80722 Diamondback Trl · Indio, CA 92201

$550,000

5 bd · 2.0 ba · 2,502 sqft · SingleFamily public records · 1 Days on market

Built 2003 8,276 sqft lot $220/sqft · 32% below area Est $804k · 32% under

---

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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.6/10.0
• 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

Discover this fabulous home located in the vibrant heart of West Indio! Just a short walk from iconic venues like the Empire Polo Club, Coachella, Stagecoach, and other exciting annual events, this property offers the perfect blend of entertainment and convenience. Property Highlights: - Spacious Living: This home features 5 bedrooms and 2 full bathrooms, offering over 2,500 sq. ft. of living space€'ideal for families or those who love to entertain. The expansive lot, offers an impressive lot size of 8,276 sq. ft. , you'll find plenty of room for outdoor activities, gardening, or creating your dream backyard. RV Access Potential, The property offers the exciting possibility for RV acce

Key facts

• Expansive lot
• Rv access potential
• Modern open concept

Tags

• EXPANSIVE LOT
• RV ACCESS POTENTIAL
• TRANQUIL CUL-DE-SAC LOCATION
• MODERN OPEN CONCEPT

Property features AI

Finance

• Other: Listing terms: Conventional, FHA, Cash, Submit; Sale type: Standard; Will not consider lease; Short-term rental status: Unknown; Cross street: 48 Avenue
• HOA & community: No monthly association fee

Exterior

• Parking: 6 total parking spaces; Attached 2-car garage; 2 carport spaces; 2 uncovered/assigned spaces; On-street parking and driveway
• Security: No security features listed
• Utilities: Public sewer (in street, paid); PUD: Yes
• Home design: Single family detached residence; Single-story (ground level, no unit above); Entry level: Ground level
• Construction: Year built source listed as Other
• Exterior features: Sprinklers; Manual irrigation; Fee simple land ownership; Lot information source listed as Other

Interior

• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Air conditioning
• Interior features: Unfurnished; Gas fireplace in the living room (1 fireplace)

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $550k).
• Cap rate 9.3% 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, 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: Harry S. Truman Elementary (666 students, 80% FRL); Thomas Jefferson Middle (538 students, 93% FRL); Indio High (math 15% / reading 42%, grade F, #774 of 1,170 statewide, top 66%, 2,143 students, 92% FRL) — zoned schools average 88% FRL vs 56% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 44% district-wide (-15 pts) — the specific schools serving this property underperform the Desert Sands Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.3%/yr); 515 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 $6,380/mo this rent would consume 115% 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 $4k of loan paydown is wiped out by about $16k 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 $154k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 14y ago; this cycle's ask has dropped $49k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $365k; list at $550k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $550,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.64%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (median comp): $804,470
• List price: $550,000
• Delta: -28.52%
• 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
48192 Panorama Ave	0.32mi	4/3.0 (-1)	2,482 (-1%)	7mo	$695,000	$280	69
81129 La Reina Cir	0.44mi	4/3.0 (-1)	2,482 (-1%)	7mo	$664,000	$268	63
81349 Avenida Esmeralda	0.63mi	4/3.0 (-1)	2,476 (-1%)	3mo	$625,000	$252	57
80435 PASEO DE TIEMPO	0.57mi	4/3.0 (-1)	2,391 (-4%)	3mo	$785,000	$328	54
80935 Avery Dr	0.24mi	6/3.0 (+1)	2,802 (+12%)	6mo	$950,000	$339	54
81391 Avenida Esmeralda	0.67mi	4/3.0 (-1)	2,476 (-1%)	5mo	$625,000	$252	54
80890 Highway 111	0.56mi	4/3.0 (-1)	2,433 (-3%)	8mo	$1,300,000	$534	54
80420 Paseo De Nivel	0.59mi	4/2.5 (-1)	2,568 (+3%)	9mo	$687,000	$268	53
80642 Plum Ln	0.37mi	4/3.5 (-1)	2,751 (+10%)	10mo	$810,000	$294	47
48864 Pear St	0.51mi	4/3.5 (-1)	2,751 (+10%)	4mo	$930,000	$338	46
80076 Bridgeport Dr	0.71mi	4/3.5 (-1)	2,746 (+10%)	2mo	$705,000	$257	38
48631 Via Carisma	0.66mi	4/2.5 (-1)	2,866 (+14%)	6mo	$625,000	$218	33

