45915 Algonquin Cir · Indian Wells, CA 92210

$650,000

3 bd · 3.0 ba · 2,399 sqft · Condo public records · 18 Days on market

Built 1979 $271/sqft · at area comps Est $643k · at est. $800/mo HOA · 13% 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 +10.4/30.0
• ARV discount +7.0/15.0
• Appreciation +6.9/10.0
• 1% rule +4.2/10.0
• Schools +3.8/10.0
• DSCR +3.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

A hidden gem within Dorado Villas, ideally located in the heart of Indian Wells. Situated just beyond the gates of Eldorado Country Club and The Vintage, this thoughtfully designed 3-bedroom, 3-bathroom residence offers sweeping views of snow-capped Mount San Jacinto and the Santa Rosa Mountains. Home comes fully furnished per seller inventory! This rare lock-and-leave opportunity invites you to reimagine a home within one of the Coachella Valley's most prestigious luxury enclaves. The open-concept floor plan seamlessly blends generous living, dining, and private spaces, anchored by a light-filled great room featuring vaulted ceilings, expansive walls of glass, and a gas-log fireplace. Step

Key facts

• Gated community
• Mature fruit trees
• Sun drenched patio

Tags

• SWEEPING VIEWS
• SUN DRENCHED PATIO
• MATURE FRUIT TREES
• CENTRAL GREENBELT
• GATED COMMUNITY
• NINE POOLS

Property features AI

Finance

• Other: Entrance is on Fairway Drive; cross streets Fairway Drive and Cook; Unit is inside (interior unit); Property is sold furnished per seller's inventory; Sale terms include cash or cash to new loan; possession at close of escrow; Disclosures: CC&R, Property As Is, Homeowners Association
• Financial info: Rental restrictions in place
• HOA & community: Monthly HOA fee (association-managed amenities); Association fee covers insurance, security, and maintenance; Association amenities include controlled access, tennis courts, maintenance of grounds, greenbelt/park, and management; Association pet rules apply; Gated community with additional community features such as pickleball courts

Exterior

• Parking: Attached 2-car garage; Side-by-side parking; Driveway; Garage door opener
• Security: Gated community with automatic gate; 24-hour security; Card/code access; Controlled access
• Utilities: Water provided by district (CVWD); Sewer: connected and paid; Cable TV available; Part of a PUD
• Home design: Contemporary condominium, attached; Single-story (ground level, no unit above); Front door faces south; leisure areas face west; Condition: fixer
• Construction: Stucco exterior; Foam, tile and flat roofing; Slab foundation; Built per assessor records
• Exterior features: Located on a level lot; Greenbelt lot location / park views; Masonry fencing; Awning-covered concrete patio; Sport court and tennis court on site; Community pool and spa (heated, fenced; gunite/in-ground) with safety fence/gate; Sprinkler system with timer and drip irrigation

Interior

• Kitchen: Ceramic counters; Electric cooktop; Electric oven; Exhaust fan; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Master retreat with walk-in closet
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; Double vanity(s); Shower stall; Shower over tub
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Beamed ceilings; Vaulted ceilings; Wet bar / bar; High (9 ft+) ceilings; Foyer entry; Double door entry; Sliding doors; Skylights; Shutters and window screens; Fully furnished
• Laundry & utility: Laundry area; Washer; Dryer; 220V outlet in kitchen and laundry; Water heater unit

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $650k.

Deal economics

• At list price, monthly cash flow is $-339 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $590k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $595k (8.4% below list).
• Recommended offer: $590k (9.2% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 1.5% in Indian Wells — 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 (#968 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, crime B+; Watch: amenities F, commute F, cost of living 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: Gerald R. Ford Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 603 students, 59% FRL); La Quinta Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 754 students, 83% FRL); Palm Desert High (math 42% / reading 67%, grade C-, #256 of 1,170 statewide, top 24%, 2,050 students, 57% FRL).
• Market conditions: 150 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 44% of the median local income ($163k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $29k of equity ($4k loan paydown + $24k appreciation (3.8% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($640k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $110k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $325k; list at $650k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $590,064 (9.2% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 9.1

CMA / ARV

• ARV (median comp): $643,089
• List price: $650,000
• Delta: 1.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.46×
• Total profit: $83,596
• Equity at exit: $320,433

10-year hold

• IRR: 10.0%
• Equity multiple: 2.63×
• Total profit: $296,849
• Equity at exit: $516,941

Cash invested: $182,000 (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 92210

