69738 Campana Ct · Rancho Mirage, CA 92270

$219,000

1 bd · 1.0 ba · 780 sqft · Condo public records · 61 Days on market

Built 1975 $281/sqft · 17% below area Est $263k · 17% under $605/mo HOA · 25% 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 +15.0/15.0
• Cash flow +7.9/30.0
• 1% rule +5.9/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ideal opportunity to own a condo in Rancho Mirage on fee simple (not leased land) property with an improved price! Nestled in the idyllic and picturesque gated community known as Mountain View Villas. Beautiful lush green spaces, walking paths, and gorgeous landscaping throughout the property. Mountain views provide an atmosphere you will never want to leave! First time on the market in 20 years, this rare one bedroom property is spacious, light and comfortable in all seasons. This unit has had all mechanicals updated in last 2 years including AC, water heater and dish washer. The kitchen has a vintage feel and has an eating bar and adjacent space for dining. The living space is expansive, and the bedroom and closet are as well. The outdoor patio is private and opens to your covered parking space. Conveniently located off of Gerald Ford Dr, this property is minutes from Cotino, the New Storyliving by Disney development, and close to all shopping and amenities that Rancho Mirage has to offer, while also a short drive to downtown Palm Springs and the airport. Amenites included are five pools and spas, pickle ball and tennis courts and a club house with a party and meeting space, a small library and guest parking. This home has been lovingly enjoyed and it is time for a new owner to take the reins. Whether you are a seasonal visitor or a full time resident there is no better place to be for the price and amenities! HOA fees include: Internet/cable, Trash, Exterior and roof maintenance, Landscaping, Pools, Clubhouse, tennis and pickleball courts, gated entry.

Key facts

• Gated community
• Lush green spaces
• Mechanicals updated

Tags

• GATED COMMUNITY
• LUSH GREEN SPACES
• WALKING PATHS
• GORGEOUS LANDSCAPING
• MOUNTAIN VIEWS
• MECHANICALS UPDATED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (19.0% below list).
• Meets the 1% rule at list price ($2k rent vs $219k).
• Recommended offer: $177k (19.0% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 3.0% in Rancho Mirage — 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 (#1,065 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: amenities F, commute F, cost of living 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.
• Zoned schools: Cathedral City Elementary (math 12% / reading 24%, grade F, #1,322 of 1,571 statewide, top 85%, 653 students, 98% FRL); Nellie N. Coffman Middle (953 students, 98% FRL); Cathedral City High (math 25% / reading 61%, grade F, #460 of 1,170 statewide, top 40%, 1,395 students, 98% FRL) — zoned schools average 98% FRL vs 73% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 532 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $7k 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 61 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago 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 $176k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• 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 $177,418 (19.0% 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 61 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.09% ✓
• Cap rate: 5.00%
• Cash-on-cash: -4.61%
• DSCR: 0.80
• GRM: 7.7

CMA / ARV

• ARV (median comp): $263,082
• List price: $219,000
• Delta: -16.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.21×
• Total profit: $-48,330
• Equity at exit: $32,654

10-year hold

• IRR: -14.1%
• Equity multiple: 0.14×
• Total profit: $-52,482
• Equity at exit: $18,935

Cash invested: $61,320 (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 92270

• Rents YoY: 3.7%
• Active inventory: 532
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,385 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$275 /mo · $3,302/yr
• Insurance: −$91
• HOA: −$605
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-235

Break-even live

Break-even rent $2,683

Max offer price $177,418

Occupancy floor —

Sensitivity live

Price	-10% $-111	-5% $-173	+0% $-235	+5% $-297	+10% $-359
Rent	-10% $-424	-5% $-330	+0% $-235	+5% $-141	+10% $-47
Rate	-1.0pp $-125	-0.5pp $-180	base $-235	+0.5pp $-292	+1.0pp $-350

