79392 Alhambra Ct · Indio, CA 92203

$585,110

4 bd · 2.0 ba · 2,084 sqft · SingleFamily · 58 Days on market

Built 2026 Excellent condition 2-car garage $281/sqft · at area comps Est $588k · at est.

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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 +11.8/30.0
• ARV discount +7.8/15.0
• Rent growth +5.0/5.0
• Condition / age +4.8/5.0
• Schools +4.6/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

This new single-story home boasts a low-maintenance layout perfect for modern lifestyles. Three bedrooms share a secluded space off the entry, just steps from a full bathroom, while an open-concept layout blends the kitchen, living and dining areas near an inviting patio, ready for entertaining and leisure. The owner's suite provides a serene retreat at the back of the home with a full-sized bathroom and roomy walk-in closet.

Key facts

• Full-sized bathroom
• Inviting patio
• Owner's suite

Tags

• SINGLE-STORY HOME
• LOW-MAINTENANCE LAYOUT
• OPEN-CONCEPT LAYOUT
• INVITING PATIO
• OWNER'S SUITE
• FULL-SIZED BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $585k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $563k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $492k (15.9% below list).
• Recommended offer: $492k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Ronald Reagan Elementary (834 students, 53% FRL); 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).
• Market conditions: Rents rising fast (+11.6%/yr); 639 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 101d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 90% 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).
• At $4,921/mo this rent would consume 61% of the median local household income ($97k/yr) (locally 20% 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 $4k of loan paydown is wiped out by about $18k 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 58 days — a 3% lower offer ($568k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $492,099 (15.9% 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 58 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $588,380
• List price: $585,110
• Delta: -0.56%
• 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
81658 Camino Fuerte	0.16mi	3/3.0 (-1)	2,112 (+1%)	7mo	$550,000	$260	76
81591 Camino Los Milagros	0.05mi	3/2.0 (-1)	1,900 (-9%)	6mo	$579,000	$305	72
40647 Galileo St	0.53mi	4/2.0	2,099 (+1%)	4mo	$605,000	$288	70
40750 Calabria Ct	0.60mi	4/2.0	2,099 (+1%)	1mo	$657,500	$313	70
81861 Camino Los Milagros	0.32mi	3/3.0 (-1)	2,112 (+1%)	6mo	$585,000	$277	69
82169 Verdi Rd	0.59mi	4/2.0	2,099 (+1%)	6mo	$615,000	$293	66
40161 Padova Dr	0.64mi	4/2.0	2,099 (+1%)	6mo	$600,000	$286	64
81947 Villa Giardino Dr	0.40mi	3/2.5 (-1)	2,177 (+4%)	4mo	$530,000	$243	63
41126 Maxwell Ct	0.60mi	4/2.0	2,181 (+5%)	6mo	$500,000	$229	59
81451 Corte Pipilla	0.62mi	3/3.0 (-1)	2,112 (+1%)	8mo	$584,902	$277	53
81226 Avenida Colonias	0.66mi	3/3.0 (-1)	2,193 (+5%)	3mo	$870,000	$397	49
41212 Maiden Ct	0.66mi	3/2.0 (-1)	1,886 (-10%)	6mo	$515,000	$273	43

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: -12.7%
• Equity multiple: 0.52×
• Total profit: $-78,667
• Equity at exit: $87,242

10-year hold

• IRR: 2.6%
• Equity multiple: 1.23×
• Total profit: $37,373
• Equity at exit: $50,590

Cash invested: $163,831 (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: 47 active · 17 under contract
• Months of supply: 14.1 mo (7%/mo absorbed)
• Median asking: $551,342 ($288/sqft)
• Median days on market: 30 d
• This list price: 77% of active listings are priced below it
• ARV vs active asking: -2.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92203

• Home prices YoY: -25.0%
• Rents YoY: 11.6%
• Active inventory: 639
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $4,921 high
• Mortgage (P&I): −$3,068
• Tax est. 1.5%: −$731 /mo · $8,777/yr
• Insurance: −$244
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,033
• Net cashflow: $-156

Break-even live

Break-even rent $5,118

Max offer price $562,539

Occupancy floor 98%

Sensitivity live

Price	-10% $248	-5% $46	+0% $-156	+5% $-358	+10% $-560
Rent	-10% $-545	-5% $-350	+0% $-156	+5% $38	+10% $233
Rate	-1.0pp $139	-0.5pp $-7	base $-156	+0.5pp $-308	+1.0pp $-462

