9643 Spyglass Ave · Desert Hot Springs, CA 92240

$94,000

1 bd · 1.0 ba · 565 sqft · Condo · 35 Days on market

Built 1984 Poor condition

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

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +3.6/30.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

COUNTRY CLUB LIFE AT AN AFFORDABLE PRICE! This immaculate 2 bedroom is hitting the market. Located in beautiful Mission Lakes Country Club, this condo offers many amenities such as. .. Unlimited Golf for Owners, Fine Dining , Sand Wedge Café (open daily at 6:30 a. m. ), Banquet and Meeting Rooms, Social Events, Semi-Private 18-hole Championship Ted Robinson designed Golf Course, Fully stocked Golf Shop, Wellness Center/Fitness Classes, Lighted Tennis and Pickle Ball Courts, Riviera-style Pool and Hot Spas, The Inn at Mission Lakes accommodates guests. Don't miss this one!

Key facts

• Fitness center
• Clubhouse
• Tennis courts

Tags

• COMMUNITY POOLS
• FITNESS CENTER
• TENNIS COURTS
• ON-SITE LAUNDRY FACILITIES
• CLUBHOUSE
• FIRE PITS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $94k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.
• Cap rate 2.7% vs local median 4.0% in Desert Hot Springs — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 49/100 on livability (#1,149 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D+, schools F, amenities 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: Rents rising (+3.7%/yr); 515 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 35% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y ago; this cycle's ask has dropped $86k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 56% of rent.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,180 (3.0% 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 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.70% ✓
• Cap rate: 2.72%
• Cash-on-cash: -12.76%
• DSCR: 0.43
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.66% rent growth · sell at horizon

5-year hold

• IRR: -36.6%
• Equity multiple: -0.19×
• Total profit: $-31,416
• Equity at exit: $14,016

10-year hold

• IRR: -35.0%
• Equity multiple: -0.65×
• Total profit: $-43,551
• Equity at exit: $8,127

Cash invested: $26,320 (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 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 515
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$118 /mo · $1,410/yr
• Insurance: −$39
• HOA est. from 2 same-building comps: −$890
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-280

Break-even live

Break-even rent $1,949

Max offer price $53,511

Occupancy floor —

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9647 Spyglass Ave Desert Hot Springs, CA	1.0	1.0	565	$1,500	$2.65	24d	1	0.05mi
9647 Spyglass Ave Desert Hot Springs, CA	1.0	1.0	565	$1,500	$2.65	3d	1	0.05mi
64281 Spyglass Ave Desert Hot Springs, CA	1.0	1.0	565	$1,875	$3.32	23d	1	0.15mi
64281 Spyglass Ave Desert Hot Springs, CA	1.0	1.0	565	$1,700	$3.01	18d	3	0.15mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-15
   days on market $94,000 Active 35 DOM
2. 2026-06-13
   days on market $94,000 Active 33 DOM
3. 2026-06-13
   days on market $94,000 Active 32 DOM
4. 2026-06-09
   days on market $94,000 Active 29 DOM
5. 2026-06-08
   days on market $94,000 Active 28 DOM
6. 2026-06-07
   days on market $94,000 Active 27 DOM
7. 2026-06-04
   days on market $94,000 Active 24 DOM
8. 2026-06-03
   days on market $94,000 Active 23 DOM
9. 2026-06-02
   days on market $94,000 Active 22 DOM
10. 2026-06-01
    days on market $94,000 Active 21 DOM
11. 2026-05-31
    days on market $94,000 Active 20 DOM
12. 2026-05-12
    listed $94,000 Active 1089-char remark
13. 2023-06-05
    soldstatus $150,000 Closed Sale 585-char remark

    Show marketing remark (585 chars)

    COUNTRY CLUB LIFE AT AN AFFORDABLE PRICE! This immaculate 2 bedroom is hitting the market. Located in beautiful Mission Lakes Country Club, this condo offers many amenities such as. .. Unlimited Golf for Owners, Fine Dining , Sand Wedge Café (open daily at 6:30 a. m. ), Banquet and Meeting Rooms, Social Events, Semi-Private 18-hole Championship Ted Robinson designed Golf Course, Fully stocked Golf Shop, Wellness Center/Fitness Classes, Lighted Tennis and Pickle Ball Courts, Riviera-style Pool and Hot Spas, The Inn at Mission Lakes accommodates guests. Don't miss this one!