• Home prices YoY: 1.3%
• Active inventory: 150
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $5,954 medium
• Mortgage (P&I): −$3,409
• Tax from tax record: −$563 /mo · $6,758/yr
• Insurance: −$271
• HOA: −$800
• Vacancy / Maint / Mgmt: −$1,250
• Net cashflow: $-339

Break-even live

Break-even rent $6,383

Max offer price $590,064

Occupancy floor —

Sensitivity live

Price	-10% $29	-5% $-155	+0% $-339	+5% $-523	+10% $-707
Rent	-10% $-810	-5% $-574	+0% $-339	+5% $-104	+10% $131
Rate	-1.0pp $-12	-0.5pp $-174	base $-339	+0.5pp $-508	+1.0pp $-679

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75114 Concho Dr Indian Wells, CA	3.0	3.0	2399	$6,000	$2.50	45d	1	0.12mi
75208 Citadel Pl Indian Wells, CA	3.0	3.5	3299	$10,500	$3.18	45d	1	0.19mi
74965 Fairway Dr Palm Desert, CA	3.0	2.0	2060	$5,000	$2.43	45d	1	0.20mi
75211 Palisades Pl Indian Wells, CA	3.0	3.5	2697	$8,500	$3.15	45d	1	0.21mi
74939 Via Lago Indian Wells, CA	2.0	2.5	1947	$5,810	$2.98	16d	1	0.23mi
74939 Via Lago Indian Wells, CA	2.0	2.5	1947	$5,810	$2.98	45d	1	0.23mi
75270 Palm Shadow Dr Indian Wells, CA	4.0	2.5	3015	$4,500	$1.49	45d	1	0.23mi
75309 Palm Shadow Dr Indian Wells, CA	3.0	2.5	2128	$7,500	$3.52	26d	1	0.23mi
75323 Mansfield Dr Indian Wells, CA	3.0	3.5	2697	$7,000	$2.60	45d	1	0.37mi
75407 Montecito Dr Indian Wells, CA	3.0	4.5	3201	$12,500	$3.91	45d	1	0.37mi
45640 Rancho Palmeras Dr Indian Wells, CA	2.0	3.0	2975	$8,500	$2.86	26d	1	0.39mi
45450 Rancho Palmeras Dr Indian Wells, CA	4.0	4.0	2942	$5,750	$1.95	45d	1	0.41mi
75403 Mansfield Dr Indian Wells, CA	3.0	3.5	2424	$8,000	$3.30	45d	1	0.41mi
44970 Olympic Ct Indian Wells, CA	3.0	3.0	2345	$7,000	$2.99	45d	1	0.42mi
74653 Yucca Tree Dr Palm Desert, CA	4.0	3.0	2885	$5,400	$1.87	45d	1	0.48mi
75270 Inverness Dr Indian Wells, CA	3.0	3.0	2568	$11,000	$4.28	45d	1	0.49mi
75395 Riviera Dr Indian Wells, CA	2.0	3.0	2655	$5,800	$2.18	45d	1	0.52mi
75562 Camino de Plata N Indian Wells, CA	3.0	3.0	2064	$5,500	$2.66	1d	1	0.52mi
44350 Michigan Ct Indian Wells, CA	3.0	3.5	2368	$7,200	$3.04	45d	1	0.52mi
75405 Riviera Dr Indian Wells, CA	3.0	3.0	2773	$10,500	$3.79	45d	1	0.52mi
75425 Saint Andrews Ct Indian Wells, CA	3.0	3.0	2644	$8,500	$3.21	45d	1	0.54mi
75543 Calle del Norte Indian Wells, CA	3.0	2.0	1907	$6,500	$3.41	45d	1	0.55mi
74996 Tahoe Cir Indian Wells, CA	3.0	3.0	2942	$8,500	$2.89	7d	1	0.57mi
74996 Tahoe Cir Indian Wells, CA	3.0	3.0	2942	$8,500	$2.89	45d	1	0.57mi
44397 Mesquite Dr Indian Wells, CA	3.0	2.0	2117	$8,000	$3.78	45d	1	0.58mi
45805 Cielito Dr Indian Wells, CA	3.0	4.0	2965	$22,000	$7.42	45d	1	0.64mi
45618 Panorama Dr Palm Desert, CA	3.0	2.5	1682	$2,600	$1.55	45d	1	0.75mi
45455 Crow Cir Indian Wells, CA	3.0	2.0	2082	$5,000	$2.40	45d	1	0.79mi
74350 Covered Wagon Trl Unit A Palm Desert, CA	3.0	2.0	1907	$4,000	$2.10	45d	1	0.81mi
45830 Abronia Trl Palm Desert, CA	3.0	2.0	2000	$3,450	$1.73	45d	1	0.85mi
45900 Quailbrush St Palm Desert, CA	3.0	2.0	1908	$4,500	$2.36	26d	1	0.90mi
75577 Desert Horizons Dr Indian Wells, CA	3.0	3.0	2413	$7,500	$3.11	45d	1	0.90mi
75417 Spyglass Dr Indian Wells, CA	3.0	3.5	2871	$5,000	$1.74	45d	1	0.93mi
45480 Via Corona Indian Wells, CA	3.0	2.0	2203	$9,000	$4.09	45d	1	0.94mi
44839 Oro Grande Cir Indian Wells, CA	3.0	3.0	2813	$8,500	$3.02	45d	1	0.94mi
75593 Desert Horizons Dr Indian Wells, CA	3.0	3.0	2745	$9,500	$3.46	45d	1	0.95mi
44842 Guadalupe Dr Indian Wells, CA	3.0	4.0	3011	$8,000	$2.66	45d	1	0.95mi
44824 Del Dios Cir Indian Wells, CA	3.0	3.0	2813	$15,000	$5.33	45d	1	0.96mi
44451 Kings Canyon Ln Palm Desert, CA	3.0	2.5	2181	$10,600	$4.86	45d	1	0.96mi
75355 Santa Fe Trl Palm Desert, CA	4.0	2.5	2215	$3,500	$1.58	45d	1	0.99mi

