Residential Income Property with Covered
For Sale
$138,500
408-84136 Avenue 44, Indio, CA 92201
Park model residence with a California room, storage shed, laundry equipment, and access to an active lifestyle community.
Property Size400 SF
Price / SF$346.25
Days on Market280
Property Features for 408-84136 Avenue 44
General Information
Standard status
Active
Size
400 SF
Property subtype
Manufactured In Park
Additional Details
Multifamily Units
1
Amenities
roll down auto shutters
covered parking
shed
washer/dryer
creek
clubhouses
laundry facilities
mailboxes
heated pools
spas
golf course
putting course
practice greens
tennis courts
pickleball courts
shuffleboard courts
horseshoe pitch
fitness center
clubs and classes
Building Details
Construction
Park Model
Listing Agency:
coldwell banker realty
(941) 366-8070
Listed By:
James Richmond · License #01729522
(760) 844-2030
Source:
Exprealty
Added: Dec 1, 2025
Changed: Sep 6
Last Checked: Sep 6 at 2:32PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of coldwell banker realty
Investment Insights
Based on property information with market context.
This residential income property includes a park model with a California room, roll-down automotive shutters, covered parking, a rear creek, storage shed, and washer and dryer. The property is located within Rancho Casa Blanca, a 55+ active lifestyle resort community where owners own the land.
Rancho Casa Blanca encompasses 80 acres with 801 park model homes or RV sites, two clubhouses, four satellite buildings, laundry facilities, mailboxes, heated pools, and spas. Community amenities include an 18-hole par 3 golf course, 9-hole putting course, practice chipping and putting greens, tennis courts, pickleball courts, shuffleboard, horseshoe facilities, a fitness center, and more than 60 clubs and classes.
Rancho Casa Blanca encompasses 80 acres with 801 park model homes or RV sites, two clubhouses, four satellite buildings, laundry facilities, mailboxes, heated pools, and spas. Community amenities include an 18-hole par 3 golf course, 9-hole putting course, practice chipping and putting greens, tennis courts, pickleball courts, shuffleboard, horseshoe facilities, a fitness center, and more than 60 clubs and classes.
Key Highlights
- Park model with California room and roll‑down automotive shutters
- Covered parking, rear creek, storage shed, and washer and dryer
- Located in Rancho Casa Blanca, a 55+ active lifestyle resort community
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$6,475
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.68%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$129,500
$129.5K
Cap Rate 7%
$92,500
$92.5K
Cap Rate 9%
$71,944
$71.9K
Market Conditions
NOI Build-Up for 400 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$12.0K $30.00/SF
− Vacancy
−$228 −$0.57/SF
EGI
$11.8K $29.43/SF
− OpEx
−$5.3K −$13.24/SF
NOI
$6.5K $16.19/SF
Area
Riverside County, CA
Vacancy
1.90%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$129,500
Cap Rate 7%
$92,500
Cap Rate 9%
$71,944
Alternative Uses
Best Use
Apartment 5plus
$92.5K
$80.9K – $107.9K
NOI $6,475 @ 7.0% cap · market cap 4.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$119.8K
$104.9K – $139.8K
NOI $8,388 @ 7.0% cap · market cap 6.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
402
Businesses Nearby
Explore this area
Business Placement
Demographics for 92201, CA
66,989
Population
26,241
Households
2.6
Avg Household Size
35
Median Age
16%
College-Educated
70%
High-School Grad
16.2 sq mi
ZIP Area
4,135
Density / Sq Mi
$66,663
Median Household Income
$35,527
Median Earnings
$1,349
Median Rent
$372,800
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Park model residence with a California room, storage shed, laundry equipment, and access to an active lifestyle community.
Where is this residential income property located?
The property is located at 408-84136 Avenue 44 Indio, CA.
What is the asking price?
The asking price for this property is $138,500.
What are key features of this property?
This property features: Park model with California room and roll‑down automotive shutters; Covered parking, rear creek, storage shed, and washer and dryer; Located in Rancho Casa Blanca, a 55+ active lifestyle resort community