14. 2023-05-09
    status Pending Sale 585-char remark

    Show marketing remark (585 chars)

    COUNTRY CLUB LIFE AT AN AFFORDABLE PRICE! This immaculate 2 bedroom is hitting the market. Located in beautiful Mission Lakes Country Club, this condo offers many amenities such as. .. Unlimited Golf for Owners, Fine Dining , Sand Wedge Café (open daily at 6:30 a. m. ), Banquet and Meeting Rooms, Social Events, Semi-Private 18-hole Championship Ted Robinson designed Golf Course, Fully stocked Golf Shop, Wellness Center/Fitness Classes, Lighted Tennis and Pickle Ball Courts, Riviera-style Pool and Hot Spas, The Inn at Mission Lakes accommodates guests. Don't miss this one!

15. 2023-04-16
    historical Active Under Contract 585-char remark

    Show marketing remark (585 chars)

    COUNTRY CLUB LIFE AT AN AFFORDABLE PRICE! This immaculate 2 bedroom is hitting the market. Located in beautiful Mission Lakes Country Club, this condo offers many amenities such as. .. Unlimited Golf for Owners, Fine Dining , Sand Wedge Café (open daily at 6:30 a. m. ), Banquet and Meeting Rooms, Social Events, Semi-Private 18-hole Championship Ted Robinson designed Golf Course, Fully stocked Golf Shop, Wellness Center/Fitness Classes, Lighted Tennis and Pickle Ball Courts, Riviera-style Pool and Hot Spas, The Inn at Mission Lakes accommodates guests. Don't miss this one!

16. 2023-03-17
    listed $179,900 Active 585-char remark

    Show marketing remark (585 chars)

    COUNTRY CLUB LIFE AT AN AFFORDABLE PRICE! This immaculate 2 bedroom is hitting the market. Located in beautiful Mission Lakes Country Club, this condo offers many amenities such as. .. Unlimited Golf for Owners, Fine Dining , Sand Wedge Café (open daily at 6:30 a. m. ), Banquet and Meeting Rooms, Social Events, Semi-Private 18-hole Championship Ted Robinson designed Golf Course, Fully stocked Golf Shop, Wellness Center/Fitness Classes, Lighted Tennis and Pickle Ball Courts, Riviera-style Pool and Hot Spas, The Inn at Mission Lakes accommodates guests. Don't miss this one!

17. 2007-07-15
    historical
18. 2006-01-27
    listed $104,000
19. 2000-02-20
    historical
20. 1999-09-10
    listed $59,900
21. 1998-12-01
    historical
22. 1998-08-25
    listed $42,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥110°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,136
• − Mortgage interest: −$5,265
• − Property taxes: −$1,410
• − Insurance: −$470
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − HOA: −$10,680
• − Depreciation: −$2,735
• Taxable loss: −$4,486
• Est. tax savings @ 24.0%: +$1,077
• After-tax cash flow: $-2,281/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates, including major work on the paint, flooring, windows, and HVAC. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major Paint — Paint appears chipped and worn
• Major Flooring — Hardwood flooring appears worn
• Major Windows — Windows appear old and possibly leaky
• Major HVAC — No photos of HVAC

Value-add opportunities

• Both Paint — Fresh paint can improve the home's appearance and value
• Both Flooring — New flooring can enhance the home's appeal and value
• Both Windows — New windows can improve energy efficiency and curb appeal
• Both HVAC — Upgraded HVAC can improve comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears chipped and worn	Major	$15,000–50,000
Flooring · Hardwood flooring appears worn	Major	$15,000–50,000
Windows · Windows appear old and possibly leaky	Major	$15,000–50,000
HVAC · No photos of HVAC	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint — Fresh paint can improve the home's appearance and value ↑
• Both Flooring — New flooring can enhance the home's appeal and value ↑
• Both Windows — New windows can improve energy efficiency and curb appeal ↑
• Both HVAC — Upgraded HVAC can improve comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Desert Hot Springs

• Score: 49/100
• State rank: #1149
• US rank: #25774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Riverside County · 2,287,001 people
• City population: 41,615
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 41,615
• Household income: $54,023
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2095.0

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 Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 23% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 47% English-only · Spanish 50% Russian/Polish/Slavic 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: ▼ -102.10%
• Current HPI: 418.4691
• Rent YoY: ▲ 3.66%
• 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

+257.1% since first listed

10 events — show timeline

• 2023-06-05 Sold (MLS) $150,000 CRMLS
• 2023-05-09 Pending — CRMLS
• 2023-04-16 Contingent — CRMLS
• 2023-03-17 Listed $179,900 CRMLS
• 2007-07-15 Listing Removed — GPSMLS
• 2006-01-27 Listed $104,000 GPSMLS
• 2000-02-20 Listing Removed — GPSMLS
• 1999-09-10 Listed $59,900 GPSMLS
• 1998-12-01 Listing Removed — GPSMLS
• 1998-08-25 Listed $42,000 GPSMLS