81620 Avenue 49 Unit 164b · Indio, CA 92201

$95,000

1 bd · 1.0 ba · 400 sqft · Manufactured · 87 Days on market

Built 1998 2,614 sqft lot $238/sqft · 31% below area Est $137k · 31% under $383/mo HOA · 24% of rent

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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 +26.1/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• Rent growth +3.3/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the beautiful Desert Aire resort. Desert Aire is an over 55, pet free, 9 month park. Desert Aire does not permit full time residency. This park is primarily used by snow birds looking to spend the winters in our warmer climate. Great location for this 1998 CAVCO park model. This park model is located in section B and just steps away from the main clubhouse. There are several nice areas to sit and relax offering both shade or lots of sun, depending on where you feel like sitting. The large covered patio provides shade throughout the day and a separate patio with table, chairs and umbrella, that offers privacy with a nice hedge surrounding the perimeter and offers views of the mountains and one of the many ponds located through out the park. Both entry ways into the park model have been redone with composite deck material and a modern railing. The interior of the park model is light and airy with high ceilings and lots of windows to let the light inside. All the cabinets throughout the park model have a light finish and adds to the openness this park model provides. The living room is open and offers plenty of seating. The bathroom features high ceilings and a much desired walk in shower. There are more high ceilings in the bedroom with lots of storage and closet space. The large vanity / desk space is an added bonus and provides even more storage. All of the indoor and outdoor furnishings are included in the sale. All kitchen ware and bath ware is included making this a turnkey park model and ready to move in and start enjoying everything Desert Aire provides.

Key facts

• Views of ponds
• Large covered patio
• Views of mountains

Tags

• STEPS AWAY FROM CLUBHOUSE
• LARGE COVERED PATIO
• SEPARATE PATIO WITH TABLE
• VIEWS OF MOUNTAINS
• VIEWS OF PONDS
• COMPOSITE DECK MATERIAL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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, schools F, crime F.
• Coachella Valley Unified (rural): math 12% / reading 23% proficiency, ranked #481 of 517 in CA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.3%/yr); 514 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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.
• Current owner paid $74k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.65% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.83%
• DSCR: 1.48
• GRM: 5.0

CMA / ARV

• ARV (median comp): $136,944
• List price: $95,000
• Delta: -30.63%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81620 Avenue 49 Unit 115a	0.00mi	1/1.0	400 (0%)	2mo	$138,000	$345	99
81620 Avenue 49 Unit 152a	0.00mi	1/1.0	400 (0%)	4mo	$95,000	$238	97
81620 Avenue 49 Unit 166B	0.00mi	1/1.0	400 (0%)	12mo	$107,500	$269	90
81620 Avenue 49 #168	0.13mi	1/1.0	400 (0%)	8mo	$139,000	$348	87
81620 Avenue 49 Unit 235b	0.00mi	1/1.0	400 (0%)	18mo	$149,000	$373	85

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $666
• Equity at exit: $14,165

10-year hold

• IRR: 11.0%
• Equity multiple: 1.88×
• Total profit: $23,444
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,569 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$40
• HOA: −$383
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $240

Break-even live

Break-even rent $1,266

Max offer price $95,000

Occupancy floor 80%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49839 Pacino St Indio, CA	—	1.0	300	$1,095	$3.65	24d	1	0.83mi

HOA detail

• Monthly dues: $383 · $4,596/yr

Listing history 24 events

1. 2026-06-18
   days on market $95,000 Active 87 DOM
2. 2026-06-17
   days on market $95,000 Active 86 DOM
3. 2026-06-16
   days on market $95,000 Active 85 DOM
4. 2026-06-15
   days on market $95,000 Active 84 DOM
5. 2026-06-13
   days on market $95,000 Active 82 DOM
6. 2026-06-13
   days on market $95,000 Active 81 DOM
7. 2026-06-09
   days on market $95,000 Active 78 DOM
8. 2026-06-08
   days on market $95,000 Active 77 DOM
9. 2026-06-07
   days on market $95,000 Active 76 DOM
10. 2026-06-04
    days on market $95,000 Active 73 DOM
11. 2026-06-03
    days on market $95,000 Active 72 DOM
12. 2026-06-02
    days on market $95,000 Active 71 DOM
13. 2026-06-01
    days on market $95,000 Active 70 DOM
14. 2026-05-31
    days on market $95,000 Active 69 DOM
15. 2026-03-20
    listed $95,000 Active 1596-char remark

