79392 Alhambra Ct · Indio, CA 92203

$585,110

4 bd · 2.0 ba · 2,084 sqft · SingleFamily · 18 Days on market

Built 2026 Excellent condition Est $596k · 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 +8.3/15.0
• Rent growth +5.0/5.0
• Condition / age +4.8/5.0
• Schools +3.8/10.0
• 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

Property features AI

Finance

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

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family residence; Spec new construction
• Exterior features: Living area approximately 2,084

Interior

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

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 $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $562k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $492k (16.0% below list).
• Recommended offer: $492k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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); 447 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $4,916/mo this rent would consume 61% of the median local household income ($97k/yr) (locally 565% 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 18 days — a 2% lower offer ($576k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $491,571 (16.0% 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. 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. 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?
6. 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.
7. 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.
8. 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: 5.96%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $596,024
• Comps found: 12

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%)	4mo	$550,000	$260	78
81591 Camino Los Milagros	0.05mi	3/2.0 (-1)	1,900 (-9%)	3mo	$579,000	$305	75
40647 Galileo St	0.53mi	4/2.0	2,099 (+1%)	1mo	$605,000	$288	73
81861 Camino Los Milagros	0.32mi	3/3.0 (-1)	2,112 (+1%)	3mo	$585,000	$277	72
82169 Verdi Rd	0.59mi	4/2.0	2,099 (+1%)	3mo	$615,000	$293	69
40161 Padova Dr	0.64mi	4/2.0	2,099 (+1%)	2mo	$600,000	$286	67
81947 Villa Giardino Dr	0.40mi	3/2.5 (-1)	2,177 (+4%)	1mo	$530,000	$243	66
41126 Maxwell Ct	0.60mi	4/2.0	2,181 (+5%)	3mo	$500,000	$229	62
81451 Corte Pipilla	0.62mi	3/3.0 (-1)	2,112 (+1%)	5mo	$584,902	$277	56
81073 Avenida Tres Lagunas	0.65mi	3/3.0 (-1)	2,112 (+1%)	6mo	$700,000	$331	54
81226 Avenida Colonias	0.66mi	3/3.0 (-1)	2,193 (+5%)	0mo	$870,000	$397	51
41212 Maiden Ct	0.66mi	3/2.0 (-1)	1,886 (-10%)	3mo	$515,000	$273	45

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: -12.8%
• Equity multiple: 0.52×
• Total profit: $-78,961
• Equity at exit: $87,242

10-year hold

• IRR: 2.6%
• Equity multiple: 1.22×
• Total profit: $36,648
• 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 →

ZIP-level market 92203

• Home prices YoY: -25.0%
• Rents YoY: 11.6%
• Active inventory: 447
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $4,916 high
• Mortgage (P&I): −$3,068
• Tax est. 1.5%: −$731 /mo · $8,777/yr
• Insurance: −$244
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,032
• Net cashflow: $-160

Break-even live

Break-even rent $5,118

Max offer price $561,936

Occupancy floor 98%

Sensitivity live

Price	-10% $244	-5% $42	+0% $-160	+5% $-362	+10% $-565
Rent	-10% $-548	-5% $-354	+0% $-160	+5% $34	+10% $228
Rate	-1.0pp $135	-0.5pp $-11	base $-160	+0.5pp $-312	+1.0pp $-466

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
• Reserves months: —
• Total cash needed: —

