80870 Us Highway 111 #219 · Indio, CA 92201

$29,000

1 bd · 1.0 ba · 648 sqft · Manufactured · 112 Days on market

Built 1966 $45/sqft · 61% below area $665/mo HOA · 42% of rent ↓ 55% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.8/10.0
• Rent growth +3.3/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own in the desirable 55+ Riverdale Estates community in Indio! This charming 1-bedroom, 1-bath home has been fully remodeled and features beautiful laminate flooring throughout. The sale includes the stove, refrigerator, furniture, and a storage shed located in the back for extra convenience. The community offers great amenities, including a common area, sparkling pools, and gated access for added security and peace . The home is in an excellent location, close to shopping centers and restaurants, offering both comfort and convenience. This is one of the best-priced homes in the heart of Indio!

Key facts

• Fully remodeled
• Gated access
• Sparkling pools

Tags

• FULLY REMODELED
• BEAUTIFUL LAMINATE FLOORING
• STORAGE SHED
• SPARKLING POOLS
• GATED ACCESS
• EXCELLENT LOCATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $29k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $29k).
• Recommended offer: $26k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.8% 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, schools F, crime 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: Rents rising (+3.3%/yr); 514 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $200 of loan paydown is wiped out by about $870 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $26,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 5.52% ✓
• Cap rate: 22.78%
• Cash-on-cash: 58.89%
• DSCR: 3.62
• GRM: 1.5

CMA / ARV

• ARV (median comp): $74,900
• List price: $29,000
• Delta: -61.28%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80870 Us Highway 111 #23	0.00mi	2/2.0 (+1)	720 (+11%)	19mo	$45,000	$63	57

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: 59.0%
• Equity multiple: 3.67×
• Total profit: $21,664
• Equity at exit: $4,324

10-year hold

• IRR: 64.2%
• Equity multiple: 7.84×
• Total profit: $55,575
• Equity at exit: $2,507

Cash invested: $8,120 (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: 1.5×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• HOA: −$665
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $399

Break-even live

Break-even rent $1,095

Max offer price $29,000

Occupancy floor 70%

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46725 Clinton St Indio, CA	1.0–2.0	1.0–2.0	610	$1,300	$2.13	5d	1	0.70mi
46745 Monroe St Indio, CA	1.0–2.0	1.0–2.0	880	$1,650	$1.88	1d	11	1.15mi
81777 Avenue 48 Indio, CA	1.0–2.0	1.0	820	$1,695	$2.07	3d	5	1.19mi
80161 Malaga Ave Indio, CA	1.0	1.0	470	$1,200	$2.55	18d	1	1.23mi
81875 Avenue 48 Indio, CA	1.0–2.0	1.0–2.0	804	$1,750	$2.18	10d	6	1.26mi
81901 Shadow Palm Ave Unit 92 Indio, CA	1.0	1.0	625	$1,135	$1.82	43d	1	1.28mi
82165 Doctor Carreon Blvd Indio, CA	1.0–2.0	1.0–2.0	828	$1,675	$2.02	3d	11	1.31mi
80886 Avenue 50 Unit 2 Indio, CA	2.0	1.0	729	$4,000	$5.49	15d	1	1.40mi

HOA detail

• Monthly dues: $665 · $7,980/yr
• Likely covers: poolsecurity

Listing history 21 events

1. 2026-06-18
   days on market $29,000 Active 112 DOM
2. 2026-06-17
   days on market $29,000 Active 111 DOM
3. 2026-06-16
   days on market $29,000 Active 110 DOM
4. 2026-06-15
   days on market $29,000 Active 109 DOM
5. 2026-06-13
   days on market $29,000 Active 107 DOM
6. 2026-06-09
   days on market $29,000 Active 103 DOM
7. 2026-06-08
   days on market $29,000 Active 102 DOM
8. 2026-06-07
   days on market $29,000 Active 101 DOM
9. 2026-06-04
   days on market $29,000 Active 98 DOM
10. 2026-06-03
    days on market $29,000 Active 97 DOM
11. 2026-06-02
    days on market $29,000 Active 96 DOM
12. 2026-06-01
    days on market $29,000 Active 95 DOM
13. 2026-05-31
    days on market $29,000 Active 94 DOM
14. 2026-04-20
    price $29,000 622-char remark

    Show marketing remark (622 chars)

    Great opportunity to own in the desirable 55+ Riverdale Estates community in Indio! This charming 1-bedroom, 1-bath home has been fully remodeled and features beautiful laminate flooring throughout. The sale includes the stove, refrigerator, furniture, and a storage shed located in the back for extra convenience. The community offers great amenities, including a common area, sparkling pools, and gated access for added security and peace . The home is in an excellent location, close to shopping centers and restaurants, offering both comfort and convenience. This is one of the best-priced homes in the heart of Indio!

15. 2026-02-25
    listed $39,999 Active 622-char remark

    Show marketing remark (622 chars)

    Great opportunity to own in the desirable 55+ Riverdale Estates community in Indio! This charming 1-bedroom, 1-bath home has been fully remodeled and features beautiful laminate flooring throughout. The sale includes the stove, refrigerator, furniture, and a storage shed located in the back for extra convenience. The community offers great amenities, including a common area, sparkling pools, and gated access for added security and peace . The home is in an excellent location, close to shopping centers and restaurants, offering both comfort and convenience. This is one of the best-priced homes in the heart of Indio!

16. 2025-11-15
    historical
17. 2025-09-17
    price $38,000
18. 2025-09-09
    price $39,999
19. 2025-09-03
    price $44,000
20. 2025-08-28
    price $55,000
21. 2025-08-07
    listed $65,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,199
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$145
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − HOA: −$7,980
• − Depreciation: −$844
• Taxable income: $5,099
• Est. tax owed @ 24.0%: −$1,224
• After-tax cash flow: $3,558/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 — 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

-55.4% since first listed

8 events — show timeline

• 2026-04-20 Price Changed $29,000 GPSMLS
• 2026-02-25 Listed $39,999 GPSMLS
• 2025-11-15 Listing Removed — CRMLS
• 2025-09-17 Price Changed $38,000 CRMLS
• 2025-09-09 Price Changed $39,999 CRMLS
• 2025-09-03 Price Changed $44,000 CRMLS
• 2025-08-28 Price Changed $55,000 CRMLS
• 2025-08-07 Listed $65,000 CRMLS