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	20d	1	0.65mi
35615 Paseo Circulo E Cathedral City, CA	1.0	2.0	1029	$2,250	$2.19	45d	1	0.79mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	23d	1	0.83mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	20d	1	0.83mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	45d	1	0.97mi
310 Forest Hills Dr Rancho Mirage, CA	1.0	1.5	1049	$2,200	$2.10	45d	1	1.18mi
69333 E Palm Canyon Dr Spc 176 Cathedral City, CA	1.0	1.0	560	$1,500	$2.68	1d	1	1.20mi
468 Sunningdale Dr Rancho Mirage, CA	1.0	2.0	1049	$2,800	$2.67	26d	1	1.32mi
37700 Van Fleet St Unit 3 Cathedral City, CA	1.0	1.0	525	$1,395	$2.66	45d	1	1.39mi
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	45d	1	1.41mi
422 Forest Hills Dr Rancho Mirage, CA	1.0	1.5	1049	$3,500	$3.34	45d	1	1.41mi
37111 Cathedral Canyon Dr Unit A Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	26d	1	1.45mi
37111 Cathedral Canyon Dr Unit 2 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	23d	1	1.45mi
37111 Cathedral Canyon Dr Unit B Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	4d	1	1.45mi
68460 Kings Rd Unit 3 Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	4d	1	1.48mi
68460 Kings Rd Unit C Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	23d	1	1.48mi
37112 Palo Verde Dr Unit 4 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	4d	1	1.49mi
37112 Palo Verde Dr Unit 3 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	23d	1	1.49mi
37112 Palo Verde Dr Unit 4 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	26d	1	1.49mi
37156 Palo Verde Dr Unit 5 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	23d	1	1.50mi
37156 Palo Verde Dr Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	4d	1	1.50mi
37156 Palo Verde Dr Unit D Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	26d	1	1.50mi

HOA detail condo

• Monthly dues: $605 · $7,260/yr
• Likely covers: watertrashinternetcablelandscapingroofpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-05-08
   status Pending 1581-char remark

   Show marketing remark (1581 chars)

   Ideal opportunity to own a condo in Rancho Mirage on fee simple (not leased land) property with an improved price! Nestled in the idyllic and picturesque gated community known as Mountain View Villas. Beautiful lush green spaces, walking paths, and gorgeous landscaping throughout the property. Mountain views provide an atmosphere you will never want to leave! First time on the market in 20 years, this rare one bedroom property is spacious, light and comfortable in all seasons. This unit has had all mechanicals updated in last 2 years including AC, water heater and dish washer. The kitchen has a vintage feel and has an eating bar and adjacent space for dining. The living space is expansive, and the bedroom and closet are as well. The outdoor patio is private and opens to your covered parking space. Conveniently located off of Gerald Ford Dr, this property is minutes from Cotino, the New Storyliving by Disney development, and close to all shopping and amenities that Rancho Mirage has to offer, while also a short drive to downtown Palm Springs and the airport. Amenites included are five pools and spas, pickle ball and tennis courts and a club house with a party and meeting space, a small library and guest parking. This home has been lovingly enjoyed and it is time for a new owner to take the reins. Whether you are a seasonal visitor or a full time resident there is no better place to be for the price and amenities! HOA fees include: Internet/cable, Trash, Exterior and roof maintenance, Landscaping, Pools, Clubhouse, tennis and pickleball courts, gated entry.

2. 2026-04-24
   price $219,000 1581-char remark

   Show marketing remark (1581 chars)

