51555 Monroe St #22 · Indio, CA 92201

$94,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 30 Days on market

Built 1976 $82/sqft · 29% above area Est $73k · 29% over

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Why this score? — see what drove the C 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.3/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Discover this beautifully maintained 2 bed, 2 bath and move-in ready 1,152 sq. ft. mobile home nestled in the highly desirable Palmdale Estates 55+ community in Indio, CA. Perfectly upgraded and thoughtfully designed, this charming residence offers a seamless blend of comfort, modern updates, and effortless style ideal for full-time living, a vacation retreat, or investment. Recent upgrades include a new A/C system installed last year, an updated water heater approximately 1.5 years ago, and completely renovated plumbing throughout the home. The beautiful laminate flooring adds a sleek, durable, low-maintenance touch, complemented by a renovated bathroom with a contemporary look. Inside, yo

Key facts

• Renovated plumbing
• Laminate flooring
• Open floor plan

Tags

• NEW A C SYSTEM
• UPDATED WATER HEATER
• RENOVATED PLUMBING
• LAMINATE FLOORING
• RENOVATED BATHROOM
• OPEN FLOOR PLAN

Property features AI

Finance

• Other: Senior community; Park manager contact available
• Financial info: Land lease (manager approval required); Annual land lease payment
• HOA & community: Clubhouse; Billiard room; Fitness center; Onsite property management; Pool; Pets allowed per association rules

Exterior

• Parking: Carport attached; 2 total parking spaces (2 covered)
• Home design: Residential mobile home; Located in a senior park (Palmdale Estates)
• Construction: Located in La Quinta Ridge builder tract
• Exterior features: Community pool; Has view

Interior

• Kitchen: Range/oven; Microwave; Dishwasher
• Flooring: Mixed flooring; Laminate floors; Carpeted floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central cooling
• Interior features: Living room; Dining area; Peek-a-boo view
• Laundry & utility: Laundry in closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $94k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $94k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.
• Cap rate 34.9% 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); 515 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $3,534/mo this rent would consume 64% of the median local household income ($67k/yr) (locally 2036% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 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 $26k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,590 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 3.76% ✓
• Cap rate: 34.94%
• Cash-on-cash: 102.31%
• DSCR: 5.55
• GRM: 2.2

CMA / ARV

• ARV (median comp): $72,719
• List price: $94,000
• Delta: 29.26%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51555 Monroe St. Spc. 21	0.07mi	2/2.0	1,152 (0%)	8mo	$116,000	$101	90
51555 Monroe #101	0.07mi	3/2.0 (+1)	1,152 (0%)	2mo	$100,000	$87	90
51555 Monroe St #110	0.11mi	2/2.0	1,248 (+8%)	2mo	$110,000	$88	79
51555 Monroe St. #19	0.03mi	2/2.0	1,296 (+12%)	15mo	$115,000	$89	66
51555 Monroe Street St #83	0.15mi	3/2.0 (+1)	1,200 (+4%)	21mo	$32,000	$27	64
51555 Monroe St #51	0.11mi	2/2.0	1,000 (-13%)	11mo	$40,000	$40	63
51555 Monroe #24	0.11mi	2/1.0	1,018 (-12%)	20mo	$95,000	$93	55

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: —
• Equity multiple: 5.90×
• Total profit: $128,892
• Equity at exit: $14,016

10-year hold

• IRR: —
• Equity multiple: 12.45×
• Total profit: $301,245
• Equity at exit: $8,127

Cash invested: $26,320 (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: 515
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $3,534 high
• Mortgage (P&I): −$493
• Tax from tax record: −$16 /mo · $190/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$742
• Net cashflow: $2,244

Break-even live

Break-even rent $694

Max offer price $94,000

Occupancy floor 32%

Sensitivity live

Price	-10% $2,297	-5% $2,271	+0% $2,244	+5% $2,110	+10% $2,077
Rent	-10% $1,965	-5% $2,104	+0% $2,244	+5% $2,384	+10% $2,523
Rate	-1.0pp $2,291	-0.5pp $2,268	base $2,244	+0.5pp $2,220	+1.0pp $2,195

