73816 White Sands Dr · Thousand Palms, CA 92276

$312,000

4 bd · 2.0 ba · 1,766 sqft · SingleFamily public records · 10 Days on market

Built 1990 5,663 sqft lot Est $547k · 43% under $284/mo HOA · 8% 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.3/10.0
• Schools +2.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover a charming, HUD- Owned getaway in 55+ Tri-Palms Estates, Thousand Palms. This cozy 1,766 sqft home is CONVENTIONAL BUILT (Not a manufactured home) and offers a comfortable and relaxed lifestyle with 4 bedrooms and 2 baths that accommodate family and friends with ease. The welcoming living room features a fireplace, adding warmth and character to the space. Enjoy stunning views of the nearby golf course and the surrounding mountains, providing a serene backdrop for your everyday living. Situated right on the fairway, this home offers the perfect mix of peace and a touch of activity. Ideal for those who appreciate the balance of simplicity and natural beauty, this home provides the c

Key facts

• Golf course views
• Fireplace
• 5,663 sq ft lot

Tags

• FIREPLACE
• GOLF COURSE VIEWS
• SITUATED ON THE FAIRWAY

Property features AI

Finance

• Other: Property sold as Real Estate Owned; Listing accepts Conventional, FHA, and Cash financing; CC&R and Planned Development disclosures; property sold as-is
• HOA & community: HOA with monthly fee (about $284); Association amenities: Clubhouse, greenbelt/park, golf course; Senior community; Development has golf course

Exterior

• Parking: Attached 2-car garage; Direct entrance; 2 total parking spaces
• Security: Other security/safety features
• Utilities: PUD: Yes; Sewer: Unknown
• Home design: Detached single-family home; One story
• Construction: Year built (per assessor)
• Exterior features: Private portable above-ground spa/hot tub; Has view of golf course and mountains; Fee simple land

Interior

• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Decorative fireplace in the great room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $312k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $312k).
• Cap rate 8.0% vs local median 5.2% in Thousand Palms — 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 (#950 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: cost of living D, schools F, crime F.
• Palm Springs Unified (suburban): math 21% / reading 42% proficiency, ranked #328 of 517 in CA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 101 active listings in the ZIP; 22 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $150k; list at $312k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $312,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.13% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $547,460
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73811 Boca Chica Trl	0.08mi	3/2.0 (-1)	1,622 (-8%)	13mo	$394,000	$243	67
73951 White Sands Dr	0.15mi	3/2.0 (-1)	1,570 (-11%)	9mo	$359,000	$229	62
73578 Raphael Dr	0.70mi	3/2.0 (-1)	1,750 (-1%)	2mo	$571,118	$326	60
33934 Palm Lake Cir	0.06mi	3/2.0 (-1)	1,507 (-15%)	12mo	$353,000	$234	58
73606 Raphael Dr	0.70mi	3/2.0 (-1)	1,750 (-1%)	6mo	$615,878	$352	56
73718 Raphael Dr	0.71mi	3/2.0 (-1)	1,750 (-1%)	9mo	$633,628	$362	53
33859 Palm Lake Cir	0.05mi	3/2.0 (-1)	1,507 (-15%)	20mo	$370,000	$246	52
73620 Raphael Dr	0.69mi	3/2.5 (-1)	1,942 (+10%)	1mo	$593,958	$306	44
73693 Raphael Dr	0.74mi	3/2.0 (-1)	1,757 (-0%)	19mo	$597,770	$340	43
73595 Raphael Dr	0.72mi	3/2.5 (-1)	1,942 (+10%)	1mo	$601,741	$310	42
73690 Raphael Dr	0.69mi	3/2.5 (-1)	1,942 (+10%)	6mo	$686,303	$353	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-29,487
• Equity at exit: $46,520

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $2,139
• Equity at exit: $26,976

Cash invested: $87,360 (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 92276

• Home prices YoY: -10.9%
• Active inventory: 101
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,541 high
• Mortgage (P&I): −$1,636
• Tax from tax record: −$298 /mo · $3,574/yr
• Insurance: −$130
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$284
• Vacancy / Maint / Mgmt: −$744
• Net cashflow: $327

Break-even live

Break-even rent $3,127

Max offer price $312,000

Occupancy floor 86%

Sensitivity live

Price	-10% $504	-5% $415	+0% $327	+5% $239	+10% $150
Rent	-10% $47	-5% $187	+0% $327	+5% $467	+10% $607
Rate	-1.0pp $484	-0.5pp $406	base $327	+0.5pp $246	+1.0pp $164