HOA detail condo

• Monthly dues: $800 · $9,600/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $650,000 Active 18 DOM
2. 2026-06-18
   days on market $650,000 Active 15 DOM
3. 2026-06-17
   days on market $650,000 Active 14 DOM
4. 2026-06-16
   days on market $650,000 Active 13 DOM
5. 2026-06-15
   days on market $650,000 Active 12 DOM
6. 2026-06-13
   days on market $650,000 Active 10 DOM
7. 2026-06-09
   days on market $650,000 Active 6 DOM
8. 2026-06-08
   days on market $650,000 Active 5 DOM
9. 2026-06-07
   days on market $650,000 Active 4 DOM
10. 2026-06-04
    days on marketlisting id $650,000 Active 1 DOM
11. 2026-05-31
    days on market $650,000 Active 138 DOM
12. 2026-04-18
    price $650,000 1277-char remark
13. 2026-01-13
    listed $760,000 Active 1277-char remark
14. 2026-01-13
    historical $760,000 1277-char remark
15. 1994-12-20
    soldstatus $325,000
16. 1994-06-30
    soldstatus $177,500
17. 1993-05-28
    soldstatus $268,000
18. 1992-05-12
    soldstatus $132,500
19. 1992-05-12
    soldstatus $132,500
20. 1981-11-01
    soldstatus $200,000

ⓘ 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: $6,758 · $563/mo
• Projected year-2 tax: $6,758 · $563/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $71,443
• − Mortgage interest: −$36,410
• − Property taxes: −$6,758
• − Insurance: −$3,250
• − Repairs & maintenance: −$5,715
• − Management: −$5,715
• − HOA: −$9,600
• − Depreciation: −$18,909
• Taxable loss: −$14,914
• Est. tax savings @ 24.0%: +$3,579
• After-tax cash flow: $-492/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 — Indian Wells

• Score: 53/100
• State rank: #968
• US rank: #24559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Indian Wells, CA
• County: Riverside County · 2,287,001 people
• City population: 4,871
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 4,871
• Household income: $162,990
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 56.0

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 White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Two or more races 5% Asian 3% Black 3%
• Common ancestry: Slovak 5% Lithuanian 4% Romanian 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Russian/Polish/Slavic 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: ▲ 3.76%
• Current HPI: 299.2632
• Rent YoY: —
• 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

+225.0% since first listed

11 events — show timeline

• 2026-06-01 Listing Removed — GPSMLS
• 2026-04-18 Price Changed $650,000 GPSMLS
• 2026-01-13 Listed $760,000 GPSMLS
• 2026-01-13 Coming Soon — GPSMLS
• 2026-01-12 Listed $650,000 GPSMLS
• 1994-12-20 Sold (Public Records) $325,000 Public Records
• 1994-06-30 Sold (Public Records) $177,500 Public Records
• 1993-05-28 Sold (Public Records) $268,000 Public Records
• 1992-05-12 Sold (Public Records) $132,500 Public Records
• 1992-05-12 Sold (Public Records) $132,500 Public Records
• 1981-11-01 Sold (Public Records) $200,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $6,758 · +2.9% YoY. Source: county tax records.