44980 Olympic Ct · Indian Wells, CA 92210

$670,000

2 bd · 3.0 ba · 2,345 sqft · Condo public records · 189 Days on market

Built 1991 $286/sqft · 46% below area Est $1236k · 46% under $2148/mo HOA · 48% of rent

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Appreciation +6.9/10.0
• Schools +3.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0

Listing remarks MLS

NOTE: Tenant in residence 2/28 - 4/15 showings by appointment only! Owner says 'Bring me an Offer!' A desirable remodeled great room floor plan located on a private cul-de-sac. This home features soaring ceilings, tile flooring, all new appliances and is offered fully furnished. This St. Andrews floor plan boast 3 bedrooms, 3 bathrooms, great room, dining room, breakfast nook and wet bar. An extra special lot location backing to a very private green belt and steps away from a community pool.

Key facts

• Community pool
• Remodeled great room
• New appliances

Tags

• REMODELED GREAT ROOM
• PRIVATE CUL-DE-SAC
• NEW APPLIANCES
• FULLY FURNISHED
• PRIVATE GREEN BELT
• COMMUNITY POOL

🏷️ Possibly a rental listed for sale. The $670,000 price doesn't fit this home's estimated sale value (~$1,235,640) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $670k.

Deal economics

• At list price, monthly cash flow is $-3k ($-41k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (70.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $444k (33.7% below list).
• Recommended offer: $197k (70.6% below list) — sets the bar for cash-flow.
• Cap rate 0.2% vs local median 1.5% in Indian Wells — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 53/100 on livability (#968 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, schools B+, 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.
• Market conditions: 150 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 33% 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 $30k of equity ($5k loan paydown + $25k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($590k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 24y ago; this cycle's ask has dropped $79k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $325k; list at $670k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent.
• 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 $197,287 (70.6% 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 189 days. Have you received any prior offers? Is the seller open to a 71% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.66% ✗
• Cap rate: 0.23%
• Cash-on-cash: -21.67%
• DSCR: 0.04
• GRM: 12.6

CMA / ARV

• ARV (median comp): $1,235,640
• List price: $670,000
• Delta: -45.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-106,298
• Equity at exit: $330,292

10-year hold

• IRR: -3.3%
• Equity multiple: 0.43×
• Total profit: $-106,613
• Equity at exit: $532,847

Cash invested: $187,600 (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 92210

• Home prices YoY: 1.3%
• Active inventory: 150
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $4,445 medium
• Mortgage (P&I): −$3,514
• Tax from tax record: −$958 /mo · $11,500/yr
• Insurance: −$279
• HOA: −$2,148
• Vacancy / Maint / Mgmt: −$933
• Net cashflow: $-3,388

Break-even live

Break-even rent $8,733

Max offer price $197,287

Occupancy floor —

Sensitivity live

Price	-10% $-3,008	-5% $-3,198	+0% $-3,388	+5% $-3,577	+10% $-3,767
Rent	-10% $-3,739	-5% $-3,563	+0% $-3,388	+5% $-3,212	+10% $-3,036
Rate	-1.0pp $-3,050	-0.5pp $-3,217	base $-3,388	+0.5pp $-3,561	+1.0pp $-3,738