   Ideal opportunity to own a condo in Rancho Mirage on fee simple (not leased land) property with an improved price! Nestled in the idyllic and picturesque gated community known as Mountain View Villas. Beautiful lush green spaces, walking paths, and gorgeous landscaping throughout the property. Mountain views provide an atmosphere you will never want to leave! First time on the market in 20 years, this rare one bedroom property is spacious, light and comfortable in all seasons. This unit has had all mechanicals updated in last 2 years including AC, water heater and dish washer. The kitchen has a vintage feel and has an eating bar and adjacent space for dining. The living space is expansive, and the bedroom and closet are as well. The outdoor patio is private and opens to your covered parking space. Conveniently located off of Gerald Ford Dr, this property is minutes from Cotino, the New Storyliving by Disney development, and close to all shopping and amenities that Rancho Mirage has to offer, while also a short drive to downtown Palm Springs and the airport. Amenites included are five pools and spas, pickle ball and tennis courts and a club house with a party and meeting space, a small library and guest parking. This home has been lovingly enjoyed and it is time for a new owner to take the reins. Whether you are a seasonal visitor or a full time resident there is no better place to be for the price and amenities! HOA fees include: Internet/cable, Trash, Exterior and roof maintenance, Landscaping, Pools, Clubhouse, tennis and pickleball courts, gated entry.

3. 2026-03-06
   listed $230,000 Active 1581-char remark

   Show marketing remark (1581 chars)

   Ideal opportunity to own a condo in Rancho Mirage on fee simple (not leased land) property with an improved price! Nestled in the idyllic and picturesque gated community known as Mountain View Villas. Beautiful lush green spaces, walking paths, and gorgeous landscaping throughout the property. Mountain views provide an atmosphere you will never want to leave! First time on the market in 20 years, this rare one bedroom property is spacious, light and comfortable in all seasons. This unit has had all mechanicals updated in last 2 years including AC, water heater and dish washer. The kitchen has a vintage feel and has an eating bar and adjacent space for dining. The living space is expansive, and the bedroom and closet are as well. The outdoor patio is private and opens to your covered parking space. Conveniently located off of Gerald Ford Dr, this property is minutes from Cotino, the New Storyliving by Disney development, and close to all shopping and amenities that Rancho Mirage has to offer, while also a short drive to downtown Palm Springs and the airport. Amenites included are five pools and spas, pickle ball and tennis courts and a club house with a party and meeting space, a small library and guest parking. This home has been lovingly enjoyed and it is time for a new owner to take the reins. Whether you are a seasonal visitor or a full time resident there is no better place to be for the price and amenities! HOA fees include: Internet/cable, Trash, Exterior and roof maintenance, Landscaping, Pools, Clubhouse, tennis and pickleball courts, gated entry.

4. 2006-06-07
   soldstatus $176,000
5. 2006-06-05
   historical
6. 2006-04-18
   listed $179,000
7. 2005-09-21
   historical
8. 2005-08-09
   listed $195,000
9. 1998-08-14
   soldstatus $45,000

ⓘ 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: $3,302 · $275/mo
• Projected year-2 tax: $3,302 · $275/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 X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°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: $28,625
• − Mortgage interest: −$12,267
• − Property taxes: −$3,302
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,290
• − Management: −$2,290
• − HOA: −$7,260
• − Depreciation: −$6,371
• Taxable loss: −$6,250
• Est. tax savings @ 24.0%: +$1,500
• After-tax cash flow: $-1,325/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 — Rancho Mirage

• Score: 51/100
• State rank: #1065
• US rank: #25255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Mirage, CA
• County: Riverside County · 2,287,001 people
• City population: 17,563
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 17,563
• Household income: $107,364
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 498.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, South Korea, China
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -210.99%
• Current HPI: 282.2957
• Rent YoY: ▲ 3.72%
• 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

+386.7% since first listed

9 events — show timeline

• 2026-05-08 Pending — GPSMLS
• 2026-04-24 Price Changed $219,000 GPSMLS
• 2026-03-06 Listed $230,000 GPSMLS
• 2006-06-07 Sold (Public Records) $176,000 Public Records
• 2006-06-05 Listing Removed — GPSMLS
• 2006-04-18 Listed $179,000 GPSMLS
• 2005-09-21 Listing Removed — GPSMLS
• 2005-08-09 Listed $195,000 GPSMLS
• 1998-08-14 Sold (Public Records) $45,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $3,302 · +0.4% YoY. Source: county tax records.