Rent comps 36 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	45d	1	0.03mi
81520 Camino Los Milagros Indio, CA	3.0	3.0	2010	$5,700	$2.84	45d	1	0.03mi
81562 Camino Los Milagros Indio, CA	3.0	3.0	2112	$6,000	$2.84	45d	1	0.04mi
41074 Corte Nella Vita Indio, CA	5.0	3.5	2545	$5,900	$2.32	26d	1	0.26mi
81592 Camino El Triunfo Indio, CA	3.0	3.5	2966	$7,000	$2.36	45d	1	0.27mi
81876 Camino Los Milagros Indio, CA	3.0	3.0	2014	$7,500	$3.72	45d	1	0.34mi
81543 Avenida Celaya Indio, CA	3.0	3.0	1700	$3,500	$2.06	45d	1	0.42mi
81126 Avenida Lorena Indio, CA	3.0	3.0	2112	$6,000	$2.84	26d	1	0.45mi
81157 Avenida Sombra Indio, CA	3.0	3.5	2868	$6,200	$2.16	45d	1	0.47mi
40856 Calle Desierto Indio, CA	3.0	3.0	2112	$2,500	$1.18	25d	1	0.51mi
40082 Catania Ct Indio, CA	4.0	2.0	2099	$3,600	$1.72	20d	1	0.65mi
41424 Trumble Ct Indio, CA	3.0	2.0	1886	$3,950	$2.09	0d	1	0.67mi
80818 Avenida San Ignacio Indio, CA	3.0	2.5	2376	$5,500	$2.31	45d	1	0.80mi
80818 Avenida San Ignacio Indio, CA	3.0	3.0	2376	$5,500	$2.31	7d	1	0.80mi
81672 Avenida Viesca Indio, CA	3.0	2.0	1756	$4,500	$2.56	45d	1	0.80mi
80741 Avenida Santa Carmen Indio, CA	3.0	2.0	2147	$5,000	$2.33	45d	1	0.81mi
40834 Adriatico Ct Indio, CA	3.0	2.5	2867	$9,900	$3.45	45d	1	0.82mi
81074 Avenida Neblina Indio, CA	3.0	3.5	2966	$6,500	$2.19	45d	1	0.83mi
81465 Avenida Montura Indio, CA	3.0	3.0	2433	$6,000	$2.47	45d	1	0.87mi
82423 Sardinia Rd Indio, CA	4.0	3.0	2500	$3,300	$1.32	45d	1	0.89mi
80635 Camino Santa Elise Indio, CA	3.0	2.5	2376	$5,450	$2.29	45d	1	0.92mi
82442 Sardinia Rd Indio, CA	4.0	2.5	2662	$5,000	$1.88	45d	1	0.92mi
80646 Avenida San Ignacio Indio, CA	3.0	2.5	2376	$6,600	$2.78	45d	1	0.95mi
80632 Avenida San Ignacio Indio, CA	3.0	2.0	2569	$5,500	$2.14	7d	1	0.96mi
80598 Camino Santa Juliana Indio, CA	3.0	2.0	1920	$2,888	$1.50	26d	1	0.98mi
80633 Camino San Gregorio Indio, CA	3.0	2.5	2376	$5,600	$2.36	7d	1	0.98mi
82563 Tivoli Ct Indio, CA	5.0	3.0	2626	$4,000	$1.52	45d	1	1.08mi
40632 Pine Grove St Indio, CA	3.0	2.5	2955	$6,500	$2.20	26d	1	1.11mi
80465 Camino San Mateo Indio, CA	3.0	2.5	2376	$7,500	$3.16	45d	1	1.14mi
82686 Castleton Dr Indio, CA	3.0	2.0	1841	$2,700	$1.47	3d	1	1.14mi
81211 Camino Lampazos Indio, CA	3.0	2.0	1756	$3,375	$1.92	18d	1	1.19mi
82814 Plymouth Dr Indio, CA	4.0	3.0	2451	$3,200	$1.31	13d	1	1.27mi
43244 Freesia Pl Indio, CA	4.0	2.0	2032	$4,989	$2.46	45d	1	1.30mi
81145 Paludosa Dr Indio, CA	3.0	2.0	1823	$3,000	$1.65	23d	1	1.32mi
82193 Lemon Grove Ave Indio, CA	3.0	2.0	1600	$3,100	$1.94	45d	1	1.37mi
43615 Roebelenii Way Indio, CA	3.0	2.0	1508	$2,599	$1.72	14d	1	1.42mi

Listing history 12 events

1. 2026-06-21
   days on market $585,110 Active 18 DOM
2. 2026-06-18
   days on market $585,110 Active 15 DOM
3. 2026-06-18
   price $585,110 Active 14 DOM
4. 2026-06-17
   days on market $583,110 Active 14 DOM
5. 2026-06-16
   days on market $583,110 Active 13 DOM
6. 2026-06-15
   days on market $583,110 Active 12 DOM
7. 2026-06-13
   days on market $583,110 Active 10 DOM
8. 2026-06-09
   days on market $583,110 Active 6 DOM
9. 2026-06-08
   days on market $583,110 Active 5 DOM
10. 2026-06-07
    days on market $583,110 Active 4 DOM
11. 2026-06-04
    remarks 429-char remark
12. 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 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $58,989
• − Mortgage interest: −$32,775
• − Property taxes: −$8,777
• − Insurance: −$2,926
• − Repairs & maintenance: −$4,719
• − Management: −$4,719
• − Depreciation: −$17,021
• Taxable loss: −$11,948
• Est. tax savings @ 24.0%: +$2,868
• After-tax cash flow: $946/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

Renovation cost estimate screening

Value-add ROI direction

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

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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