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $52
• Equity at exit: $82,007

10-year hold

• IRR: 10.0%
• Equity multiple: 1.79×
• Total profit: $121,155
• Equity at exit: $47,554

Cash invested: $154,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $6,380 high
• Mortgage (P&I): −$2,884
• Tax from tax record: −$562 /mo · $6,738/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,340
• Net cashflow: $1,365

Break-even live

Break-even rent $4,652

Max offer price $550,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,677	-5% $1,521	+0% $1,365	+5% $1,210	+10% $1,054
Rent	-10% $861	-5% $1,113	+0% $1,365	+5% $1,617	+10% $1,869
Rate	-1.0pp $1,642	-0.5pp $1,505	base $1,365	+0.5pp $1,223	+1.0pp $1,078

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80596 Key Largo Dr Indio, CA	4.0	2.0	2035	$4,695	$2.31	0d	1	0.22mi
80591 Tangelo Ct Indio, CA	4.0	4.0	3371	$5,000	$1.48	45d	1	0.53mi
81367 Avenida Camelia Indio, CA	4.0	3.0	2061	$3,195	$1.55	45d	1	0.58mi
80215 Queensboro Dr Indio, CA	4.0	3.5	2514	$3,600	$1.43	45d	1	0.66mi
48841 Via Estacio Indio, CA	4.0	3.0	2370	$4,400	$1.86	26d	1	0.67mi
48219 Newport Bridge Pl Indio, CA	4.0	4.0	2764	$7,500	$2.71	7d	1	0.74mi
48219 Newport Bridge Pl Indio, CA	4.0	4.0	2764	$7,000	$2.53	45d	1	0.74mi
49143 Gila River St Indio, CA	5.0	3.5	3150	$8,500	$2.70	45d	1	0.76mi
47780 Sumac St La Quinta, CA	4.0	3.0	1920	$3,300	$1.72	45d	1	0.87mi
79953 Rancho La Quinta Dr La Quinta, CA	4.0	4.5	3052	$25,000	$8.19	45d	1	0.90mi
80886 Avenue 50 Indio, CA	4.0	3.0	2121	$10,000	$4.71	14d	1	0.92mi
49412 Escalante St Indio, CA	4.0	3.5	3468	$13,000	$3.75	45d	1	0.92mi
80445 Paria Way Indio, CA	4.0	4.0	3468	$10,000	$2.88	7d	1	1.00mi
80445 Paria Way Indio, CA	4.0	3.5	3468	$9,000	$2.60	45d	1	1.00mi
81871 Victoria St Indio, CA	4.0	2.0	1826	$3,400	$1.86	45d	1	1.09mi
79910 Mission Dr E La Quinta, CA	4.0	3.5	3349	$25,000	$7.46	20d	1	1.10mi
48474 Vista Palomino La Quinta, CA	4.0	4.0	3350	$14,000	$4.18	45d	1	1.18mi
48474 Vista Palomino La Quinta, CA	4.0	4.0	3439	$14,000	$4.07	7d	1	1.18mi
48245 Vista Calico La Quinta, CA	4.0	3.0	2800	$20,000	$7.14	1d	1	1.22mi
80740 Indian Springs Dr Indio, CA	4.0	3.5	2904	$5,950	$2.05	45d	1	1.24mi
48385 Vista Calico La Quinta, CA	4.0	4.5	3288	$17,000	$5.17	45d	1	1.27mi
80290 Pebble Beach Dr Indio, CA	4.0	4.0	2382	$7,750	$3.25	45d	1	1.30mi
79690 Rancho San Pascual La Quinta, CA	4.0	4.5	3640	$9,000	$2.47	45d	1	1.35mi
80396 Green Hills Dr Indio, CA	4.0	4.0	2380	$5,875	$2.47	45d	1	1.37mi
46073 Roudel Ln La Quinta, CA	4.0	3.5	2792	$6,000	$2.15	45d	1	1.46mi
49460 Rancho San Francisquito La Quinta, CA	4.0	4.5	3640	$6,000	$1.65	45d	1	1.48mi
49460 Rancho San Francisquito La Quinta, CA	4.0	4.5	3640	$6,000	$1.65	26d	1	1.48mi
49880 Rancho San Felipe La Quinta, CA	4.0	3.5	3292	$15,000	$4.56	45d	1	1.50mi

