84136 Ave 44, #628 #628 · Indio, CA 92203

$121,900

1 bd · 1.0 ba · 400 sqft · Manufactured · 225 Days on market

Built 1998 2,178 sqft lot $305/sqft · at area comps Est $126k · at est. $570/mo HOA · 33% of rent

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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 +14.6/30.0
• 1% rule +9.1/10.0
• ARV discount +9.1/15.0
• Rent growth +5.0/5.0
• DSCR +4.4/10.0
• Schools +3.8/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Hallmark Park Model has upgrades through-out. Clean and located on the back East Wall with a shaded covered deck to enjoy. A washer/dryer is located in the back shed. Well-appointed and is a pleasure to show. Located in a quiet area of the park. The Golf Cart is negotiable outside of escrow. Ready to Move in, just bring your personal effects. Rancho Casa Blanca is a 55+ Active Lifestyle Resort Community where you own the land & is perfect for your winter hideaway. Rancho Casa Blanca (RCB) features a beautifully landscaped 80-acre property with 801 individual Park Model homes/or RV sites, Two large clubhouses that function as social hubs & 4 satellite buildings with laundry facilities, mailboxes, heated pools & relaxing spas. As an owner you will enjoy FREE GOLF on your 18-hole par 3 golf course, a 9-hole putting course, 2 practice chipping/putting greens, 6 heated pools/spas, 2 tennis courts, 8 pickle ball courts, shuffleboard courts, horseshoe pitch, fitness center & over 60 Clubs & Classes.

Key facts

• Shaded covered deck
• 2,178 sq ft lot
• Garage

Tags

• SHADED COVERED DECK
• QUIET AREA OF THE PARK

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $122k.

Deal economics

• At list price, monthly cash flow is $29 ($345/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $107k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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 $843 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $107,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.41% ✓
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.04
• GRM: 5.9

CMA / ARV

• ARV (median comp): $126,258
• List price: $121,900
• Delta: -3.45%
• 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	0.00mi	1/1.0	400 (0%)	1mo	$95,000	$238	99
84136 Ave 44, #567 #567	0.00mi	1/1.0	400 (0%)	2mo	$90,000	$225	99
84136 Ave 44, #262 #262	0.11mi	1/1.0	400 (0%)	0mo	$192,500	$481	95
84136 84136 Avenue 44, #325 #325	0.08mi	1/1.0	400 (0%)	2mo	$79,000	$198	94
84136 Ave 44, #29 #29	0.10mi	1/1.0	400 (0%)	1mo	$90,000	$225	94
84136 Avenue 44, #449 #449	0.12mi	1/1.0	400 (0%)	3mo	$230,000	$575	92
84136 Ave 44, #385 #385	0.13mi	1/1.0	400 (0%)	3mo	$178,000	$445	92
754 Ave 44 #754	0.14mi	1/1.0	400 (0%)	3mo	$101,500	$254	91
84136 Ave 44 #122	0.15mi	1/1.0	400 (0%)	2mo	$125,000	$313	91
84136 Ave 44, #744 #744	0.20mi	1/1.0	400 (0%)	2mo	$176,000	$440	89
84136 Ave 44, 658 #658	0.19mi	1/1.0	400 (0%)	3mo	$102,500	$256	89
84136 Ave 44, 675 #675	0.20mi	1/1.0	400 (0%)	3mo	$205,000	$513	89

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: -6.3%
• Equity multiple: 0.75×
• Total profit: $-8,549
• Equity at exit: $18,176

10-year hold

• IRR: 10.6%
• Equity multiple: 2.10×
• Total profit: $37,422
• Equity at exit: $10,540

Cash invested: $34,132 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,713 medium
• Mortgage (P&I): −$639
• Tax from tax record: −$64 /mo · $774/yr
• Insurance: −$51
• HOA: −$570
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $29

Break-even live

Break-even rent $1,677

Max offer price $121,900

Occupancy floor 93%

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: $30,475
• Closing costs: $3,657
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 20 events

1. 2026-06-18
   days on market $121,900 Active 225 DOM
2. 2026-06-17
   days on market $121,900 Active 224 DOM
3. 2026-06-16
   days on market $121,900 Active 223 DOM
4. 2026-06-15
   days on market $121,900 Active 222 DOM
5. 2026-06-13
   days on market $121,900 Active 220 DOM
6. 2026-06-09
   days on market $121,900 Active 216 DOM
7. 2026-06-08
   days on market $121,900 Active 215 DOM
8. 2026-06-07
   days on market $121,900 Active 214 DOM
9. 2026-06-04
   days on market $121,900 Active 211 DOM
10. 2026-06-03
    days on market $121,900 Active 210 DOM
11. 2026-06-02
    days on market $121,900 Active 209 DOM
12. 2026-06-01
    days on market $121,900 Active 208 DOM
13. 2026-05-31
    days on market $121,900 Active 207 DOM
14. 2026-03-03
    price $121,900 1042-char remark

    Show marketing remark (1042 chars)

