84136 Avenue 44, #582 #582 · Indio, CA 92203

$146,500

1 bd · 1.0 ba · 400 sqft · Manufactured · 81 Days on market

Built 2005 2,176 sqft lot $366/sqft · 16% above area Est $126k · 16% over $570/mo HOA · 33% 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).

• Cash flow +10.0/30.0
• 1% rule +6.7/10.0
• Rent growth +5.0/5.0
• Schools +3.8/10.0
• DSCR +2.8/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

DOUBLE LOFT, DOUBLE LOFT. This wonderful Silvercrest Park Model located on a Green Belt has lots of room and wonderful Kitchen-Living Room combo. W/ D located in a Closet on the deck,

Key facts

• Green belt
• 2,176 sq ft lot
• Garage

Tags

• SILVERCREST PARK MODEL
• GREEN BELT
• KITCHEN LIVING ROOM COMBO
• W D LOCATED IN A CLOSET

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $146k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (10.8% below list).
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $131k (10.8% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 4.3% in Indio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Desert Ridge Academy (math 24% / reading 75%, grade C, #98 of 498 statewide, top 21%, 1,030 students, 81% FRL); Shadow Hills High (math 30% / reading 53%, grade F, #498 of 1,170 statewide, top 43%, 1,751 students, 77% FRL) — zoned schools average 79% FRL vs 56% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+11.6%/yr); 447 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $95k; list at $146k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• 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 $130,687 (10.8% 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 81 days. Have you received any prior offers? Is the seller open to a 11% 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. 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: 1.17% ✓
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 7.1

CMA / ARV

• ARV (median comp): $126,042
• List price: $146,500
• Delta: 16.23%
• Verdict: OVERPRICED
• 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 Avenue 44 #477	0.00mi	1/1.0	400 (0%)	1mo	$95,000	$238	99
84136 Ave 44, #567 #567	0.00mi	1/1.0	400 (0%)	2mo	$90,000	$225	99
84136 Ave 44, #262 #262	0.11mi	1/1.0	400 (0%)	0mo	$192,500	$481	94
84136 84136 Avenue 44, #325 #325	0.08mi	1/1.0	400 (0%)	2mo	$79,000	$198	94
84136 Ave 44, #29 #29	0.10mi	1/1.0	400 (0%)	2mo	$90,000	$225	94
84136 Avenue 44, #449 #449	0.12mi	1/1.0	400 (0%)	3mo	$230,000	$575	92
84136 Ave 44, #385 #385	0.13mi	1/1.0	400 (0%)	3mo	$178,000	$445	92
754 Ave 44 #754	0.14mi	1/1.0	400 (0%)	3mo	$101,500	$254	91
84136 Ave 44 #122	0.15mi	1/1.0	400 (0%)	2mo	$125,000	$313	91
84136 Ave 44, #744 #744	0.20mi	1/1.0	400 (0%)	2mo	$176,000	$440	89
84136 Ave 44, 658 #658	0.19mi	1/1.0	400 (0%)	3mo	$102,500	$256	89
84136 Ave 44, 675 #675	0.20mi	1/1.0	400 (0%)	3mo	$205,000	$513	89

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: -12.7%
• Equity multiple: 0.51×
• Total profit: $-20,101
• Equity at exit: $21,844

10-year hold

• IRR: 4.5%
• Equity multiple: 1.43×
• Total profit: $17,522
• Equity at exit: $12,667

Cash invested: $41,020 (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: 447
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$768
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$61
• HOA: −$570
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-90

Break-even live

Break-even rent $1,826

Max offer price $130,687

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-48	+0% $-90	+5% $-131	+10% $-172
Rent	-10% $-225	-5% $-157	+0% $-90	+5% $-22	+10% $46
Rate	-1.0pp $-16	-0.5pp $-52	base $-90	+0.5pp $-127	+1.0pp $-166

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: $36,625
• Closing costs: $4,395
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $570 · $6,840/yr

Listing history 20 events

1. 2026-06-21
   days on market $146,500 Active 81 DOM
2. 2026-06-18
   days on market $146,500 Active 78 DOM
3. 2026-06-17
   days on market $146,500 Active 77 DOM
4. 2026-06-16
   days on market $146,500 Active 76 DOM
5. 2026-06-15
   days on market $146,500 Active 75 DOM
6. 2026-06-13
   days on market $146,500 Active 73 DOM
7. 2026-06-09
   days on market $146,500 Active 69 DOM
8. 2026-06-08
   days on market $146,500 Active 68 DOM
9. 2026-06-07
   remarks 272-char remark
10. 2026-06-07
    days on market $146,500 Active 67 DOM
11. 2026-06-04
    days on market $146,500 Active 64 DOM
12. 2026-06-03
    days on market $146,500 Active 63 DOM
13. 2026-06-02
    days on market $146,500 Active 62 DOM
14. 2026-06-01
    days on market $146,500 Active 61 DOM
15. 2026-05-31
    days on market $146,500 Active 60 DOM
16. 2026-04-01
    listed $146,500 Active 183-char remark

    Show marketing remark (183 chars)

    DOUBLE LOFT, DOUBLE LOFT. This wonderful Silvercrest Park Model located on a Green Belt has lots of room and wonderful Kitchen-Living Room combo. W/ D located in a Closet on the deck,