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51811 Golden Eagle Dr Chiriaco Summit, CA	2.0	2.0	1294	$2,850	$2.20	45d	1	0.91mi
82803 Spirit Mountain Dr Indio, CA	2.0	2.0	1437	$5,000	$3.48	45d	1	0.99mi
51710 Ponderosa Dr Indio, CA	2.0	2.0	1294	$5,500	$4.25	25d	1	1.02mi
82820 Kingsboro Ln Indio, CA	2.0	2.0	1399	$4,800	$3.43	45d	1	1.04mi
51520 Golden Eagle Dr Indio, CA	2.0	2.0	1294	$3,995	$3.09	45d	1	1.06mi
82297 Cochran Dr Indio, CA	2.0	2.0	982	$3,200	$3.26	45d	1	1.20mi
49225 Eisenhower Dr Indio, CA	2.0	2.0	1168	$2,800	$2.40	45d	1	1.31mi
49181 Eisenhower Dr Indio, CA	3.0	2.0	1368	$4,250	$3.11	45d	1	1.33mi
82186 Bergman Dr Indio, CA	2.0	2.0	1140	$2,500	$2.19	45d	1	1.37mi
82294 Bergman Dr Indio, CA	2.0	2.0	982	$3,200	$3.26	45d	1	1.37mi
82191 Ullman Rd Indio, CA	2.0	2.0	1446	$2,250	$1.56	19d	1	1.38mi
80886 Avenue 50 Unit 2 Indio, CA	2.0	1.0	729	$4,000	$5.49	16d	1	1.43mi
80886 Avenue 50 Unit 1 Indio, CA	2.0	2.0	1392	$5,000	$3.59	16d	1	1.43mi
48939 Eisenhower Dr Indio, CA	2.0	1.0	957	$2,350	$2.46	4d	1	1.48mi

Listing history 30 events

1. 2026-06-21
   days on market $94,000 Active 30 DOM
2. 2026-06-18
   days on market $94,000 Active 27 DOM
3. 2026-06-17
   days on market $94,000 Active 26 DOM
4. 2026-06-16
   days on market $94,000 Active 25 DOM
5. 2026-06-15
   days on market $94,000 Active 24 DOM
6. 2026-06-13
   days on market $94,000 Active 22 DOM
7. 2026-06-13
   days on market $94,000 Active 21 DOM
8. 2026-06-09
   days on market $94,000 Active 18 DOM
9. 2026-06-08
   days on market $94,000 Active 17 DOM
10. 2026-06-07
    days on market $94,000 Active 16 DOM
11. 2026-06-04
    days on market $94,000 Active 13 DOM
12. 2026-06-03
    days on market $94,000 Active 12 DOM
13. 2026-06-02
    days on market $94,000 Active 11 DOM
14. 2026-06-01
    days on market $94,000 Active 10 DOM
15. 2026-05-31
    days on market $94,000 Active 9 DOM
16. 2026-04-17
    price
17. 2026-02-27
    status Active
18. 2026-02-11
    historical Backup Offers Accepted
19. 2025-11-20
    listed Active
20. 2025-10-29
    price
21. 2025-09-06
    status Active
22. 2025-09-06
    price
23. 2025-08-02
    historical Backup Offers Accepted
24. 2025-07-25
    listed Active
25. 2011-10-14
    historical
26. 2011-09-30
    listed $26,000 Active
27. 2009-09-10
    historical
28. 2009-03-09
    listed $49,900
29. 2006-02-04
    historical
30. 2006-01-03
    listed $49,500

ⓘ 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: $190 · $16/mo
• Projected year-2 tax: $714 · $60/mo
• Expected delta: +$525/yr (+$44/mo · 276.9%)

ⓘ 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 7 d/yr ≥115°F today · 18 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: $42,408
• − Mortgage interest: −$5,265
• − Property taxes: −$190
• − Insurance: −$470
• − Repairs & maintenance: −$3,393
• − Management: −$3,393
• − Depreciation: −$2,735
• Taxable income: $26,964
• Est. tax owed @ 24.0%: −$6,471
• After-tax cash flow: $20,457/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

+89.9% since first listed

16 events — show timeline

• 2026-05-19 Listed $94,000 TheMLS
• 2026-04-17 Price Changed — TheMLS
• 2026-02-27 Relisted — TheMLS
• 2026-02-11 Contingent — TheMLS
• 2025-11-20 Listed — TheMLS
• 2025-10-29 Price Changed — TheMLS
• 2025-09-06 Relisted — TheMLS
• 2025-09-06 Price Changed — TheMLS
• 2025-08-02 Contingent — TheMLS
• 2025-07-25 Listed — TheMLS
• 2011-10-14 Listing Removed — GPSMLS
• 2011-09-30 Listed $26,000 GPSMLS
• 2009-09-10 Listing Removed — GPSMLS
• 2009-03-09 Listed $49,900 GPSMLS
• 2006-02-04 Listing Removed — GPSMLS
• 2006-01-03 Listed $49,500 GPSMLS

Property tax history

-5.5%/yr

Latest (2025): $190 · +1.3% YoY. Source: county tax records.