2,495	$2.00	12d	1	1.16mi
80886 Avenue 50 Unit 2 Indio, CA	2.0	1.0	729	$4,000	$5.49	16d	1	1.19mi
80886 Avenue 50 Unit 1 Indio, CA	2.0	2.0	1392	$5,000	$3.59	16d	1	1.19mi
45930 Las Colinas La Quinta, CA	3.0	2.0	1500	$2,850	$1.90	26d	1	1.24mi
81641 Avenue 48 Indio, CA	2.0	2.0	1440	$2,500	$1.74	45d	1	1.40mi
80208 Royal Birkdale Dr Indio, CA	2.0	2.0	1382	$3,875	$2.80	26d	1	1.45mi
46675 Desert Villa St Indio, CA	2.0	1.0–1.5	881	$1,590	$1.80	45d	1	1.48mi

Listing history 19 events

1. 2026-06-21
   days on market $180,000 Active 47 DOM
2. 2026-06-18
   days on market $180,000 Active 44 DOM
3. 2026-06-17
   days on market $180,000 Active 43 DOM
4. 2026-06-16
   days on market $180,000 Active 42 DOM
5. 2026-06-15
   days on market $180,000 Active 41 DOM
6. 2026-06-13
   days on market $180,000 Active 39 DOM
7. 2026-06-09
   days on market $180,000 Active 35 DOM
8. 2026-06-08
   days on market $180,000 Active 34 DOM
9. 2026-06-07
   days on market $180,000 Active 33 DOM
10. 2026-06-04
    days on market $180,000 Active 30 DOM
11. 2026-06-03
    days on market $180,000 Active 29 DOM
12. 2026-06-02
    days on market $180,000 Active 28 DOM
13. 2026-06-01
    days on market $180,000 Active 27 DOM
14. 2026-05-31
    days on market $180,000 Active 26 DOM
15. 2026-05-05
    listed $180,000 Active 912-char remark
16. 2026-04-16
    historical
17. 2026-04-07
    listed $199,900 Active
18. 2024-10-22
    listed $184,900 Active
19. 2024-10-08
    historical

ⓘ 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: $727 · $61/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$641/yr (+$53/mo · 88.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 18 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: $31,972
• − Mortgage interest: −$10,083
• − Property taxes: −$727
• − Insurance: −$900
• − Repairs & maintenance: −$2,558
• − Management: −$2,558
• − Depreciation: −$5,236
• Taxable income: $9,911
• Est. tax owed @ 24.0%: −$2,379
• After-tax cash flow: $9,926/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): 65,825
• Household income: $66,758
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 2036.0

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 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

-2.7% since first listed

5 events — show timeline

• 2026-05-05 Listed $180,000 CRMLS
• 2026-04-16 Listing Removed — CRMLS
• 2026-04-07 Listed $199,900 CRMLS
• 2024-10-22 Listed $184,900 GPSMLS
• 2024-10-08 Coming Soon — GPSMLS

Property tax history

+1.6%/yr

Latest (2025): $727 · +5.4% YoY. Source: county tax records.