80870 Us Highway 111 #119 · Indio, CA 92201

$55,000

1 bd · 1.0 ba · 1,012 sqft · Manufactured · 53 Days on market

Built 1969 Fair condition 4,000 sqft lot $54/sqft · 27% below area Est $75k · 27% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Rent growth +3.3/5.0
• Livability +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Riverdale Estates, a desirable community in the heart of Indio, California. This well-maintained mobile home offers a comfortable floor plan with a spacious living area, abundant natural light, a functional kitchen, and comfortable bedrooms. Enjoy desert living with easy access to shopping, dining, medical facilities, and nearby freeway access. Riverdale Estates features a friendly neighborhood atmosphere and well-kept grounds. A great opportunity for affordable homeownership in the Coachella Valley. Park approval required.

Key facts

• 4,000 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Mobile home park: Riverdale Estates (manager approval required); Park manager contact available
• Financial info: Land is leased (monthly space rent listed); Rental restrictions apply; Sale is cash only
• HOA & community: No monthly association fee listed; Senior community; Gated community

Exterior

• Parking: Driveway; 2 covered spaces; 2 carport spaces; 6 total parking spaces (includes uncovered/assigned spaces)
• Security: Gated community; Card/code access; On-site resident manager
• Utilities: Sewer: connected and paid; Sprinkler system with timer
• Home design: Detached single-wide mobile home; Single-story (ground level); Front door faces north; leisure area faces east; Skirted with stone and vinyl
• Construction: Aluminum siding; Single-story structure; Manufactured home (Villa), manufactured 1965; One exterior shed
• Exterior features: Awning-covered patio; Fenced yard; Lawn/yard; Street lighting; Peek-a-boo view; Community pool (in-ground, heated, gunite) with fenced spa and safety gate/fence

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: Ground floor location
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Floor furnace; Wall/window air conditioning units
• Interior features: Partially furnished; Living room entry; Bonus room
• Laundry & utility: Washer (electric); Dryer (gas); Community laundry available; Outside laundry access

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.8% 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: James Madison Elementary (377 students, 85% FRL); Indio High (math 15% / reading 42%, grade F, #774 of 1,170 statewide, top 66%, 2,143 students, 92% FRL) — zoned schools average 89% FRL vs 56% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 44% district-wide (-15 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); 514 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 33% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 3.35% ✓
• Cap rate: 29.77%
• Cash-on-cash: 83.85%
• DSCR: 4.73
• GRM: 2.5

CMA / ARV

• ARV (median comp): $75,000
• List price: $55,000
• Delta: -26.67%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80870 CA-111 #30	0.10mi	2/2.0 (+1)	1,040 (+3%)	2mo	$69,997	$67	80
46618 Madison St #153	0.26mi	2/2.0 (+1)	1,056 (+4%)	3mo	$195,000	$185	69
80870 California 111 #184	0.02mi	2/2.0 (+1)	1,140 (+13%)	0mo	$75,000	$66	69
80870 Highway 111 #125	0.05mi	2/2.0 (+1)	1,040 (+3%)	22mo	$85,000	$82	66
80870 Highway 111 #95	0.14mi	2/2.0 (+1)	1,152 (+14%)	2mo	$75,000	$65	60
80870 Highway 111 #157	0.05mi	2/2.0 (+1)	1,152 (+14%)	14mo	$189,900	$165	54
47800 Madison St #23	0.69mi	2/2.0 (+1)	924 (-9%)	20mo	$275,000	$298	28

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: 84.6%
• Equity multiple: 4.91×
• Total profit: $60,287
• Equity at exit: $8,201

10-year hold

• IRR: 87.9%
• Equity multiple: 10.32×
• Total profit: $143,479
• Equity at exit: $4,755

Cash invested: $15,400 (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: 514
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,843 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $1,076

