84136 Avenue 44 #191 · Indio, CA 92203

$118,800

1 bd · 1.0 ba · 400 sqft · Manufactured · 41 Days on market

Built 1999 1,742 sqft lot $297/sqft · 7% above area Est $111k · 7% over $570/mo HOA · 33% of rent

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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 +15.8/30.0
• 1% rule +9.4/10.0
• Rent growth +5.0/5.0
• DSCR +4.9/10.0
• ARV discount +4.3/15.0
• Schools +3.8/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 1-bedroom, 1-bath Cavco Park Model home located in the highly desirable guard-gated community of Rancho Casa Blanca, reserved for homeowners 55 and better. Perfectly positioned for morning coffee or an evening cocktail party overlooking a spectacular large water feature and greenbelt, this move-in ready home offers peaceful views from both the living room and the expansive wraparound patio deck. New French doors create seamless indoor-outdoor living and bring in an abundance of natural light. Inside, the well-maintained interior features laminate flooring throughout and an open great room layout that feels spacious and inviting. The property also includes a large st

Key facts

• Large water feature
• New french doors
• Large storage shed

Tags

• GUARD GATED COMMUNITY
• LARGE WATER FEATURE
• WRAPAROUND PATIO DECK
• NEW FRENCH DOORS
• LARGE STORAGE SHED
• 18 HOLE PAR 3 GOLF COURSE

Property features AI

Finance

• Other: Land lease type: Fee
• HOA & community: Community amenities: clubhouse, fitness center, billiard room, card room; Outdoor amenities: tennis courts, pickleball, bocce ball court, golf (par 3); Pool and spa; 801 units in community; HOA dues apply (fees listed separately); Association allows pets

Exterior

• Parking: Carport attached (1 covered space); 1 total parking space
• Security: Gated community with guard
• Utilities: Fees include water; Fees include cable TV
• Home design: Residential mobile home; Mobile home manufactured by Cavco in 1999; Mobile home dimensions approximately 40 x 10; Mobile home to remain; Located in the Rancho Casa Blanca community
• Construction: Mobile home (Cavco); Serial/license info available
• Exterior features: Community heated in-ground pool; Community heated in-ground spa; Community pool and spa; Greenbelt; Pond; Gated community with guard; Clubhouse; Greenbelt/Park

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range/Oven; Refrigerator
• Flooring: Laminate floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan; Built-ins; Great room; Covered patio; Dining area; Has view of greenbelt and pond
• Laundry & utility: Washer; Dryer; Laundry in garage

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $54 ($646/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 $821 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($115k) 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 $45k; list at $119k implies a 164% 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 $115,236 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 1.44% ✓
• Cap rate: 6.84%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• GRM: 5.8

CMA / ARV

• ARV (median comp): $110,863
• List price: $118,800
• Delta: 7.16%
• Verdict: FAIR
• 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	0.09mi	1/1.0	400 (0%)	1mo	$95,000	$238	95
84136 Ave 44, #567 #567	0.09mi	1/1.0	400 (0%)	1mo	$90,000	$225	95
84136 Ave 44 #122	0.08mi	1/1.0	400 (0%)	2mo	$125,000	$313	94
84136 Ave 44, #29 #29	0.12mi	1/1.0	400 (0%)	1mo	$90,000	$225	93
84136 84136 Avenue 44, #325 #325	0.15mi	1/1.0	400 (0%)	2mo	$79,000	$198	91
84136 Ave 44, #262 #262	0.19mi	1/1.0	400 (0%)	0mo	$192,500	$481	91
84136 Avenue 44, #449 #449	0.20mi	1/1.0	400 (0%)	3mo	$230,000	$575	88
754 Ave 44 #754	0.19mi	1/1.0	400 (0%)	3mo	$101,500	$254	88
84136 Ave 44, #385 #385	0.21mi	1/1.0	400 (0%)	3mo	$178,000	$445	88
84136 Ave 44, 658 #658	0.21mi	1/1.0	400 (0%)	3mo	$102,500	$256	88
84136 Ave 44, #744 #744	0.24mi	1/1.0	400 (0%)	2mo	$176,000	$440	87
84136 Ave 44, 675 #675	0.23mi	1/1.0	400 (0%)	3mo	$205,000	$513	87

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: -4.8%
• Equity multiple: 0.81×
• Total profit: $-6,449
• Equity at exit: $17,713

10-year hold

• IRR: 11.8%
• Equity multiple: 2.24×
• Total profit: $41,303
• Equity at exit: $10,272

Cash invested: $33,264 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,713 medium
• Mortgage (P&I): −$623
• Tax from tax record: −$57 /mo · $683/yr
• Insurance: −$50
• HOA: −$570
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $54

Break-even live

Break-even rent $1,645

Max offer price $118,800

Occupancy floor 92%

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: $29,700
• Closing costs: $3,564
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $570 · $6,840/yr
• Likely covers: watersecurity

Listing history 19 events

1. 2026-06-18
   days on market $118,800 Active 41 DOM
2. 2026-06-17
   days on market $118,800 Active 40 DOM
3. 2026-06-16
   days on market $118,800 Active 39 DOM
4. 2026-06-15
   days on market $118,800 Active 38 DOM
5. 2026-06-13
   days on market $118,800 Active 36 DOM
6. 2026-06-09
   days on market $118,800 Active 32 DOM
7. 2026-06-08
   days on market $118,800 Active 31 DOM
8. 2026-06-07
   days on market $118,800 Active 30 DOM
9. 2026-06-04
   days on market $118,800 Active 27 DOM
10. 2026-06-03
    days on market $118,800 Active 26 DOM
11. 2026-06-02
    days on market $118,800 Active 25 DOM
12. 2026-06-01
    days on market $118,800 Active 24 DOM
13. 2026-05-31
    days on market $118,800 Active 23 DOM
14. 2026-05-08
    listed $118,800 Active 1169-char remark
15. 2021-02-26
    historical
16. 2021-02-25
    status Pending
17. 2020-02-10
    listed $98,999 Active
18. 2010-10-01
    soldstatus $45,000
19. 1989-11-21
    soldstatus $26,000

ⓘ 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: $683 · $57/mo
• Projected year-2 tax: $903 · $75/mo
• Expected delta: +$220/yr (+$18/mo · 32.2%)

ⓘ 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: $20,556
• − Mortgage interest: −$6,655
• − Property taxes: −$683
• − Insurance: −$594
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − HOA: −$6,840
• − Depreciation: −$3,456
• Taxable loss: −$961
• Est. tax savings @ 24.0%: +$231
• After-tax cash flow: $877/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

+356.9% since first listed

6 events — show timeline

• 2026-05-08 Listed $118,800 TheMLS
• 2021-02-26 Listing Removed — GPSMLS
• 2021-02-25 Pending — GPSMLS
• 2020-02-10 Listed $98,999 GPSMLS
• 2010-10-01 Sold (Public Records) $45,000 Public Records
• 1989-11-21 Sold (Public Records) $26,000 Public Records

Property tax history

+12.6%/yr

Latest (2014): $683 · +14.6% YoY. Source: county tax records.