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: $146,278
• Closing costs: $17,553
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79-131 Sangria Ct Indio, CA	3.0	2.0	2018	$3,500	$1.73	139d	1	0.03mi
81520 Camino Los Milagros Indio, CA	3.0	3.0	2010	$5,700	$2.84	70d	1	0.03mi
81562 Camino Los Milagros Indio, CA	3.0	3.0	2112	$6,000	$2.84	139d	1	0.04mi
81722 Camino Los Milagros Indio, CA	3.0	3.0	2112	$4,500	$2.13	85d	1	0.18mi
41074 Corte Nella Vita Indio, CA	5.0	3.5	2545	$5,900	$2.32	120d	1	0.26mi
81592 Camino El Triunfo Indio, CA	3.0	3.5	2966	$7,000	$2.36	139d	1	0.27mi
81876 Camino Los Milagros Indio, CA	3.0	3.0	2014	$7,500	$3.72	10d	1	0.34mi
81876 Camino Los Milagros Indio, CA	3.0	3.0	2014	$7,500	$3.72	139d	1	0.34mi
81543 Avenida Celaya Indio, CA	3.0	3.0	1700	$3,500	$2.06	70d	1	0.42mi
81543 Avenida Celaya Indio, CA	3.0	3.0	1669	$3,500	$2.10	54d	1	0.42mi
81157 Avenida Sombra Indio, CA	3.0	3.5	2868	$6,200	$2.16	139d	1	0.47mi
40856 Calle Desierto Indio, CA	3.0	3.0	2112	$2,500	$1.18	70d	1	0.51mi
40082 Catania Ct Indio, CA	4.0	2.0	2099	$3,500	$1.67	70d	1	0.65mi
41424 Trumble Ct Indio, CA	3.0	2.0	1886	$3,950	$2.09	94d	1	0.67mi
80818 Avenida San Ignacio Indio, CA	3.0	3.0	2376	$5,500	$2.31	101d	1	0.80mi
80818 Avenida San Ignacio Indio, CA	3.0	2.5	2376	$5,500	$2.31	139d	1	0.80mi
81672 Avenida Viesca Indio, CA	3.0	2.0	1756	$4,500	$2.56	139d	1	0.80mi
82350 Puccini Dr Indio, CA	3.0	2.5	2867	$3,750	$1.31	85d	1	0.81mi
80741 Avenida Santa Carmen Indio, CA	3.0	2.0	2147	$5,000	$2.33	139d	1	0.81mi
40834 Adriatico Ct Indio, CA	3.0	2.5	2867	$9,900	$3.45	139d	1	0.82mi
81074 Avenida Neblina Indio, CA	3.0	3.5	2966	$6,500	$2.19	139d	1	0.83mi
81465 Avenida Montura Indio, CA	3.0	3.0	2433	$6,000	$2.47	70d	1	0.87mi
82423 Sardinia Rd Indio, CA	4.0	3.0	2500	$3,300	$1.32	139d	1	0.89mi
80635 Camino Santa Elise Indio, CA	3.0	2.5	2376	$5,450	$2.29	139d	1	0.92mi
82442 Sardinia Rd Indio, CA	4.0	2.5	2662	$5,000	$1.88	70d	1	0.92mi
80646 Avenida San Ignacio Indio, CA	3.0	2.5	2376	$6,300	$2.65	0d	1	0.95mi
80632 Avenida San Ignacio Indio, CA	3.0	2.0	2569	$6,500	$2.53	38d	1	0.96mi
80598 Camino Santa Juliana Indio, CA	3.0	2.0	1920	$2,888	$1.50	120d	1	0.98mi
80633 Camino San Gregorio Indio, CA	3.0	2.5	2376	$5,600	$2.36	101d	1	0.98mi
81268 Corte Compras Indio, CA	3.0	2.0	1756	$5,300	$3.02	10d	1	1.02mi
82563 Tivoli Ct Indio, CA	5.0	3.0	2626	$4,000	$1.52	70d	1	1.08mi
40632 Pine Grove St Indio, CA	3.0	2.5	2955	$6,500	$2.20	120d	1	1.11mi
80465 Camino San Mateo Indio, CA	3.0	2.5	2376	$7,500	$3.16	70d	1	1.14mi
81211 Camino Lampazos Indio, CA	3.0	2.0	1756	$3,275	$1.87	49d	1	1.19mi
40804 Treasure City Ln Indio, CA	3.0	3.0	2099	$2,695	$1.28	0d	1	1.21mi
82814 Plymouth Dr Indio, CA	4.0	3.0	2451	$3,200	$1.31	107d	1	1.27mi
43244 Freesia Pl Indio, CA	4.0	2.0	2032	$7,999	$3.94	67d	1	1.30mi
43244 Freesia Pl Indio, CA	4.0	2.0	2032	$4,989	$2.46	139d	1	1.30mi
81145 Paludosa Dr Indio, CA	3.0	2.0	1823	$3,000	$1.65	117d	1	1.32mi
82193 Lemon Grove Ave Indio, CA	3.0	2.0	1600	$3,100	$1.94	139d	1	1.37mi