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: $167,500
• Closing costs: $20,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44970 Olympic Ct Indian Wells, CA	3.0	3.0	2345	$7,000	$2.99	44d	1	0.03mi
75270 Inverness Dr Indian Wells, CA	3.0	3.0	2568	$11,000	$4.28	44d	1	0.09mi
75323 Mansfield Dr Indian Wells, CA	3.0	3.5	2697	$7,000	$2.60	44d	1	0.17mi
75395 Riviera Dr Indian Wells, CA	2.0	3.0	2655	$5,800	$2.18	44d	1	0.18mi
75405 Riviera Dr Indian Wells, CA	3.0	3.0	2773	$10,500	$3.79	44d	1	0.19mi
75425 Saint Andrews Ct Indian Wells, CA	3.0	3.0	2644	$8,500	$3.21	44d	1	0.19mi
75211 Palisades Pl Indian Wells, CA	3.0	3.5	2697	$8,500	$3.15	44d	1	0.22mi
75403 Mansfield Dr Indian Wells, CA	3.0	3.5	2424	$8,000	$3.30	44d	1	0.23mi
75208 Citadel Pl Indian Wells, CA	3.0	3.5	3299	$10,500	$3.18	44d	1	0.24mi
75407 Montecito Dr Indian Wells, CA	3.0	4.5	3201	$12,500	$3.91	44d	1	0.26mi
74996 Tahoe Cir Indian Wells, CA	3.0	3.0	2942	$8,500	$2.89	44d	1	0.26mi
74996 Tahoe Cir Indian Wells, CA	3.0	3.0	2942	$8,500	$2.89	6d	1	0.26mi
44350 Michigan Ct Indian Wells, CA	3.0	3.5	2368	$7,200	$3.04	44d	1	0.28mi
75309 Palm Shadow Dr Indian Wells, CA	3.0	2.5	2128	$7,500	$3.52	25d	1	0.29mi
44397 Mesquite Dr Indian Wells, CA	3.0	2.0	2117	$8,000	$3.78	44d	1	0.36mi
75562 Camino de Plata N Indian Wells, CA	3.0	3.0	2064	$5,500	$2.66	0d	1	0.38mi
75543 Calle del Norte Indian Wells, CA	3.0	2.0	1907	$6,500	$3.41	44d	1	0.40mi
75114 Concho Dr Indian Wells, CA	3.0	3.0	2399	$6,000	$2.50	44d	1	0.44mi
74939 Via Lago Indian Wells, CA	2.0	2.5	1947	$5,810	$2.98	44d	1	0.44mi
74939 Via Lago Indian Wells, CA	2.0	2.5	1947	$5,810	$2.98	16d	1	0.44mi
45640 Rancho Palmeras Dr Indian Wells, CA	2.0	3.0	2975	$8,500	$2.86	25d	1	0.51mi
75417 Spyglass Dr Indian Wells, CA	3.0	3.5	2871	$5,000	$1.74	44d	1	0.54mi
74965 Fairway Dr Palm Desert, CA	3.0	2.0	2060	$5,000	$2.43	44d	1	0.56mi
75577 Desert Horizons Dr Indian Wells, CA	3.0	3.0	2413	$7,500	$3.11	44d	1	0.61mi
44842 Guadalupe Dr Indian Wells, CA	3.0	4.0	3011	$8,000	$2.66	44d	1	0.62mi
44824 Del Dios Cir Indian Wells, CA	3.0	3.0	2813	$15,000	$5.33	44d	1	0.65mi
44839 Oro Grande Cir Indian Wells, CA	3.0	3.0	2813	$8,500	$3.02	44d	1	0.65mi
75593 Desert Horizons Dr Indian Wells, CA	3.0	3.0	2745	$9,500	$3.46	44d	1	0.68mi
45455 Crow Cir Indian Wells, CA	3.0	2.0	2082	$5,000	$2.40	44d	1	0.74mi
45805 Cielito Dr Indian Wells, CA	3.0	4.0	2965	$22,000	$7.42	44d	1	0.74mi
44451 Kings Canyon Ln Palm Desert, CA	3.0	2.5	2181	$10,600	$4.86	44d	1	0.79mi
70 Rocio Ct Palm Desert, CA	3.0	2.5	2500	$4,450	$1.78	12d	1	0.79mi
44226 Kings Canyon Ln Palm Desert, CA	3.0	2.5	2442	$5,500	$2.25	18d	1	0.81mi
45618 Panorama Dr Palm Desert, CA	3.0	2.5	1682	$2,600	$1.55	44d	1	0.86mi
34946 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,400	$2.12	19d	1	0.87mi
34921 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,375	$2.11	19d	1	0.87mi
34934 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,400	$2.12	19d	1	0.87mi
34931 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,375	$2.11	19d	1	0.87mi
45480 Via Corona Indian Wells, CA	3.0	2.0	2203	$9,000	$4.09	44d	1	0.89mi
76158 Via Montelena Indian Wells, CA	3.0	3.5	2991	$6,500	$2.17	19d	1	0.98mi

HOA detail condo

• Monthly dues: $2,148 · $25,776/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-21
   days on market $670,000 Active 189 DOM
2. 2026-06-18
   days on market $670,000 Active 186 DOM
3. 2026-06-17
   days on market $670,000 Active 185 DOM
4. 2026-06-16
   days on market $670,000 Active 184 DOM
5. 2026-06-15
   days on market $670,000 Active 183 DOM
6. 2026-06-13
   days on market $670,000 Active 181 DOM
7. 2026-06-09
   days on market $670,000 Active 177 DOM
8. 2026-06-08
   days on market $670,000 Active 176 DOM
9. 2026-06-07
   days on market $670,000 Active 175 DOM
10. 2026-06-04
    days on market $670,000 Active 172 DOM
11. 2026-06-03
    days on market $670,000 Active 171 DOM
12. 2026-06-02
    days on market $670,000 Active 170 DOM
13. 2026-06-01
    days on market $670,000 Active 169 DOM
14. 2026-05-31
    days on market $670,000 Active 168 DOM
15. 2026-04-11
    status Active 496-char remark

    Show marketing remark (496 chars)

    NOTE: Tenant in residence 2/28 - 4/15 showings by appointment only! Owner says 'Bring me an Offer!' A desirable remodeled great room floor plan located on a private cul-de-sac. This home features soaring ceilings, tile flooring, all new appliances and is offered fully furnished. This St. Andrews floor plan boast 3 bedrooms, 3 bathrooms, great room, dining room, breakfast nook and wet bar. An extra special lot location backing to a very private green belt and steps away from a community pool.

