84250 Indio Springs Dr #452 · Indio, CA 92203

$54,900

1 bd · 1.0 ba · 400 sqft · Manufactured · 559 Days on market

Built 1983 1,335 sqft lot $137/sqft · 45% below area Est $100k · 45% under $279/mo HOA · 16% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Schools +3.8/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors Dream! Already Leased for 5 months this Snow Bird Season. Don''t let the age turn you away from this Affordable property! This has been an outstanding rental unit. It has a Mid-Century vibe to this property and guests have enjoyed their stays here. A Brand New A/C-Heat Pump was installed 2 years ago. It is being Sold Turnkey.

Key facts

• Mid-century vibe
• 1,335 sq ft lot
• Garage

Tags

• MID-CENTURY VIBE
• BRAND NEW A/C-HEAT PUMP

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $726 ($9k/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: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.2% 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 fast (+11.6%/yr); 441 active listings in the ZIP; solid renter incomes; 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 $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 + 8.0% 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 559 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 559 days. Have you received any prior offers? Is the seller open to a 12% 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: 3.12% ✓
• Cap rate: 22.16%
• Cash-on-cash: 56.65%
• DSCR: 3.52
• GRM: 2.7

CMA / ARV

• ARV (median comp): $99,750
• List price: $54,900
• Delta: -44.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84136 Ave 44 #122	0.46mi	1/1.0	400 (0%)	2mo	$125,000	$313	77
84136 Avenue 44 #477	0.59mi	1/1.0	400 (0%)	1mo	$95,000	$238	72
84136 Ave 44, #29 #29	0.59mi	1/1.0	400 (0%)	1mo	$90,000	$225	71
84136 Ave 44, #567 #567	0.59mi	1/1.0	400 (0%)	1mo	$90,000	$225	71
84136 84136 Avenue 44, #325 #325	0.64mi	1/1.0	400 (0%)	2mo	$79,000	$198	68
84136 Ave 44, 658 #658	0.64mi	1/1.0	400 (0%)	3mo	$102,500	$256	68
84136 Ave 44, #262 #262	0.69mi	1/1.0	400 (0%)	0mo	$192,500	$481	67
84136 Ave 44, 675 #675	0.68mi	1/1.0	400 (0%)	3mo	$205,000	$513	66
84136 Ave 44, #744 #744	0.69mi	1/1.0	400 (0%)	2mo	$176,000	$440	66
754 Ave 44 #754	0.67mi	1/1.0	400 (0%)	3mo	$101,500	$254	66
84136 Avenue 44, #449 #449	0.70mi	1/1.0	400 (0%)	3mo	$230,000	$575	65
84136 Ave 44, #385 #385	0.72mi	1/1.0	400 (0%)	3mo	$178,000	$445	64

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 62.0%
• Equity multiple: 4.03×
• Total profit: $46,556
• Equity at exit: $8,186

10-year hold

• IRR: 68.6%
• Equity multiple: 10.24×
• Total profit: $141,976
• Equity at exit: $4,747

Cash invested: $15,372 (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 92203

• Home prices YoY: -25.0%
• Rents YoY: 11.6%
• Active inventory: 441
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,713 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$23
• HOA: −$279
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $726

Break-even live

Break-even rent $794

Max offer price $54,900

Occupancy floor 53%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $279 · $3,348/yr

Listing history 22 events

1. 2026-06-18
   days on market $54,900 Active 559 DOM
2. 2026-06-17
   days on market $54,900 Active 558 DOM
3. 2026-06-16
   days on market $54,900 Active 557 DOM
4. 2026-06-15
   days on market $54,900 Active 556 DOM
5. 2026-06-13
   days on market $54,900 Active 554 DOM
6. 2026-06-09
   days on market $54,900 Active 550 DOM
7. 2026-06-08
   days on market $54,900 Active 549 DOM
8. 2026-06-07
   days on market $54,900 Active 548 DOM
9. 2026-06-04
   days on market $54,900 Active 545 DOM
10. 2026-06-03
    days on market $54,900 Active 544 DOM
11. 2026-06-02
    days on market $54,900 Active 543 DOM
12. 2026-06-01
    days on market $54,900 Active 542 DOM
13. 2026-05-31
    days on market $54,900 Active 541 DOM
14. 2025-10-13
    price $54,900 337-char remark

    Show marketing remark (337 chars)

    Investors Dream! Already Leased for 5 months this Snow Bird Season. Don''t let the age turn you away from this Affordable property! This has been an outstanding rental unit. It has a Mid-Century vibe to this property and guests have enjoyed their stays here. A Brand New A/C-Heat Pump was installed 2 years ago. It is being Sold Turnkey.

15. 2025-04-02
    status Active 337-char remark

    Show marketing remark (337 chars)

    Investors Dream! Already Leased for 5 months this Snow Bird Season. Don''t let the age turn you away from this Affordable property! This has been an outstanding rental unit. It has a Mid-Century vibe to this property and guests have enjoyed their stays here. A Brand New A/C-Heat Pump was installed 2 years ago. It is being Sold Turnkey.

