51555 Monroe St #77 · Indio, CA 92201

$110,000

2 bd · 2.0 ba · 780 sqft · Manufactured public records · 84 Days on market

Built 2005 19 ac lot $141/sqft · 83% above area ↓ 24% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Palmdale Estates is a 55+ Gated Community. Shows pride of ownership! Kitchen and Baths have been remodeled. This unit is Cozy and Comfy. Room to expand the front porch and enjoy your morning or evening coffee gazing at the amazing views of the mountains. Or, enjoy the festival music under the stars in your own space. Yard is ready for you to make it your oasis. Weather you are looking for a secondary or primary home this location has it all. Unit has been well kept and maintained.

Key facts

• Gated community
• Amazing views
• Yard oasis

Tags

• GATED COMMUNITY
• REMODELED KITCHEN
• REMODELED BATHS
• EXPAND FRONT PORCH
• AMAZING VIEWS
• YARD OASIS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.7% 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.
• Coachella Valley Unified (rural): math 12% / reading 23% proficiency, ranked #481 of 517 in CA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.3%/yr); 515 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2,957/mo this rent would consume 53% 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

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

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.69% ✓
• Cap rate: 24.74%
• Cash-on-cash: 65.90%
• DSCR: 3.93
• GRM: 3.1

CMA / ARV

• ARV (median comp): $60,000
• List price: $110,000
• Delta: 83.33%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51555 Monroe St Spc 93	0.00mi	2/2.0	720 (-8%)	5mo	$60,000	$83	83
51555 Monroe St #8	0.05mi	2/1.0	793 (+2%)	19mo	$77,500	$98	75
51555 Monroe St Unit 149	0.10mi	2/2.0	840 (+8%)	10mo	$75,000	$89	74
51555 Monroe St #141	0.05mi	2/1.5	720 (-8%)	23mo	$65,000	$90	64
51555 Monroe St #108	0.00mi	2/1.5	672 (-14%)	20mo	$69,000	$103	58

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: 65.5%
• Equity multiple: 3.95×
• Total profit: $90,886
• Equity at exit: $16,401

10-year hold

• IRR: 69.9%
• Equity multiple: 8.21×
• Total profit: $221,939
• Equity at exit: $9,511

Cash invested: $30,800 (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: 3.1×

Monthly cashflow live

• Estimated rent: $2,957 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $1,691

Break-even live

Break-even rent $817

Max offer price $110,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,754	-5% $1,722	+0% $1,691	+5% $1,660	+10% $1,629
Rent	-10% $1,458	-5% $1,575	+0% $1,691	+5% $1,808	+10% $1,925
Rate	-1.0pp $1,747	-0.5pp $1,719	base $1,691	+0.5pp $1,663	+1.0pp $1,634

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
82297 Cochran Dr Indio, CA	2.0	2.0	982	$3,200	$3.26	45d	1	1.11mi
82294 Bergman Dr Indio, CA	2.0	2.0	982	$3,200	$3.26	45d	1	1.29mi
48939 Eisenhower Dr Indio, CA	2.0	1.0	957	$2,350	$2.46	4d	1	1.40mi
80886 Avenue 50 Unit 2 Indio, CA	2.0	1.0	729	$4,000	$5.49	16d	1	1.42mi

Listing history 21 events

1. 2026-06-21
   days on market $110,000 Active 84 DOM
2. 2026-06-18
   days on market $110,000 Active 81 DOM
3. 2026-06-17
   days on market $110,000 Active 80 DOM
4. 2026-06-16
   days on market $110,000 Active 79 DOM
5. 2026-06-15
   days on market $110,000 Active 78 DOM
6. 2026-06-13
   days on market $110,000 Active 76 DOM
7. 2026-06-13
   days on market $110,000 Active 75 DOM
8. 2026-06-09
   days on market $110,000 Active 72 DOM
9. 2026-06-08
   days on market $110,000 Active 71 DOM
10. 2026-06-07
    days on market $110,000 Active 70 DOM
11. 2026-06-04
    days on market $110,000 Active 67 DOM
12. 2026-06-03
    days on market $110,000 Active 66 DOM
13. 2026-06-02
    days on market $110,000 Active 65 DOM
14. 2026-06-01
    days on market $110,000 Active 64 DOM
15. 2026-05-31
    days on market $110,000 Active 63 DOM
16. 2026-03-16
    listed $110,000 Active 485-char remark

    Show marketing remark (485 chars)

    Palmdale Estates is a 55+ Gated Community. Shows pride of ownership! Kitchen and Baths have been remodeled. This unit is Cozy and Comfy. Room to expand the front porch and enjoy your morning or evening coffee gazing at the amazing views of the mountains. Or, enjoy the festival music under the stars in your own space. Yard is ready for you to make it your oasis. Weather you are looking for a secondary or primary home this location has it all. Unit has been well kept and maintained.

17. 2026-03-04
    historical
18. 2026-01-15
    price $110,000
19. 2025-11-03
    listed $135,000 Active
20. 2024-07-05
    historical
21. 2024-03-08
    listed $145,000 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: $269 · $22/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$567/yr (+$47/mo · 211.3%)

ⓘ 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 7 d/yr ≥115°F today · 18 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: $35,490
• − Mortgage interest: −$6,162
• − Property taxes: −$269
• − Insurance: −$550
• − Repairs & maintenance: −$2,839
• − Management: −$2,839
• − Depreciation: −$3,200
• Taxable income: $19,631
• Est. tax owed @ 24.0%: −$4,711
• After-tax cash flow: $15,584/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: Coachella Valley Unified
• NCES district ID: 0609070
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $37,683
• Composite: 14.62/100
• National rank: #9408
• State rank: #481 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

-24.1% since first listed

6 events — show timeline

• 2026-03-16 Listed $110,000 GPSMLS
• 2026-03-04 Listing Removed — GPSMLS
• 2026-01-15 Price Changed $110,000 GPSMLS
• 2025-11-03 Listed $135,000 GPSMLS
• 2024-07-05 Listing Removed — GPSMLS
• 2024-03-08 Listed $145,000 GPSMLS

Property tax history

-1.9%/yr

Latest (2025): $269 · -4.0% YoY. Source: county tax records.