40464 Periwinkle Ct · Palm Desert, CA 92260

$611,900

3 bd · 2.0 ba · 1,832 sqft · SingleFamily public records · 47 Days on market

Built 1982 9,148 sqft lot $334/sqft · 11% below area Est $690k · 11% under $125/mo HOA · 3% of rent

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Why this score? — see what drove the D 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).

• ARV discount +12.6/15.0
• Cash flow +11.4/30.0
• Schools +3.8/10.0
• DSCR +3.3/10.0
• Rent growth +2.9/5.0
• 1% rule +2.6/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this great family home in the heart of the Coachella Valley. Ideally located between Palm Desert and Rancho Mirage, this home offers comfort, convenience, and easy access to some of the desert's best shopping, dining, entertainment, and schools. Located in Sagewood, a beloved Palm Desert neighborhood for over 40 years, the home sits on a quiet cul-de-sac with an oversized yard and plenty of room to enjoy the desert lifestyle. Inside, you'll find a functional layout with a bonus room off the dining room and primary bedroom, offering flexible space for a home office, playroom, gym, sitting area, or creative retreat. A large three-car garage with ample built-in storage adds exceptio

Key facts

• Three-car garage
• Oversized yard
• Quiet cul-de-sac

Tags

• QUIET CUL-DE-SAC
• OVERSIZED YARD
• BONUS ROOM
• THREE-CAR GARAGE
• BUILT-IN STORAGE
• CENTRAL LOCATION

Property features AI

Finance

• Other: Property is fee simple; Included in sale: all appliances, built-in shelves, storage shed, garage built-ins; Exclusions: personal property (some items may be available outside of escrow); Listing terms: cash to new loan; possession close plus 3 days; not available for short-term rentals or lease
• HOA & community: Monthly association fee of $125; HOA amenities include greenbelt/park, basketball and tennis courts, other courts, management, and guest parking; Association pet rules: contact association

Exterior

• Parking: Attached garage with 3 garage spaces; Driveway parking; On-street parking; Garage door opener; Total of 3 parking spaces
• Security: Community security features; Fire alarm
• Utilities: Water provided by CVWD (water district); Sewer connected and paid; PUD: Yes
• Home design: Single-family detached residence; One story; Tile roof; Stucco exterior; Slab foundation
• Construction: Built (year per assessor); Stucco construction; Tile roof; Slab foundation
• Exterior features: Community pool and heated, in-ground spa (community hot tub); Pool has safety fence and safety gate; Sprinkler and drip irrigation systems; Block fencing; Community fire alarm

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher; Breakfast counter/bar and dining area
• Bedrooms: Den/Study (counts as a room); Living room; Family room; Dining room
• Flooring: Carpet; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace heating; Natural gas fuel; Central air conditioning; Ceiling fans
• Interior features: Cathedral ceilings; Ground-level entry with no steps; Sliding doors; Shutters on windows; Gas fireplace in living room
• Laundry & utility: Laundry area with washer and dryer; Water heater unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $612k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $574k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $467k (23.7% below list).
• Recommended offer: $467k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.4% in Palm Desert — 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 51/100 on livability (#1,050 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment B+, housing B; Watch: crime D, amenities F, commute 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.
• Zoned schools: James Earl Carter Elementary (516 students, 53% FRL); Colonel Mitchell Paige Middle (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 436 students, 74% FRL); Palm Desert High (math 42% / reading 67%, grade C-, #256 of 1,170 statewide, top 24%, 2,050 students, 57% FRL).
• Market conditions: Rents rising (+1.6%/yr); 551 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $4,672/mo this rent would consume 80% of the median local household income ($70k/yr) (locally 1734% 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 $4k of loan paydown is wiped out by about $18k 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

• It's been on market 47 days — a 3% lower offer ($594k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $167k; list at $612k implies a 266% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $467,185 (23.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 10.9

CMA / ARV

• ARV (median comp): $690,468
• List price: $611,900
• Delta: -11.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40408 Periwinkle Ct	0.05mi	3/2.0	1,847 (+1%)	11mo	$589,900	$319	87
40670 Posada Ct	0.31mi	3/2.0	1,847 (+1%)	10mo	$550,000	$298	76
40377 Moonflower Ct	0.07mi	3/2.0	1,712 (-7%)	12mo	$585,000	$342	76
40530 Glenwood Ln	0.03mi	3/3.0	2,052 (+12%)	0mo	$650,000	$317	74
40529 Meadow Ln	0.08mi	3/2.5	2,021 (+10%)	9mo	$675,000	$334	69
40669 Meadow Ln	0.12mi	3/3.0	1,962 (+7%)	12mo	$673,500	$343	69
158 Via Tramonto	0.40mi	3/2.0	1,650 (-10%)	1mo	$505,000	$306	64
263 Strada Nova	0.47mi	3/2.0	1,700 (-7%)	8mo	$512,000	$301	59
41774 Navarre Ct	0.75mi	2/2.0 (-1)	1,814 (-1%)	1mo	$375,000	$207	58
29 Lake Shore Dr	0.54mi	3/3.0	1,993 (+9%)	6mo	$715,000	$359	51
40550 Ventana Ct	0.35mi	3/2.5	2,093 (+14%)	8mo	$590,000	$282	51
41520 Rancho Manana Ln	0.68mi	3/2.0	1,694 (-8%)	10mo	$975,000	$576	48