17. 2021-04-09
    soldstatus $95,000 Closed 949-char remark

    Show marketing remark (949 chars)

    this 2005 Silvercrest Loft Park Model offers a wonderful 1Bd/1Ba with a center loft. Lots of Kit cabinets, Dish Washer, Gas Cook Top and lots of counter space. A covered patio with a Laundry Closet with a Washer/Dryer. A small but quaint green belt behind. Rancho Casa Blanca is a 55+ Active Lifestyle Resort Community where you own the land & is perfect for your winter hideaway. Rancho Casa Blanca (RCB) features a beautifully landscaped 80-acre property with 801 individual Park Model homes/or RV sites, Two large clubhouses that function as social hubs & 4 satellite buildings with laundry facilities, mailboxes, heated pools & relaxing spas. As an owner you will enjoy FREE GOLF on your 18-hole par 3 golf course, a 9-hole putting course, 2 practice chipping/putting greens, 6 heated pools/spas, 2 tennis courts, 8 pickle ball courts, shuffleboard courts, horseshoe pitch, fitness center & over 60 Clubs & Classes.

18. 2021-03-08
    status Pending 949-char remark

    Show marketing remark (949 chars)

    this 2005 Silvercrest Loft Park Model offers a wonderful 1Bd/1Ba with a center loft. Lots of Kit cabinets, Dish Washer, Gas Cook Top and lots of counter space. A covered patio with a Laundry Closet with a Washer/Dryer. A small but quaint green belt behind. Rancho Casa Blanca is a 55+ Active Lifestyle Resort Community where you own the land & is perfect for your winter hideaway. Rancho Casa Blanca (RCB) features a beautifully landscaped 80-acre property with 801 individual Park Model homes/or RV sites, Two large clubhouses that function as social hubs & 4 satellite buildings with laundry facilities, mailboxes, heated pools & relaxing spas. As an owner you will enjoy FREE GOLF on your 18-hole par 3 golf course, a 9-hole putting course, 2 practice chipping/putting greens, 6 heated pools/spas, 2 tennis courts, 8 pickle ball courts, shuffleboard courts, horseshoe pitch, fitness center & over 60 Clubs & Classes.

19. 2021-02-16
    price $104,900 949-char remark

    Show marketing remark (949 chars)

    this 2005 Silvercrest Loft Park Model offers a wonderful 1Bd/1Ba with a center loft. Lots of Kit cabinets, Dish Washer, Gas Cook Top and lots of counter space. A covered patio with a Laundry Closet with a Washer/Dryer. A small but quaint green belt behind. Rancho Casa Blanca is a 55+ Active Lifestyle Resort Community where you own the land & is perfect for your winter hideaway. Rancho Casa Blanca (RCB) features a beautifully landscaped 80-acre property with 801 individual Park Model homes/or RV sites, Two large clubhouses that function as social hubs & 4 satellite buildings with laundry facilities, mailboxes, heated pools & relaxing spas. As an owner you will enjoy FREE GOLF on your 18-hole par 3 golf course, a 9-hole putting course, 2 practice chipping/putting greens, 6 heated pools/spas, 2 tennis courts, 8 pickle ball courts, shuffleboard courts, horseshoe pitch, fitness center & over 60 Clubs & Classes.

20. 2020-11-29
    listed $119,500 Active 949-char remark

    Show marketing remark (949 chars)

    this 2005 Silvercrest Loft Park Model offers a wonderful 1Bd/1Ba with a center loft. Lots of Kit cabinets, Dish Washer, Gas Cook Top and lots of counter space. A covered patio with a Laundry Closet with a Washer/Dryer. A small but quaint green belt behind. Rancho Casa Blanca is a 55+ Active Lifestyle Resort Community where you own the land & is perfect for your winter hideaway. Rancho Casa Blanca (RCB) features a beautifully landscaped 80-acre property with 801 individual Park Model homes/or RV sites, Two large clubhouses that function as social hubs & 4 satellite buildings with laundry facilities, mailboxes, heated pools & relaxing spas. As an owner you will enjoy FREE GOLF on your 18-hole par 3 golf course, a 9-hole putting course, 2 practice chipping/putting greens, 6 heated pools/spas, 2 tennis courts, 8 pickle ball courts, shuffleboard courts, horseshoe pitch, fitness center & over 60 Clubs & Classes.

ⓘ 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: $516 · $43/mo
• Projected year-2 tax: $1,113 · $93/mo
• Expected delta: +$597/yr (+$50/mo · 115.8%)

ⓘ 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 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: $20,549
• − Mortgage interest: −$8,206
• − Property taxes: −$516
• − Insurance: −$732
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − HOA: −$6,840
• − Depreciation: −$4,262
• Taxable loss: −$3,296
• Est. tax savings @ 24.0%: +$791
• After-tax cash flow: $-283/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

+22.6% since first listed

5 events — show timeline

• 2026-04-01 Listed $146,500 GPSMLS
• 2021-04-09 Sold (MLS) $95,000 GPSMLS
• 2021-03-08 Pending — GPSMLS
• 2021-02-16 Price Changed $104,900 GPSMLS
• 2020-11-29 Listed $119,500 GPSMLS

Property tax history

+1.5%/yr

Latest (2014): $516 · +0.3% YoY. Source: county tax records.