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 37%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80870 California 111 Unit 223 Indio, CA	2.0	2.0	1400	$1,550	$1.11	44d	1	0.03mi
46675 Desert Villa St Indio, CA	2.0	1.0–1.5	881	$1,590	$1.80	44d	1	0.74mi
46896 Jefferson St Indio, CA	2.0	2.0	1100	$2,075	$1.89	3d	2	0.74mi
80208 Royal Birkdale Dr Indio, CA	2.0	2.0	1382	$3,875	$2.80	24d	1	0.96mi
81641 Avenue 48 Indio, CA	2.0	2.0	1440	$2,500	$1.74	44d	1	1.08mi
47395 Monroe St #286 Indio, CA	2.0	2.0	1021	$2,300	$2.25	24d	1	1.12mi
46745 Monroe St Indio, CA	1.0–2.0	1.0–2.0	880	$1,650	$1.88	2d	11	1.14mi
45546 Aladdin St Unit D201 Indio, CA	2.0	1.0	907	$1,549	$1.71	44d	1	1.15mi
81720 Avenue Indio, CA	2.0	2.0	1080	$1,795	$1.66	44d	1	1.16mi
81840 Avenida del Mar Unit A203 Indio, CA	2.0	2.0	874	$1,750	$2.00	24d	1	1.21mi
81777 Avenue 48 Indio, CA	1.0–2.0	1.0	820	$1,695	$2.07	3d	5	1.27mi
82165 Doctor Carreon Blvd Indio, CA	1.0–2.0	1.0–2.0	828	$1,675	$2.02	3d	11	1.33mi
81875 Avenue 48 Indio, CA	1.0–2.0	1.0–2.0	804	$1,750	$2.18	10d	6	1.34mi
81351 Fred Waring Dr Apt 218 Indio, CA	2.0	1.0	946	$1,595	$1.69	44d	1	1.37mi
81351 Fred Waring Dr Unit 215 Indio, CA	2.0	1.0	946	$1,595	$1.69	12d	1	1.37mi
48255 Monroe St #2 Indio, CA	1.0	1.5	867	$1,899	$2.19	2d	1	1.42mi
48255 Monroe St #20 Indio, CA	2.0	2.0	998	$2,200	$2.20	24d	1	1.42mi
48255 Monroe St Indio, CA	1.0–2.0	2.0	932	$1,950	$2.09	44d	2	1.44mi

Listing history 16 events

1. 2026-06-18
   days on market $55,000 Active 53 DOM
2. 2026-06-17
   days on market $55,000 Active 52 DOM
3. 2026-06-16
   days on market $55,000 Active 51 DOM
4. 2026-06-15
   days on market $55,000 Active 50 DOM
5. 2026-06-13
   days on market $55,000 Active 48 DOM
6. 2026-06-09
   days on market $55,000 Active 44 DOM
7. 2026-06-08
   days on market $55,000 Active 43 DOM
8. 2026-06-07
   days on market $55,000 Active 42 DOM
9. 2026-06-04
   days on market $55,000 Active 39 DOM
10. 2026-06-03
    days on market $55,000 Active 38 DOM
11. 2026-06-02
    days on market $55,000 Active 37 DOM
12. 2026-06-01
    days on market $55,000 Active 36 DOM
13. 2026-05-31
    days on market $55,000 Active 35 DOM
14. 2026-04-26
    listed $55,000 Active 540-char remark
15. 2026-04-15
    historical
16. 2026-02-14
    listed $55,000 Active

ⓘ 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 X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥114°F today · 17 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: $22,120
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$1,600
• Taxable income: $12,800
• Est. tax owed @ 24.0%: −$3,072
• After-tax cash flow: $9,842/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 · 6 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs to exterior siding and concrete areas, with potential for significant value increase through painting and sealing.

Repairs flagged

• Moderate Exterior siding — Weathered appearance
• Minor Concrete driveway and patio — Wear visible

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Seal concrete driveway and patio — Improves durability and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Concrete driveway and patio · Wear visible	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Seal concrete driveway and patio — Improves durability and appearance ↑

ⓘ 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): 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

+0.0% since first listed

3 events — show timeline

• 2026-04-26 Listed $55,000 GPSMLS
• 2026-04-15 Listing Removed — GPSMLS
• 2026-02-14 Listed $55,000 GPSMLS