    This Hallmark Park Model has upgrades through-out. Clean and located on the back East Wall with a shaded covered deck to enjoy. A washer/dryer is located in the back shed. Well-appointed and is a pleasure to show. Located in a quiet area of the park. The Golf Cart is negotiable outside of escrow. Ready to Move in, just bring your personal effects. Rancho Casa Blanca is a 55+ Active Lifestyle Resort Community where you own the land & is perfect for your winter hideaway. Rancho Casa Blanca (RCB) features a beautifully landscaped 80-acre property with 801 individual Park Model homes/or RV sites, Two large clubhouses that function as social hubs & 4 satellite buildings with laundry facilities, mailboxes, heated pools & relaxing spas. As an owner you will enjoy FREE GOLF on your 18-hole par 3 golf course, a 9-hole putting course, 2 practice chipping/putting greens, 6 heated pools/spas, 2 tennis courts, 8 pickle ball courts, shuffleboard courts, horseshoe pitch, fitness center & over 60 Clubs & Classes.

15. 2026-01-09
    price $129,500 1042-char remark

    Show marketing remark (1042 chars)

    This Hallmark Park Model has upgrades through-out. Clean and located on the back East Wall with a shaded covered deck to enjoy. A washer/dryer is located in the back shed. Well-appointed and is a pleasure to show. Located in a quiet area of the park. The Golf Cart is negotiable outside of escrow. Ready to Move in, just bring your personal effects. Rancho Casa Blanca is a 55+ Active Lifestyle Resort Community where you own the land & is perfect for your winter hideaway. Rancho Casa Blanca (RCB) features a beautifully landscaped 80-acre property with 801 individual Park Model homes/or RV sites, Two large clubhouses that function as social hubs & 4 satellite buildings with laundry facilities, mailboxes, heated pools & relaxing spas. As an owner you will enjoy FREE GOLF on your 18-hole par 3 golf course, a 9-hole putting course, 2 practice chipping/putting greens, 6 heated pools/spas, 2 tennis courts, 8 pickle ball courts, shuffleboard courts, horseshoe pitch, fitness center & over 60 Clubs & Classes.

16. 2025-11-05
    listed $134,900 Active 1042-char remark

    Show marketing remark (1042 chars)

    This Hallmark Park Model has upgrades through-out. Clean and located on the back East Wall with a shaded covered deck to enjoy. A washer/dryer is located in the back shed. Well-appointed and is a pleasure to show. Located in a quiet area of the park. The Golf Cart is negotiable outside of escrow. Ready to Move in, just bring your personal effects. Rancho Casa Blanca is a 55+ Active Lifestyle Resort Community where you own the land & is perfect for your winter hideaway. Rancho Casa Blanca (RCB) features a beautifully landscaped 80-acre property with 801 individual Park Model homes/or RV sites, Two large clubhouses that function as social hubs & 4 satellite buildings with laundry facilities, mailboxes, heated pools & relaxing spas. As an owner you will enjoy FREE GOLF on your 18-hole par 3 golf course, a 9-hole putting course, 2 practice chipping/putting greens, 6 heated pools/spas, 2 tennis courts, 8 pickle ball courts, shuffleboard courts, horseshoe pitch, fitness center & over 60 Clubs & Classes.

17. 2021-07-08
    soldstatus $81,500 Closed 183-char remark

    Show marketing remark (183 chars)

    This Hallmark 1998 Park Model is located on the East Wall. The outside raised deck is great for relaxing and entertaining friends and family. It is turnkey and has a Shed in the back.

18. 2021-06-18
    status Pending 183-char remark

    Show marketing remark (183 chars)

    This Hallmark 1998 Park Model is located on the East Wall. The outside raised deck is great for relaxing and entertaining friends and family. It is turnkey and has a Shed in the back.

19. 2021-06-04
    listed $83,500 Active 183-char remark

    Show marketing remark (183 chars)

    This Hallmark 1998 Park Model is located on the East Wall. The outside raised deck is great for relaxing and entertaining friends and family. It is turnkey and has a Shed in the back.

20. 2010-05-19
    soldstatus $45,000

ⓘ 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: $774 · $64/mo
• Projected year-2 tax: $926 · $77/mo
• Expected delta: +$152/yr (+$13/mo · 19.7%)

ⓘ 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: $20,556
• − Mortgage interest: −$6,828
• − Property taxes: −$774
• − Insurance: −$610
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − HOA: −$6,840
• − Depreciation: −$3,546
• Taxable loss: −$1,331
• Est. tax savings @ 24.0%: +$319
• After-tax cash flow: $664/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

+170.9% since first listed

7 events — show timeline

• 2026-03-03 Price Changed $121,900 GPSMLS
• 2026-01-09 Price Changed $129,500 GPSMLS
• 2025-11-05 Listed $134,900 GPSMLS
• 2021-07-08 Sold (MLS) $81,500 GPSMLS
• 2021-06-18 Pending — GPSMLS
• 2021-06-04 Listed $83,500 GPSMLS
• 2010-05-19 Sold (Public Records) $45,000 Public Records

Property tax history

+9.2%/yr

Latest (2014): $774 · +13.5% YoY. Source: county tax records.