Listing history 32 events

1. 2026-05-31
   pricestatusdays on marketlisting id $550,000 Pending 1 DOM
2. 2026-05-13
   historical
3. 2025-12-02
   price $575,000
4. 2025-09-03
   listed $599,000 Active
5. 2025-07-04
   historical
6. 2025-05-28
   status Active
7. 2025-04-30
   historical Active Under Contract
8. 2025-04-08
   listed $625,000 Active
9. 2025-03-01
   historical
10. 2025-01-23
    price $625,000
11. 2024-10-30
    price $645,000
12. 2024-07-30
    price $660,000
13. 2024-06-14
    price $675,000
14. 2024-02-23
    listed $685,000 Active
15. 2019-10-07
    soldstatus $365,000 Closed
16. 2019-10-07
    soldstatus $365,000
17. 2019-10-01
    status Pending
18. 2019-09-15
    historical
19. 2019-08-23
    historical Contingent
20. 2019-08-21
    status Active
21. 2019-08-20
    historical Contingent
22. 2019-08-14
    price $369,900
23. 2019-08-03
    price $374,900
24. 2019-06-29
    price $379,900
25. 2019-06-04
    price $384,900
26. 2019-05-20
    status Active
27. 2019-05-17
    historical Contingent
28. 2019-05-14
    listed $389,900 Active
29. 2019-05-14
    listed $369,900
30. 2013-04-26
    historical
31. 2012-09-05
    status Backup Offers Accepted
32. 2012-08-28
    listed $175,000 Active

ⓘ 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: $6,738 · $562/mo
• Projected year-2 tax: $6,738 · $562/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $76,563
• − Mortgage interest: −$30,809
• − Property taxes: −$6,738
• − Insurance: −$2,750
• − Repairs & maintenance: −$6,125
• − Management: −$6,125
• − Depreciation: −$16,000
• Taxable income: $8,016
• Est. tax owed @ 24.0%: −$1,924
• After-tax cash flow: $14,462/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

+228.6% since first listed

33 events — show timeline

• 2026-05-31 Pending — GPSMLS
• 2026-05-13 Listing Removed — GPSMLS
• 2025-12-02 Price Changed $575,000 GPSMLS
• 2025-09-03 Listed $599,000 GPSMLS
• 2025-09-03 Listed $550,000 GPSMLS
• 2025-07-04 Listing Removed — GPSMLS
• 2025-05-28 Relisted — GPSMLS
• 2025-04-30 Contingent — GPSMLS
• 2025-04-08 Listed $625,000 GPSMLS
• 2025-03-01 Listing Removed — GPSMLS
• 2025-01-23 Price Changed $625,000 GPSMLS
• 2024-10-30 Price Changed $645,000 GPSMLS
• 2024-07-30 Price Changed $660,000 GPSMLS
• 2024-06-14 Price Changed $675,000 GPSMLS
• 2024-02-23 Listed $685,000 GPSMLS
• 2019-10-07 Sold (Public Records) $365,000 Public Records
• 2019-10-07 Sold (MLS) $365,000 GPSMLS
• 2019-10-01 Pending — GPSMLS
• 2019-09-15 Listing Removed — SDMLS
• 2019-08-23 Contingent — GPSMLS
• 2019-08-21 Relisted — GPSMLS
• 2019-08-20 Contingent — GPSMLS
• 2019-08-14 Price Changed $369,900 GPSMLS
• 2019-08-03 Price Changed $374,900 GPSMLS
• 2019-06-29 Price Changed $379,900 GPSMLS
• 2019-06-04 Price Changed $384,900 GPSMLS
• 2019-05-20 Relisted — GPSMLS
• 2019-05-17 Contingent — GPSMLS
• 2019-05-14 Listed $369,900 SDMLS
• 2019-05-14 Listed $389,900 GPSMLS
• 2013-04-26 Listing Removed — GPSMLS
• 2012-09-05 Pending — GPSMLS
• 2012-08-28 Listed $175,000 GPSMLS

Property tax history

+3.7%/yr

Latest (2025): $6,738 · +2.4% YoY. Source: county tax records.