Property features AI

Finance

• Other: Address: 79392 Alhambra Ct, Indio CA 92203Status: ActiveLast modified: 2026-06-03
• Financial info: List price $583,110

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family residenceSpec new construction
• Exterior features: Living area approximately 2,084

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Residence Three plan)

Listing history 46 events

1. 2026-07-31
   days on market $585,110 Active 58 DOM
2. 2026-07-30
   days on market $585,110 Active 57 DOM
3. 2026-07-30
   days on market $585,110 Active 56 DOM
4. 2026-07-28
   days on market $585,110 Active 55 DOM
5. 2026-07-26
   days on market $585,110 Active 53 DOM
6. 2026-07-24
   days on market $585,110 Active 51 DOM
7. 2026-07-23
   days on market $585,110 Active 50 DOM
8. 2026-07-22
   days on market $585,110 Active 49 DOM
9. 2026-07-21
   days on market $585,110 Active 48 DOM
10. 2026-07-20
    days on market $585,110 Active 47 DOM
11. 2026-07-18
    days on market $585,110 Active 45 DOM
12. 2026-07-18
    days on market $585,110 Active 44 DOM
13. 2026-07-16
    days on market $585,110 Active 43 DOM
14. 2026-07-15
    days on market $585,110 Active 42 DOM
15. 2026-07-14
    days on market $585,110 Active 41 DOM
16. 2026-07-13
    days on market $585,110 Active 40 DOM
17. 2026-07-13
    days on market $585,110 Active 39 DOM
18. 2026-07-11
    days on market $585,110 Active 38 DOM
19. 2026-07-10
    days on market $585,110 Active 37 DOM
20. 2026-07-09
    days on market $585,110 Active 36 DOM
21. 2026-07-07
    days on market $585,110 Active 34 DOM
22. 2026-07-06
    days on market $585,110 Active 33 DOM
23. 2026-07-06
    days on market $585,110 Active 32 DOM
24. 2026-07-05
    days on market $585,110 Active 31 DOM
25. 2026-07-03
    days on market $585,110 Active 30 DOM
26. 2026-07-02
    days on market $585,110 Active 29 DOM
27. 2026-07-01
    days on market $585,110 Active 28 DOM
28. 2026-06-30
    days on market $585,110 Active 27 DOM
29. 2026-06-29
    days on market $585,110 Active 26 DOM
30. 2026-06-28
    days on market $585,110 Active 25 DOM
31. 2026-06-27
    days on market $585,110 Active 24 DOM
32. 2026-06-26
    days on market $585,110 Active 23 DOM
33. 2026-06-24
    days on market $585,110 Active 21 DOM
34. 2026-06-22
    days on market $585,110 Active 19 DOM
35. 2026-06-21
    days on market $585,110 Active 18 DOM
36. 2026-06-18
    days on market $585,110 Active 15 DOM
37. 2026-06-18
    price $585,110 Active 14 DOM
38. 2026-06-17
    days on market $583,110 Active 14 DOM
39. 2026-06-16
    days on market $583,110 Active 13 DOM
40. 2026-06-15
    days on market $583,110 Active 12 DOM
41. 2026-06-13
    days on market $583,110 Active 10 DOM
42. 2026-06-09
    days on market $583,110 Active 6 DOM
43. 2026-06-08
    days on market $583,110 Active 5 DOM
44. 2026-06-07
    days on market $583,110 Active 4 DOM
45. 2026-06-04
    remarks 429-char remark
46. 2026-06-04
    listed $583,110 Active 1 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 4/10 Moderate FEMA zone D · 14% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥114°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,052
• − Mortgage interest: −$32,775
• − Property taxes: −$8,777
• − Insurance: −$2,926
• − Repairs & maintenance: −$4,724
• − Management: −$4,724
• − Depreciation: −$17,021
• Taxable loss: −$11,895
• Est. tax savings @ 24.0%: +$2,855
• After-tax cash flow: $983/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 · 13 photos

Excellent 95/100 None rehab

This move-in-ready single-story home features modern interiors and a low-maintenance layout, ideal for modern lifestyles.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Boosts curb appeal and rental value ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Ronald Reagan Elementary Middle Desert Ridge Academy C CA #98/498 Nat'l #3,558/14,009 High Shadow Hills High F CA #498/1,170 Nat'l #7,907/17,239

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): 34,735
• Household income: $97,311
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 20% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Address: 79392 Alhambra Ct, Indio CA 92203Status: ActiveLast modified: 2026-06-03
• Financial info: List price $583,110

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family residenceSpec new construction
• Exterior features: Living area approximately 2,084

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Residence Three plan)