    Show marketing remark (1596 chars)

    Located in the beautiful Desert Aire resort. Desert Aire is an over 55, pet free, 9 month park. Desert Aire does not permit full time residency. This park is primarily used by snow birds looking to spend the winters in our warmer climate. Great location for this 1998 CAVCO park model. This park model is located in section B and just steps away from the main clubhouse. There are several nice areas to sit and relax offering both shade or lots of sun, depending on where you feel like sitting. The large covered patio provides shade throughout the day and a separate patio with table, chairs and umbrella, that offers privacy with a nice hedge surrounding the perimeter and offers views of the mountains and one of the many ponds located through out the park. Both entry ways into the park model have been redone with composite deck material and a modern railing. The interior of the park model is light and airy with high ceilings and lots of windows to let the light inside. All the cabinets throughout the park model have a light finish and adds to the openness this park model provides. The living room is open and offers plenty of seating. The bathroom features high ceilings and a much desired walk in shower. There are more high ceilings in the bedroom with lots of storage and closet space. The large vanity / desk space is an added bonus and provides even more storage. All of the indoor and outdoor furnishings are included in the sale. All kitchen ware and bath ware is included making this a turnkey park model and ready to move in and start enjoying everything Desert Aire provides.

16. 2011-05-18
    soldstatus $73,500 Closed 202-char remark

    Show marketing remark (202 chars)

    Wonderful lot, with a great patio area. You cannot beat this senior park. Nice park model well maintained, turn key all furnishings. Shed with tools, etc. Out door furniture as well. This is a must see.

17. 2011-05-18
    soldstatus $73,500 Closed 202-char remark

    Show marketing remark (202 chars)

    Wonderful lot, with a great patio area. You cannot beat this senior park. Nice park model well maintained, turn key all furnishings. Shed with tools, etc. Out door furniture as well. This is a must see.

18. 2011-05-18
    soldstatus $57,000

    Show marketing remark (202 chars)

    Wonderful lot, with a great patio area. You cannot beat this senior park. Nice park model well maintained, turn key all furnishings. Shed with tools, etc. Out door furniture as well. This is a must see.

19. 2011-02-05
    historical 202-char remark

    Show marketing remark (202 chars)

    Wonderful lot, with a great patio area. You cannot beat this senior park. Nice park model well maintained, turn key all furnishings. Shed with tools, etc. Out door furniture as well. This is a must see.

20. 2011-01-24
    price $79,000 202-char remark

    Show marketing remark (202 chars)

    Wonderful lot, with a great patio area. You cannot beat this senior park. Nice park model well maintained, turn key all furnishings. Shed with tools, etc. Out door furniture as well. This is a must see.

21. 2008-11-13
    listed $125,000 202-char remark

    Show marketing remark (202 chars)

    Wonderful lot, with a great patio area. You cannot beat this senior park. Nice park model well maintained, turn key all furnishings. Shed with tools, etc. Out door furniture as well. This is a must see.

22. 1991-03-19
    soldstatus $21,000
23. 1988-10-21
    soldstatus $7,500,000
24. 1988-08-01
    soldstatus $7,500,000

ⓘ 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: $948 · $79/mo
• Projected year-2 tax: $948 · $79/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 6 d/yr ≥114°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,832
• − Mortgage interest: −$5,321
• − Property taxes: −$948
• − Insurance: −$475
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − HOA: −$4,596
• − Depreciation: −$2,764
• Taxable income: $1,715
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $2,469/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: Coachella Valley Unified
• NCES district ID: 0609070
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $37,683
• Composite: 14.62/100
• National rank: #9408
• State rank: #481 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

-98.7% since first listed

10 events — show timeline

• 2026-03-20 Listed $95,000 GPSMLS
• 2011-05-18 Sold (Public Records) $57,000 Public Records
• 2011-05-18 Sold (MLS) $73,500 GPSMLS
• 2011-05-18 Sold (MLS) $73,500 GPSMLS
• 2011-02-05 Listing Removed — GPSMLS
• 2011-01-24 Price Changed $79,000 GPSMLS
• 2008-11-13 Listed $125,000 GPSMLS
• 1991-03-19 Sold (Public Records) $21,000 Public Records
• 1988-10-21 Sold (Public Records) $7,500,000 Public Records
• 1988-08-01 Sold (Public Records) $7,500,000 Public Records

Property tax history

+12.6%/yr

Latest (2014): $948 · +0.6% YoY. Source: county tax records.