82281 Olivera Way · Indio, CA 92201

$380,000

4 bd · 1.5 ba · 1,250 sqft · SingleFamily public records · 19 Days on market

Built 1970 6,534 sqft lot Est $431k · 12% under

---

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 +13.8/30.0
• ARV discount +12.8/15.0
• DSCR +4.2/10.0
• Schools +3.8/10.0
• Rent growth +3.3/5.0
• 1% rule +3.0/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Standard Sale * * 4 Bedroom Home IN MOVE-IN-READY CONDITION * * This Beautiful Home Has Recently Been Remodel. New Roof, Carpet in Living Room and all 4 bedrooms, New Tile in Kitchen, Dining Area and Hallway. Both bathrooms have also been remodel, New Front Door, New Windows. .. Too Many Upgrades to name them all. Bring Your Picky Buyers to see this beauty! They won't be disappointed. ..

Key facts

• 6,534 sq ft lot
• 4 garage spots
• Built 1970

Tags

• ESTABLISHED NEIGHBORHOOD
• AFFORDABLE PURCHASE PRICE

Property features AI

Finance

• Other: Fee simple ownership; Zoned R-1; Assessor used as source for lot and square footage information; Property sold as-is; No short-term rentals permitted; Will not consider lease; Listing terms may include Cash, 1031 Exchange, FHA; possession negotiable (close plus 3 days possible)
• HOA & community: No monthly association fee

Exterior

• Parking: Attached garage; Garage door opener; Covered parking; Driveway parking; Direct entrance from garage; Total of 10 parking spaces (4 garage, 2 covered, 2 carport, 2 uncovered/assigned)
• Security: Security system (owned); Closed-circuit camera(s); Exterior security lights
• Utilities: Sewer: connected and paid; PUD: No
• Home design: Single-family residence; Attached property; Single-story (ground level, no unit above)
• Construction: Year built per assessor
• Exterior features: City, city lights and orchard views; Exterior security lights; Closed-circuit cameras; Security system (owned)

Interior

• Flooring: Ceramic tile flooring
• Bathrooms: One full bathroom; One 3/4 bathroom
• Heating & cooling: Central heating; Air conditioning; Ceiling fans
• Interior features: Unfurnished; Entry; Bonus room; Family room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $32 ($385/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $305k (19.6% below list).
• Recommended offer: $305k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Indio High (math 15% / reading 42%, grade F, #774 of 1,170 statewide, top 66%, 2,143 students, 92% FRL) — zoned schools average 92% FRL vs 56% district-wide (36 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); 514 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $3,053/mo this rent would consume 55% 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 $3k of loan paydown is wiped out by about $11k 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 19 days — a 2% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask is 99900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $112k; list at $380k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,332 (19.6% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $431,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82211 Garden	0.08mi	3/2.0 (-1)	1,262 (+1%)	2mo	$439,000	$348	86
82431 Priscilla Ct	0.39mi	3/2.0 (-1)	1,276 (+2%)	2mo	$549,900	$431	70
82143 Primrose	0.13mi	3/1.0 (-1)	1,150 (-8%)	5mo	$370,000	$322	69
82474 Priscilla Ct	0.38mi	3/3.0 (-1)	1,276 (+2%)	3mo	$440,000	$345	66
82432 Deborah Dr	0.28mi	4/2.0	1,418 (+13%)	2mo	$450,000	$317	61
47661 Granite Ct	0.51mi	3/2.0 (-1)	1,300 (+4%)	8mo	$440,000	$338	55
45862 Deglet Noor St	0.55mi	3/2.0 (-1)	1,242 (-1%)	14mo	$420,000	$338	55
82387 Painted Canyon Ave	0.48mi	3/2.0 (-1)	1,357 (+9%)	3mo	$479,000	$353	54
45680 Deglet Noor St	0.60mi	4/3.0	1,241 (-1%)	14mo	$385,000	$310	53
82756 Hartford Ave	0.52mi	3/2.0 (-1)	1,166 (-7%)	6mo	$410,000	$352	53
82431 Arlene Dr	0.35mi	3/2.0 (-1)	1,402 (+12%)	7mo	$460,000	$328	51
82195 Calico Ave	0.54mi	3/2.0 (-1)	1,300 (+4%)	16mo	$467,000	$359	48

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-58,591
• Equity at exit: $56,659

10-year hold

• IRR: -6.4%
• Equity multiple: 0.58×
• Total profit: $-44,487
• Equity at exit: $32,855

Cash invested: $106,400 (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: 10.4×

Monthly cashflow live

• Estimated rent: $3,053 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$229 /mo · $2,748/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $32