16. 2024-09-18
    listed $59,500 Active 337-char remark

    Show marketing remark (337 chars)

    Investors Dream! Already Leased for 5 months this Snow Bird Season. Don''t let the age turn you away from this Affordable property! This has been an outstanding rental unit. It has a Mid-Century vibe to this property and guests have enjoyed their stays here. A Brand New A/C-Heat Pump was installed 2 years ago. It is being Sold Turnkey.

17. 2021-11-29
    soldstatus $39,051 Closed 770-char remark

    Show marketing remark (770 chars)

    This lovely updated park model is ready for you to move in. Pride of ownership shines throughout that must be experienced in person to appreciate. Upgraded stainless steel appliances, built in fireplace, custom exterior security shades, custom upgraded window treatments, and so much more! The exterior oversized storage shed, with power, provides ample storage. Indio Springs is a 55 plus vacation rental community which boasts saltwater swimming pools, activities and a unique charm that is unmatched. Pickle ball, volleyball, clubhouses and close proximity to Fantasy Springs Casino all offer year round fun and entertainment. Occupancy is limited to 9 months as an owner and a maximum of 6 months if rented. A definite must see, showings available with short notice!

18. 2021-11-05
    status Pending 770-char remark

    Show marketing remark (770 chars)

    This lovely updated park model is ready for you to move in. Pride of ownership shines throughout that must be experienced in person to appreciate. Upgraded stainless steel appliances, built in fireplace, custom exterior security shades, custom upgraded window treatments, and so much more! The exterior oversized storage shed, with power, provides ample storage. Indio Springs is a 55 plus vacation rental community which boasts saltwater swimming pools, activities and a unique charm that is unmatched. Pickle ball, volleyball, clubhouses and close proximity to Fantasy Springs Casino all offer year round fun and entertainment. Occupancy is limited to 9 months as an owner and a maximum of 6 months if rented. A definite must see, showings available with short notice!

19. 2021-10-17
    price $34,500 770-char remark

    Show marketing remark (770 chars)

    This lovely updated park model is ready for you to move in. Pride of ownership shines throughout that must be experienced in person to appreciate. Upgraded stainless steel appliances, built in fireplace, custom exterior security shades, custom upgraded window treatments, and so much more! The exterior oversized storage shed, with power, provides ample storage. Indio Springs is a 55 plus vacation rental community which boasts saltwater swimming pools, activities and a unique charm that is unmatched. Pickle ball, volleyball, clubhouses and close proximity to Fantasy Springs Casino all offer year round fun and entertainment. Occupancy is limited to 9 months as an owner and a maximum of 6 months if rented. A definite must see, showings available with short notice!

20. 2021-09-17
    listed $39,900 Active 770-char remark

    Show marketing remark (770 chars)

    This lovely updated park model is ready for you to move in. Pride of ownership shines throughout that must be experienced in person to appreciate. Upgraded stainless steel appliances, built in fireplace, custom exterior security shades, custom upgraded window treatments, and so much more! The exterior oversized storage shed, with power, provides ample storage. Indio Springs is a 55 plus vacation rental community which boasts saltwater swimming pools, activities and a unique charm that is unmatched. Pickle ball, volleyball, clubhouses and close proximity to Fantasy Springs Casino all offer year round fun and entertainment. Occupancy is limited to 9 months as an owner and a maximum of 6 months if rented. A definite must see, showings available with short notice!

21. 2009-05-04
    soldstatus $20,000
22. 1981-12-01
    soldstatus $16,000

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $449 · $37/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 7/10 Severe
• 🌡 Heat 10/10 Extreme 5 d/yr ≥115°F today · 13 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: $20,551
• − Mortgage interest: −$3,075
• − Property taxes: −$449
• − Insurance: −$274
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − HOA: −$3,348
• − Depreciation: −$1,597
• Taxable income: $8,519
• Est. tax owed @ 24.0%: −$2,045
• After-tax cash flow: $6,664/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): 34,735
• Household income: $97,311
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 565.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 51% White 41% Two or more races 29% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 14% · Canada
• Languages at home: 64% English-only · Spanish 33% Tagalog/Filipino 1% Other Indo-European 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: ▼ -98.51%
• Current HPI: 295.6456
• Rent YoY: ▲ 11.64%
• 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

+243.1% since first listed

9 events — show timeline

• 2025-10-13 Price Changed $54,900 GPSMLS
• 2025-04-02 Relisted — GPSMLS
• 2024-09-18 Listed $59,500 GPSMLS
• 2021-11-29 Sold (MLS) $39,051 GPSMLS
• 2021-11-05 Pending — GPSMLS
• 2021-10-17 Price Changed $34,500 GPSMLS
• 2021-09-17 Listed $39,900 GPSMLS
• 2009-05-04 Sold (Public Records) $20,000 Public Records
• 1981-12-01 Sold (Public Records) $16,000 Public Records

Property tax history

-1.8%/yr

Latest (2014): $449 · +0.4% YoY. Source: county tax records.