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: $78,000
• Closing costs: $9,360
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73951 White Sands Dr Thousand Palms, CA	3.0	2.0	1517	$3,200	$2.11	0d	1	0.18mi
32420 Sonoma Cir Thousand Palms, CA	4.0	2.0	1368	$2,100	$1.54	45d	1	0.73mi
32373 Chiricahua Dr Thousand Palms, CA	3.0	2.0	1344	$2,500	$1.86	45d	1	0.74mi
73757 Picasso Dr Palm Desert, CA	4.0	2.5	2620	$5,000	$1.91	19d	1	0.83mi
73528 Cierra St Palm Desert, CA	3.0	2.0	1547	$2,995	$1.94	16d	1	0.95mi
35515 Bains Ave Palm Desert, CA	3.0	2.5	1705	$3,399	$1.99	45d	1	1.03mi
35460 Domani Dr Palm Desert, CA	3.0	3.0	1705	$2,800	$1.64	9d	1	1.04mi
35751 Gateway Dr Palm Desert, CA	1.0–3.0	1.0–2.0	1170	$3,245	$2.77	45d	1	1.11mi
74198 Storke Dr Palm Desert, CA	3.0	2.5	2000	$3,400	$1.70	9d	1	1.16mi
74222 Storke Dr Palm Desert, CA	4.0	2.5	2311	$3,350	$1.45	5d	1	1.16mi
74246 Storke Dr Palm Desert, CA	4.0	3.5	2465	$3,000	$1.22	18d	1	1.17mi
74189 Storke Dr Palm Desert, CA	3.0	3.0	1650	$2,995	$1.82	21d	1	1.18mi
74225 Storke Dr Palm Desert, CA	4.0	3.5	2328	$3,700	$1.59	45d	1	1.19mi
35722 McCarthy St Palm Desert, CA	4.0	2.0	2189	$3,800	$1.74	45d	1	1.24mi
1 Picasso Ct Rancho Mirage, CA	3.0	3.0	2450	$5,200	$2.12	45d	1	1.26mi
35821 Cannon Dr Palm Desert, CA	4.0	3.5	2343	$5,000	$2.13	9d	1	1.33mi
74356 Nichols Dr Palm Desert, CA	3.0	2.0	1992	$3,600	$1.81	45d	1	1.36mi
162 Saint Thomas Pl Rancho Mirage, CA	3.0	2.5	2477	$6,000	$2.42	45d	1	1.43mi
34 Paris Way Rancho Mirage, CA	3.0	3.0	2101	$6,000	$2.86	45d	1	1.46mi
73774 Mojave Desert Dr Palm Desert, CA	3.0	2.0	2235	$4,950	$2.21	45d	1	1.47mi
74699 Technology Dr Palm Desert, CA	3.0	1.0–3.0	1057	$3,840	$3.63	0d	24	1.49mi
75189 Aldrich Dr Palm Desert, CA	4.0	3.0	2362	$3,450	$1.46	9d	1	1.49mi

HOA detail

• Monthly dues: $284 · $3,408/yr

Listing history 7 events

1. 2026-06-08
   statusdays on market $312,000 Pending 10 DOM
2. 2026-06-07
   days on market $312,000 Active 9 DOM
3. 2026-06-04
   days on market $312,000 Active 6 DOM
4. 2026-06-03
   days on market $312,000 Active 5 DOM
5. 2026-06-02
   days on market $312,000 Active 4 DOM
6. 2026-06-01
   days on market $312,000 Active 3 DOM
7. 2026-05-31
   days on market $312,000 Active 2 DOM

ⓘ 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: $3,574 · $298/mo
• Projected year-2 tax: $3,574 · $298/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AO · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,490
• − Mortgage interest: −$17,477
• − Property taxes: −$3,574
• − Insurance: −$3,028
• − Repairs & maintenance: −$3,399
• − Management: −$3,399
• − HOA: −$3,408
• − Depreciation: −$9,076
• Taxable loss: −$871
• Est. tax savings @ 24.0%: +$209
• After-tax cash flow: $4,133/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: Palm Springs Unified
• NCES district ID: 0629550
• Math proficiency: 21% ▼ -7.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $43,638
• Composite: 26.76/100
• National rank: #7131
• State rank: #328 of 517 in CA

Livability — Thousand Palms

• Score: 53/100
• State rank: #950
• US rank: #24426

Category grades

Amenities F Commute F Cost of living D Crime F Employment C+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thousand Palms, CA
• City population: 7,662
• Population (ZIP): 7,662

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 43% White 32% Native American 4%
• Hispanic origin (detail): Mexican 62%
• Common ancestry: Slovak 2% Lithuanian 1% Portuguese 1%
• Foreign-born: 16% · Canada
• Languages at home: 54% English-only · Spanish 43% German/W. Germanic 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: ▼ -46.86%
• Current HPI: 382.4439
• Rent YoY: —
• Metro: —
• 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

+107.3% since first listed

4 events — show timeline

• 2026-05-29 Listed $312,000 GPSMLS
• 2026-01-30 Listing Removed — CRMLS
• 2025-10-23 Listed $349,900 CRMLS
• 1991-03-19 Sold (Public Records) $150,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $3,574 · -0.5% YoY. Source: county tax records.