74448 Nevada Cir E · Palm Desert, CA 92260

$349,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 24 Days on market

Built 1978 4,356 sqft lot Est $276k · 26% over $455/mo HOA · 15% of rent

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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).

• Cash flow +11.2/30.0
• Schools +3.8/10.0
• 1% rule +3.7/10.0
• DSCR +3.3/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Golf Course Gem in Portola Country Club - You Own the Land! Welcome to your own slice of desert paradise in the highly sought-after Portola Country Club! Ideally located at the end of a quiet cul-de-sac, this spacious manufactured home offers just over 1,600 square feet of comfortable living space in one of the community's most desirable locations -- with no neighbor immediately beside you for added privacy & tranquility. Set along a beautiful palm tree-lined golf course, this home enjoys stunning views of lush fairways, swaying palms, vibrant greenery & beautiful mountains that create a spectacular desert backdrop. Whether sipping morning coffee or unwinding at sunset, the scen

Key facts

• On-site storage
• Community clubhouse
• Sunroom

Tags

• SUNROOM
• STUDIO
• COMMUNITY POOLS
• COMMUNITY CLUBHOUSE
• ON-SITE STORAGE

Property features AI

Finance

• Other: Property is fee simple; CC&R and HOA disclosures available; Listing terms include cash or cash-to-new-loan; possession at close of escrow
• Financial info: HOA fees paid monthly
• HOA & community: Monthly HOA with community amenities; Association amenities include clubhouse, tennis courts, sport court, golf course, and RV parking; Senior community

Exterior

• Parking: Total of 4 parking spaces; 2 covered spaces (attached carport); 2 carport spaces
• Security: Located in a gated community; community security
• Utilities: Water provided by a water district (buyer to verify); Sewer connected and paid
• Home design: Detached double-wide mobile/manufactured home (Barrington by Fleetwood); Single-story, ground level with no unit above; Front door faces south; leisure areas face north; End unit
• Construction: Pier jacks / pillar/post/pier foundation; Year built per assessor
• Exterior features: Located on a cul-de-sac and on a golf course; Awning-covered, enclosed, covered patio; Block fencing; Accessory buildings; Premium lot; Community pool and in-ground community spa with safety gate

Interior

• Kitchen: Microwave; Dishwasher
• Bedrooms: Master suite with walk-in closet
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating fueled by natural gas; Central air conditioning and evaporative cooling
• Interior features: Blinds and drapes; Ground-level entry with no steps; Unfurnished
• Laundry & utility: Washer and dryer in an individual laundry room; Breakfast counter/bar and dining area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $349k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (12.9% below list).
• Recommended offer: $304k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: schools A-, 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.
• Market conditions: Rents rising (+1.6%/yr); 549 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $3,040/mo this rent would consume 52% 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 $2k of loan paydown is wiped out by about $10k 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 24 days — a 2% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $349k implies a 437% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $303,962 (12.9% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.87% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $276,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43155 Portola Ave #31	0.75mi	3/2.0 (+1)	1,248 (+8%)	19mo	$300,000	$240	30

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: -20.6%
• Equity multiple: 0.29×
• Total profit: $-69,140
• Equity at exit: $52,037

10-year hold

• IRR: -17.4%
• Equity multiple: 0.10×
• Total profit: $-87,486
• Equity at exit: $30,175

Cash invested: $97,720 (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: 549
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,040 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$104 /mo · $1,247/yr
• Insurance: −$145
• HOA: −$455
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $-133

Break-even live

Break-even rent $3,208

Max offer price $325,467

Occupancy floor 99%

Sensitivity live

Price	-10% $64	-5% $-34	+0% $-133	+5% $-232	+10% $-331
Rent	-10% $-373	-5% $-253	+0% $-133	+5% $-13	+10% $107
Rate	-1.0pp $43	-0.5pp $-44	base $-133	+0.5pp $-224	+1.0pp $-316