16. 2025-12-04
    price $695,000 496-char remark

    Show marketing remark (496 chars)

    NOTE: Tenant in residence 2/28 - 4/15 showings by appointment only! Owner says 'Bring me an Offer!' A desirable remodeled great room floor plan located on a private cul-de-sac. This home features soaring ceilings, tile flooring, all new appliances and is offered fully furnished. This St. Andrews floor plan boast 3 bedrooms, 3 bathrooms, great room, dining room, breakfast nook and wet bar. An extra special lot location backing to a very private green belt and steps away from a community pool.

17. 2025-11-03
    listed $749,000 Active 496-char remark

    Show marketing remark (496 chars)

    NOTE: Tenant in residence 2/28 - 4/15 showings by appointment only! Owner says 'Bring me an Offer!' A desirable remodeled great room floor plan located on a private cul-de-sac. This home features soaring ceilings, tile flooring, all new appliances and is offered fully furnished. This St. Andrews floor plan boast 3 bedrooms, 3 bathrooms, great room, dining room, breakfast nook and wet bar. An extra special lot location backing to a very private green belt and steps away from a community pool.

18. 2025-10-31
    historical $9,500
19. 2025-10-31
    historical
20. 2025-10-26
    price $9,500
21. 2025-10-12
    price $749,000
22. 2025-10-08
    price $789,000
23. 2025-10-01
    listed $799,000 Active
24. 2025-08-15
    listed $5,000
25. 2025-08-14
    historical $5,000
26. 2025-07-29
    historical
27. 2025-07-19
    listed $5,000
28. 2025-07-19
    historical $5,000
29. 2025-05-13
    listed $5,000
30. 2025-05-06
    price $799,000
31. 2025-04-17
    price $825,000
32. 2025-04-07
    price $849,000
33. 2025-03-24
    price $865,000
34. 2025-03-10
    listed $899,000 Active
35. 2025-02-24
    historical
36. 2025-02-23
    listed $899,000
37. 2024-05-30
    historical
38. 2024-05-04
    listed $845,000 Active
39. 2023-10-06
    historical $7,800
40. 2023-09-30
    listed $7,800
41. 2002-11-04
    historical
42. 2002-11-04
    listed $425,000
43. 1993-06-03
    soldstatus $325,000

ⓘ 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: $11,500 · $958/mo
• Projected year-2 tax: $11,500 · $958/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: $53,338
• − Mortgage interest: −$37,530
• − Property taxes: −$11,500
• − Insurance: −$3,350
• − Repairs & maintenance: −$4,267
• − Management: −$4,267
• − HOA: −$25,776
• − Depreciation: −$19,491
• Taxable loss: −$52,843
• Est. tax savings @ 24.0%: +$12,682
• After-tax cash flow: $-27,969/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

+113.8% since first listed

29 events — show timeline

• 2026-04-11 Relisted — GPSMLS
• 2025-12-04 Price Changed $695,000 GPSMLS
• 2025-11-03 Listed $749,000 GPSMLS
• 2025-10-31 Rental Removed $9,500 CRMLS
• 2025-10-31 Listing Removed — CRMLS
• 2025-10-26 Price Changed $9,500 CRMLS
• 2025-10-12 Price Changed $749,000 CRMLS
• 2025-10-08 Price Changed $789,000 CRMLS
• 2025-10-01 Listed $799,000 CRMLS
• 2025-08-15 Listed for Rent $5,000 CRMLS
• 2025-08-14 Rental Removed $5,000 SDMLS
• 2025-07-29 Listing Removed — CRMLS
• 2025-07-19 Listed for Rent $5,000 SDMLS
• 2025-07-19 Rental Removed $5,000 CRMLS
• 2025-05-13 Listed for Rent $5,000 CRMLS
• 2025-05-06 Price Changed $799,000 CRMLS
• 2025-04-17 Price Changed $825,000 CRMLS
• 2025-04-07 Price Changed $849,000 CRMLS
• 2025-03-24 Price Changed $865,000 CRMLS
• 2025-03-10 Listed $899,000 CRMLS
• 2025-02-24 Listing Removed — CRMLS
• 2025-02-23 Listed $899,000 CRMLS
• 2024-05-30 Listing Removed — CRMLS
• 2024-05-04 Listed $845,000 CRMLS
• 2023-10-06 Rental Removed $7,800 CRMLS
• 2023-09-30 Listed for Rent $7,800 CRMLS
• 2002-11-04 Listed $425,000 GPSMLS
• 2002-11-04 Listing Removed — GPSMLS
• 1993-06-03 Sold (Public Records) $325,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $11,500 · +3.6% YoY. Source: county tax records.