84136 Avenue 44 #176 · Indio, CA 92203

$124,000

2 bd · 2.0 ba · 400 sqft · Manufactured · 46 Days on market

Built 2001 1,742 sqft lot $310/sqft · at area comps Est $120k · at est. $570/mo HOA · 27% of rent

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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 +26.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +6.1/15.0
• Rent growth +5.0/5.0
• Schools +3.8/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Turnkey 2001 Cavco Park Model home with a aLOFT. located in the highly desirable 55+ Rancho Casa Blanca community, where you own the land making it the perfect winter retreat or seasonal getaway. This well maintained home offers a comfortable and inviting space, including a versatile loft area ideal for additional sleeping space, storage, or a cozy retreat. Enjoy mountain views from the tiled deck, perfect for relaxing or entertaining. Rancho Casa Blanca is a beautifully landscaped, guard gated 80 acre resort-style community. Residents enjoy an impressive array of amenities including an 18-hole par-3 golf course, 9 hole putting course, multiple practice greens, six heated pools and spas, te

Key facts

• Heated pools
• Fitness center
• Expansive clubhouses

Tags

• MOUNTAIN VIEWS
• GUARD GATED COMMUNITY
• 18 HOLE PAR 3 GOLF COURSE
• HEATED POOLS
• FITNESS CENTER
• EXPANSIVE CLUBHOUSES

Property features AI

Finance

• Other: CC&R disclosures; Sale terms: cash or cash to new loan; No short-term rentals allowed; Will not consider lease
• HOA & community: Monthly association dues; Association amenities include banquet facilities, tennis courts, paddle tennis, golf course, fitness center and card room

Exterior

• Parking: Assigned parking; Two total parking spaces; Two carport spaces
• Security: 24-hour security
• Utilities: Sewer: in-street paid; PUD
• Home design: Single-wide mobile home; Ground level; One story; Year built reported by owner; Fee simple land
• Construction: Detached structure
• Exterior features: Detached property; Peek-a-boo view; In-ground community pool; In-ground community spa/hot tub; 24-hour security; Gated community; Senior community; Enter through gate off Ave. 44

Interior

• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Air conditioning
• Interior features: Turnkey furnished; Living Room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $124k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $120k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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); 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 $857 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $124k implies a 675% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $120,280 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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. 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: 1.68% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.53%
• DSCR: 1.51
• GRM: 5.0

CMA / ARV

• ARV (median comp): $120,134
• List price: $124,000
• Delta: 3.22%
• 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 Ave 44, #29 #29	0.07mi	1/1.0 (-1)	400 (0%)	1mo	$90,000	$225	86
84136 Ave 44 #122	0.06mi	1/1.0 (-1)	400 (0%)	2mo	$125,000	$313	86
84136 Avenue 44 #477	0.10mi	1/1.0 (-1)	400 (0%)	1mo	$95,000	$238	85
84136 Ave 44, #567 #567	0.10mi	1/1.0 (-1)	400 (0%)	2mo	$90,000	$225	85
84136 Ave 44, #262 #262	0.18mi	1/1.0 (-1)	400 (0%)	0mo	$192,500	$481	82
84136 Ave 44, 658 #658	0.14mi	1/1.0 (-1)	400 (0%)	3mo	$102,500	$256	82
754 Ave 44 #754	0.15mi	1/1.0 (-1)	400 (0%)	3mo	$101,500	$254	81
84136 Ave 44, #744 #744	0.19mi	1/1.0 (-1)	400 (0%)	2mo	$176,000	$440	81
84136 84136 Avenue 44, #325 #325	0.19mi	1/1.0 (-1)	400 (0%)	2mo	$79,000	$198	81
84136 Ave 44, 675 #675	0.18mi	1/1.0 (-1)	400 (0%)	3mo	$205,000	$513	81
84136 Avenue 44, #449 #449	0.18mi	1/1.0 (-1)	400 (0%)	3mo	$230,000	$575	80
84136 Ave 44, #385 #385	0.21mi	1/1.0 (-1)	400 (0%)	3mo	$178,000	$445	79

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: 8.5%
• Equity multiple: 1.36×
• Total profit: $12,469
• Equity at exit: $18,489

10-year hold

• IRR: 22.7%
• Equity multiple: 3.58×
• Total profit: $89,546
• Equity at exit: $10,721

Cash invested: $34,720 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,081 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$39 /mo · $463/yr
• Insurance: −$52
• HOA: −$570
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $334

Break-even live

Break-even rent $1,659

Max offer price $124,000

Occupancy floor 79%

Sensitivity live

Price	-10% $404	-5% $369	+0% $334	+5% $299	+10% $263
Rent	-10% $169	-5% $251	+0% $334	+5% $416	+10% $498
Rate	-1.0pp $396	-0.5pp $365	base $334	+0.5pp $302	+1.0pp $269

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 16 events

1. 2026-06-21
   days on market $124,000 Active 46 DOM
2. 2026-06-18
   days on market $124,000 Active 43 DOM
3. 2026-06-17
   days on market $124,000 Active 42 DOM
4. 2026-06-16
   days on market $124,000 Active 41 DOM
5. 2026-06-15
   days on market $124,000 Active 40 DOM
6. 2026-06-13
   days on market $124,000 Active 38 DOM
7. 2026-06-09
   days on market $124,000 Active 34 DOM
8. 2026-06-08
   days on market $124,000 Active 33 DOM
9. 2026-06-07
   days on market $124,000 Active 32 DOM
10. 2026-06-04
    days on market $124,000 Active 29 DOM
11. 2026-06-03
    days on market $124,000 Active 28 DOM
12. 2026-06-02
    days on market $124,000 Active 27 DOM
13. 2026-06-01
    days on market $124,000 Active 26 DOM
14. 2026-05-31
    days on market $124,000 Active 25 DOM
15. 2026-05-05
    listed $124,000 Active 1193-char remark
16. 1994-05-02
    soldstatus $16,000

ⓘ 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: $463 · $39/mo
• Projected year-2 tax: $942 · $79/mo
• Expected delta: +$479/yr (+$40/mo · 103.5%)

ⓘ 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: $24,975
• − Mortgage interest: −$6,946
• − Property taxes: −$463
• − Insurance: −$620
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − HOA: −$6,840
• − Depreciation: −$3,607
• Taxable income: $2,503
• Est. tax owed @ 24.0%: −$601
• After-tax cash flow: $3,404/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

+675.0% since first listed

2 events — show timeline

• 2026-05-05 Listed $124,000 GPSMLS
• 1994-05-02 Sold (Public Records) $16,000 Public Records

Property tax history

+1.5%/yr

Latest (2014): $463 · +0.4% YoY. Source: county tax records.