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74036 Mercury Cir W Palm Desert, CA	2.0	2.0	1440	$2,800	$1.94	44d	1	0.26mi
74350 Magnesia Falls Dr Unit 1 Palm Desert, CA	3.0	2.0	1200	$2,595	$2.16	12d	1	0.26mi
74401 Hovley Lane East Palm Desert, CA	1.0–3.0	1.0–2.0	1042	$2,671	$2.56	0d	22	0.34mi
235 Via Rengo Palm Desert, CA	2.0	2.0	1042	$2,600	$2.50	44d	1	0.36mi
255 Via Rengo Palm Desert, CA	2.0	2.0	1122	$2,600	$2.32	6d	1	0.37mi
255 Via Rengo Palm Desert, CA	2.0	2.0	1122	$2,700	$2.41	44d	1	0.37mi
74800 Sheryl Ave Unit 10-3 Palm Desert, CA	2.0	2.0	825	$1,950	$2.36	17d	1	0.50mi
42575 Cook St Palm Desert, CA	2.0	2.0	1050	$1,950	$1.86	25d	1	0.59mi
289 Castellana N Palm Desert, CA	2.0	2.0	1457	$3,000	$2.06	25d	1	0.70mi
43378 Martini Ct Unit B Palm Desert, CA	2.0	2.0	1028	$2,249	$2.19	23d	1	0.74mi
430 S Sierra Madre Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	0.77mi
259 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,200	$3.99	44d	1	0.84mi
74098 Goleta Ave Palm Desert, CA	2.0	2.0	893	$3,000	$3.36	5d	1	0.84mi
206 Lakecrest Ln Palm Desert, CA	2.0	2.0	1138	$2,300	$2.02	12d	1	0.84mi
257 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,300	$4.07	44d	1	0.84mi
280 Castellana S Palm Desert, CA	2.0	2.0	1303	$6,000	$4.60	44d	1	0.88mi
73760 Rancho Rd Unit 2 Palm Desert, CA	2.0	1.0	1150	$1,595	$1.39	13d	1	0.91mi
365 San Remo St Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	0.92mi
43376 Cook St Palm Desert, CA	1.0–2.0	1.0–2.0	854	$2,500	$2.93	44d	6	0.93mi
43376 Cook St Palm Desert, CA	2.0	2.0	1005	$2,248	$2.24	25d	4	0.93mi
43376 Cook St Palm Desert, CA	2.0	1.0–2.0	1005	$2,200	$2.19	6d	3	0.93mi
43376 Cook St Palm Desert, CA	2.0	1.0–2.0	1005	$2,200	$2.19	0d	2	0.93mi
43376 Cook St Palm Desert, CA	2.0	2.0	1005	$2,322	$2.31	6d	1	0.93mi
150 Willow Lake Dr Palm Desert, CA	2.0	2.0	1138	$2,500	$2.20	44d	1	0.94mi
72560 1/2 Santa Fe Trl Palm Desert, CA	2.0	1.0–2.0	840	$3,517	$4.19	0d	25	0.94mi
166 Wimbledon Ct Palm Desert, CA	2.0	2.0	1250	$3,200	$2.56	44d	1	0.95mi
191 Winterhaven Cir Palm Desert, CA	2.0	1.5	1250	$2,800	$2.24	44d	1	0.96mi
73866 Santa Rosa Way Unit B Palm Desert, CA	2.0	1.0	800	$1,750	$2.19	25d	1	0.98mi
74237 Catalina Way Palm Desert, CA	3.0	2.0	1344	$2,750	$2.05	23d	1	0.99mi
74237 Catalina Way Palm Desert, CA	3.0	2.0	1344	$2,695	$2.01	13d	1	0.99mi
1 Marbella Ln Palm Desert, CA	2.0	2.0	1080	$4,500	$4.17	44d	1	1.00mi
337 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,000	$3.84	44d	1	1.02mi
75250 Vista Huerto Palm Desert, CA	3.0	2.0	1184	$5,500	$4.65	25d	1	1.03mi
336 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	1.04mi
347 Gran Via Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	1.05mi
73740 Santa Rosa Way Unit 5 Palm Desert, CA	2.0	2.0	1000	$1,895	$1.90	6d	1	1.05mi
73740 Santa Rosa Way Unit 5 Palm Desert, CA	1.0	1.0	1000	$1,825	$1.82	25d	1	1.05mi
224 Castellana S Palm Desert, CA	2.0	2.0	1457	$5,300	$3.64	44d	1	1.06mi
280 Tolosa Cir Palm Desert, CA	2.0	2.0	1347	$6,000	$4.45	25d	1	1.08mi
280 Tolosa Cir Palm Desert, CA	2.0	2.0	1347	$6,000	$4.45	44d	1	1.08mi

HOA detail

• Monthly dues: $455 · $5,460/yr

Listing history 17 events

1. 2026-06-21
   days on market $349,000 Active 24 DOM
2. 2026-06-18
   days on market $349,000 Active 21 DOM
3. 2026-06-17
   days on market $349,000 Active 20 DOM
4. 2026-06-16
   days on market $349,000 Active 19 DOM
5. 2026-06-15
   days on market $349,000 Active 18 DOM
6. 2026-06-13
   days on market $349,000 Active 16 DOM
7. 2026-06-09
   days on market $349,000 Active 12 DOM
8. 2026-06-08
   days on market $349,000 Active 11 DOM
9. 2026-06-07
   days on market $349,000 Active 10 DOM
10. 2026-06-04
    days on market $349,000 Active 7 DOM
11. 2026-06-03
    days on market $349,000 Active 6 DOM
12. 2026-06-02
    days on market $349,000 Active 5 DOM
13. 2026-06-01
    days on market $349,000 Active 4 DOM
14. 2026-05-31
    days on market $349,000 Active 3 DOM
15. 2026-05-28
    listed $349,000 Active
16. 1994-03-31
    soldstatus $65,000
17. 1989-02-01
    soldstatus $50,000

ⓘ 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: $1,247 · $104/mo
• Projected year-2 tax: $2,652 · $221/mo
• Expected delta: +$1,406/yr (+$117/mo · 112.7%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,475
• − Mortgage interest: −$19,549
• − Property taxes: −$1,247
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,918
• − Management: −$2,918
• − HOA: −$5,460
• − Depreciation: −$10,153
• Taxable loss: −$7,515
• Est. tax savings @ 24.0%: +$1,804
• After-tax cash flow: $205/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

+598.0% since first listed

3 events — show timeline

• 2026-05-28 Listed $349,000 GPSMLS
• 1994-03-31 Sold (Public Records) $65,000 Public Records
• 1989-02-01 Sold (Public Records) $50,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,247 · +4.1% YoY. Source: county tax records.