Break-even live

Break-even rent $3,013

Max offer price $380,000

Occupancy floor 94%

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
82451 John Nobles Ave Unit 19 Indio, CA	3.0	1.5	900	$1,795	$1.99	43d	1	0.18mi
82377 Rebecca Dr Indio, CA	3.0	2.0	952	$2,400	$2.52	43d	1	0.24mi
82235 Calico Ave Indio, CA	4.0	2.0	1721	$3,290	$1.91	24d	1	0.54mi
47395 Monroe St #264 Indio, CA	3.0	2.0	1257	$3,200	$2.55	43d	1	0.56mi
81871 Victoria St Indio, CA	4.0	2.0	1826	$3,400	$1.86	43d	1	0.67mi
82934 Via Venecia Indio, CA	5.0	3.0	1593	$3,700	$2.32	2d	1	0.76mi
81683 De Plata Ave Indio, CA	3.0	2.0	1216	$3,100	$2.55	18d	1	0.78mi
44900 Rubidoux St Indio, CA	3.0	2.0	1158	$2,295	$1.98	5d	1	0.84mi
47537 Calle Diamante Indio, CA	3.0	2.0	1772	$3,200	$1.81	43d	1	0.94mi
81867 Lancer Way Indio, CA	3.0	2.5	1798	$2,450	$1.36	24d	1	0.95mi
47884 Coronado Dr Indio, CA	3.0	2.0	1808	$2,995	$1.66	24d	1	0.95mi
83405 Date Ave Apt 8 Indio, CA	3.0	1.0	1000	$1,699	$1.70	43d	1	1.09mi
48842 Biery St Indio, CA	3.0	2.0	1833	$3,200	$1.75	43d	1	1.10mi
81272 Palmwood Dr Indio, CA	3.0	2.0	1104	$3,200	$2.90	43d	1	1.14mi
48638 Hepburn Dr Indio, CA	3.0	2.0	1732	$5,800	$3.35	43d	1	1.15mi
48957 Heifitz Dr Indio, CA	3.0	2.0	1833	$4,600	$2.51	43d	1	1.18mi
83458 Tropical Whisper Ct Indio, CA	3.0	2.5	1689	$3,300	$1.95	12d	1	1.20mi
49133 Garland Rd Indio, CA	3.0	2.0	1776	$2,950	$1.66	43d	1	1.27mi
49120 Cochran Dr Indio, CA	3.0	2.0	1655	$2,850	$1.72	43d	1	1.27mi
49153 Garland Rd Indio, CA	3.0	2.0	1655	$2,850	$1.72	16d	1	1.27mi
49181 Eisenhower Dr Indio, CA	3.0	2.0	1368	$4,250	$3.11	43d	1	1.28mi
83459 Caribe Ave Indio, CA	3.0	2.0	1346	$3,000	$2.23	2d	1	1.32mi
83459 Caribe Ave Indio, CA	3.0	2.0	1346	$3,200	$2.38	24d	1	1.32mi
44313 Larrea St Indio, CA	3.0	2.0	1219	$2,400	$1.97	24d	1	1.37mi
47800 Madison St Indio, CA	3.0	2.0	1456	$2,850	$1.96	43d	1	1.39mi
82013 Cochran Dr Indio, CA	3.0	2.0	1796	$3,300	$1.84	43d	1	1.40mi
81153 Francis Ave Indio, CA	3.0	2.0	1288	$2,800	$2.17	5d	1	1.43mi
82223 Travolta Ave Indio, CA	3.0	2.0	1808	$5,000	$2.77	43d	1	1.48mi

Listing history 9 events

1. 2026-06-18
   days on market $380,000 Active 19 DOM
2. 2026-06-17
   days on market $380,000 Active 18 DOM
3. 2026-06-16
   days on market $380,000 Active 17 DOM
4. 2026-06-15
   days on market $380,000 Active 16 DOM
5. 2026-06-13
   days on market $380,000 Active 14 DOM
6. 2026-06-09
   days on market $380,000 Active 10 DOM
7. 2026-06-08
   days on market $380,000 Active 9 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $380,000 Active 8 DOM

ⓘ 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: $2,748 · $229/mo
• Projected year-2 tax: $2,888 · $241/mo
• Expected delta: +$140/yr (+$12/mo · 5.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 19 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: $36,640
• − Mortgage interest: −$21,286
• − Property taxes: −$2,748
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,931
• − Management: −$2,931
• − Depreciation: −$11,055
• Taxable loss: −$6,211
• Est. tax savings @ 24.0%: +$1,491
• After-tax cash flow: $1,875/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

+375.0% since first listed

22 events — show timeline

• 2026-05-31 Price Changed $380,000 GPSMLS
• 2026-05-30 Listed $380 GPSMLS
• 2013-01-30 Sold (MLS) $112,500 GPSMLS
• 2013-01-29 Sold (Public Records) $112,500 Public Records
• 2013-01-07 Pending — GPSMLS
• 2013-01-05 Listed $110,000 GPSMLS
• 2012-11-05 Sold (MLS) $52,000 GPSMLS
• 2012-09-25 Pending — GPSMLS
• 2012-09-11 Listed $54,150 GPSMLS
• 2008-09-19 Listing Removed — GPSMLS
• 2008-09-17 Contingent — GPSMLS
• 2008-08-14 Relisted — GPSMLS
• 2008-08-13 Listing Removed — GPSMLS
• 2008-07-18 Price Changed $114,900 GPSMLS
• 2008-06-02 Listed $119,900 GPSMLS
• 2008-05-02 Listing Removed — GPSMLS
• 2008-03-06 Price Changed $199,000 GPSMLS
• 2008-02-09 Price Changed $219,000 GPSMLS
• 2008-02-07 Listed $239,000 GPSMLS
• 2008-02-02 Listing Removed — GPSMLS
• 2007-11-01 Listed $239,000 GPSMLS
• 1998-10-08 Sold (Public Records) $80,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,748 · +0.7% YoY. Source: county tax records.