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 · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.30×
• Total profit: $-119,460
• Equity at exit: $91,236

10-year hold

• IRR: -16.5%
• Equity multiple: 0.14×
• Total profit: $-148,061
• Equity at exit: $52,906

Cash invested: $171,332 (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 92260

• Rents YoY: 1.6%
• Active inventory: 551
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $4,672 high
• Mortgage (P&I): −$3,209
• Tax from tax record: −$317 /mo · $3,802/yr
• Insurance: −$255
• HOA: −$125
• Vacancy / Maint / Mgmt: −$981
• Net cashflow: $-215

Break-even live

Break-even rent $4,944

Max offer price $573,938

Occupancy floor 100%

Sensitivity live

Price	-10% $131	-5% $-42	+0% $-215	+5% $-388	+10% $-561
Rent	-10% $-584	-5% $-399	+0% $-215	+5% $-30	+10% $154
Rate	-1.0pp $93	-0.5pp $-59	base $-215	+0.5pp $-373	+1.0pp $-535

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: $152,975
• Closing costs: $18,357
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40560 Glenwood Ln Palm Desert, CA	3.0	3.0	2052	$6,500	$3.17	45d	1	0.01mi
40556 Clover Ln Palm Desert, CA	3.0	2.5	1880	$4,200	$2.23	45d	1	0.05mi
40255 Sagewood Dr Palm Desert, CA	3.0	2.0	1712	$3,300	$1.93	20d	1	0.12mi
33 Calle La Reina Rancho Mirage, CA	4.0	3.5	2363	$7,900	$3.34	45d	1	0.14mi
40825 Avenida Calafia Palm Desert, CA	4.0	2.5	2273	$4,500	$1.98	45d	1	0.16mi
40592 Palm Ct Palm Desert, CA	3.0	2.5	2498	$5,000	$2.00	14d	1	0.23mi
40064 Silktree Ct Palm Desert, CA	3.0	2.0	1712	$3,200	$1.87	26d	1	0.25mi
177 Las Lomas Palm Desert, CA	2.0	2.0	1800	$7,500	$4.17	45d	1	0.27mi
40605 Ventana Ct Palm Desert, CA	3.0	2.5	2093	$4,500	$2.15	20d	1	0.30mi
205 Las Lomas Palm Desert, CA	2.0	2.0	1457	$6,000	$4.12	45d	1	0.31mi
144 Las Lomas Palm Desert, CA	2.0	2.0	1584	$6,600	$4.17	1d	1	0.32mi
217 Las Lomas Palm Desert, CA	2.0	2.0	1656	$6,300	$3.80	45d	1	0.33mi
214 La Paz Way Palm Desert, CA	2.0	1.5	1670	$6,700	$4.01	45d	1	0.33mi
142 Lake Shore Dr Rancho Mirage, CA	3.0	3.0	1888	$4,850	$2.57	45d	1	0.35mi
134 Las Lomas Palm Desert, CA	2.0	2.0	1584	$7,500	$4.73	45d	1	0.35mi
264 Avenida del Sol Palm Desert, CA	2.0	2.0	1800	$6,000	$3.33	45d	1	0.39mi
40741 Avenida Solana Palm Desert, CA	4.0	3.0	2552	$4,900	$1.92	45d	1	0.40mi
248 Strada Fortuna Palm Desert, CA	2.0	2.0	1400	$2,500	$1.79	45d	1	0.42mi
255 San Remo St Palm Desert, CA	2.0	2.0	1656	$6,600	$3.99	45d	1	0.44mi
195 Desert Lakes Dr Rancho Mirage, CA	2.0	2.0	2465	$6,000	$2.43	45d	1	0.44mi
3443 Via Leonardo Palm Desert, CA	3.0	2.0	2341	$4,000	$1.71	6d	1	0.45mi
170 Via Tramonto Palm Desert, CA	3.0	2.0	1910	$3,900	$2.04	12d	1	0.46mi
170 Via Tramonto Palm Desert, CA	3.0	2.0	1910	$4,000	$2.09	45d	1	0.46mi
3253 Via Giorna Palm Desert, CA	2.0	2.0	1961	$4,500	$2.29	26d	1	0.47mi
4155 Via Mattina Palm Desert, CA	3.0	3.0	2278	$3,200	$1.40	7d	1	0.48mi
4155 Via Mattina Palm Desert, CA	3.0	3.0	2278	$3,200	$1.40	45d	1	0.48mi
4155 Via Mattina Unit 4155 Palm Desert, CA	2.0	3.0	2278	$3,500	$1.54	45d	1	0.48mi
4162 Via Mattina Palm Desert, CA	2.0	2.0	1867	$2,950	$1.58	14d	1	0.50mi
203 Serena Dr Palm Desert, CA	2.0	2.0	1303	$3,000	$2.30	4d	1	0.51mi
207 Serena Dr Palm Desert, CA	2.0	2.0	1584	$5,900	$3.72	45d	1	0.51mi
41 Don Quixote Dr Rancho Mirage, CA	3.0	2.0	1995	$3,600	$1.80	26d	1	0.54mi
222 Serena Dr Palm Desert, CA	2.0	2.5	2055	$6,300	$3.07	45d	1	0.55mi
221 Serena Dr Palm Desert, CA	2.0	2.0	1347	$5,500	$4.08	45d	1	0.56mi
223 Serena Dr Palm Desert, CA	3.0	2.0	1584	$4,800	$3.03	45d	1	0.56mi
223 Serena Dr Palm Desert, CA	3.0	2.0	1584	$4,800	$3.03	19d	1	0.56mi
311 Villena Way Palm Desert, CA	2.0	2.0	1653	$7,000	$4.23	26d	1	0.58mi
295 Cordoba Way Palm Desert, CA	2.0	2.0	1800	$6,000	$3.33	45d	1	0.58mi
41517 Armanac Ct Palm Desert, CA	3.0	2.0	1537	$3,400	$2.21	4d	1	0.59mi
314 Gran Via Ct Palm Desert, CA	2.0	1.5	1303	$4,700	$3.61	45d	1	0.59mi
21 Don Quixote Dr Rancho Mirage, CA	2.0	2.0	1270	$4,000	$3.15	26d	1	0.60mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: gym

Listing history 18 events

1. 2026-06-21
   days on market $611,900 Active 47 DOM
2. 2026-06-18
   days on market $611,900 Active 44 DOM
3. 2026-06-17
   days on market $611,900 Active 43 DOM
4. 2026-06-16
   days on market $611,900 Active 42 DOM
5. 2026-06-16
   price $611,900 Active 41 DOM
6. 2026-06-15
   days on market $630,000 Active 41 DOM
7. 2026-06-13
   days on market $630,000 Active 39 DOM
8. 2026-06-09
   days on market $630,000 Active 35 DOM
9. 2026-06-08
   days on market $630,000 Active 34 DOM
10. 2026-06-07
    days on market $630,000 Active 33 DOM
11. 2026-06-04
    days on market $630,000 Active 30 DOM
12. 2026-06-03
    days on market $630,000 Active 29 DOM
13. 2026-06-02
    days on market $630,000 Active 28 DOM
14. 2026-06-01
    days on market $630,000 Active 27 DOM
15. 2026-05-31
    days on market $630,000 Active 26 DOM
16. 2026-05-02
    listed $630,000 Active 1033-char remark
17. 1999-11-23
    soldstatus $167,000
18. 1989-09-12
    soldstatus $191,000

ⓘ 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: $3,802 · $317/mo
• Projected year-2 tax: $4,650 · $388/mo
• Expected delta: +$849/yr (+$71/mo · 22.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 20 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: $56,062
• − Mortgage interest: −$34,276
• − Property taxes: −$3,802
• − Insurance: −$3,060
• − Repairs & maintenance: −$4,485
• − Management: −$4,485
• − HOA: −$1,500
• − Depreciation: −$17,801
• Taxable loss: −$13,346
• Est. tax savings @ 24.0%: +$3,203
• After-tax cash flow: $624/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 — Palm Desert

• Score: 51/100
• State rank: #1050
• US rank: #25164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Desert, CA
• County: Riverside County · 2,287,001 people
• City population: 58,615
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 30,523
• Household income: $70,091
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1734.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 31% Two or more races 20% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 18% · Canada, South Korea, Vietnam
• Languages at home: 73% English-only · Spanish 22% French/Haitian/Cajun 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: ▼ -364.94%
• Current HPI: 294.9425
• Rent YoY: ▲ 1.60%
• 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

+220.4% since first listed

4 events — show timeline

• 2026-06-16 Price Changed $611,900 GPSMLS
• 2026-05-02 Listed $630,000 GPSMLS
• 1999-11-23 Sold (Public Records) $167,000 Public Records
• 1989-09-12 Sold (Public Records) $191,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $3,802 · +3.1% YoY. Source: county tax records.