1900 E Baristo Rd · Palm Springs, CA 92262

$1,275,000

56 bd · 63.0 ba · 5,231 sqft · MultiFamily · 111 Days on market

Built 1970 0.27 ac lot $244/sqft · 20% below area Est $1585k · 20% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Baristo Apartments is a 7-unit multifamily investment property located at 1900 E Baristo Road in Palm Springs, California. Situated on a corner lot at the intersection of Baristo Road and S. Saturmino Drive, the property is located within the desirable Sunrise Park submarket of Palm Springs. Built in 1970, the property consists of approximately 5,231 square feet of rentable building area situated on a 11,761 square foot R-2 zoned lot. The unit mix includes one studio, five one-bedroom / one-bathroom units, and one three-bedroom / two-and-a-half-bathroom unit. The property offers 7 open parking spaces, a community pool and a shared laundry room. Units 1 and 6 feature individual in-unit washer and dryer hookups. The property benefits from its proximity to Palm Springs High School, the public library, downtown Palm Springs retail and Dining, and Palm Springs International Airport. The surrounding area is characterized by established residential neighborhoods, strong year-round rental demand, and Palm Springs’ continued appeal as a resort destination and short-term rental market (subject to local regulations). The corner lot positioning provides added visibility, access, and overall curb appeal. 1900 E Baristo Road presents investors with the opportunity to acquire a well-located, income-producing asset within one of Southern California’s most established resort markets. Please do not Disturb Tenants, Walk and/or Talk to Anyone at the Property. For Further Information, Please Contact the Listing Agents.

Key facts

• Community pool
• Resort destination
• Overall curb appeal

Tags

• CORNER LOT
• COMMUNITY POOL
• PROXIMITY TO PUBLIC LIBRARY
• RESORT DESTINATION
• SHORT-TERM RENTAL MARKET
• OVERALL CURB APPEAL

What this means for you Summary

Snapshot

• This is a 7 × 8-bed/9.0-bath units multifamily listed at $1.27M.

Deal economics

• At list price, monthly cash flow is $9k ($103k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.27M).
• Recommended offer: $1.16M (9.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 2.7% in Palm Springs — 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 66/100 on livability (#348 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: crime F, cost of living F, health & safety 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: Cahuilla Elementary (421 students, 93% FRL); Raymond Cree Middle (708 students, 98% FRL); Palm Springs High (math 30% / reading 51%, grade F, #508 of 1,170 statewide, top 44%, 1,584 students, 97% FRL) — zoned schools average 96% FRL vs 73% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 660 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $21,501/mo this rent would consume 360% of the median local household income ($72k/yr) (locally 1866% 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 $9k of loan paydown is wiped out by about $38k 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.
• At projected returns (-3.0% appreciation + 0.5% rent growth), your $357k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($1.16M) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y 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 $1.00M; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,160,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.69% ✓
• Cap rate: 14.35%
• Cash-on-cash: 28.76%
• DSCR: 2.28
• GRM: 4.9

CMA / ARV

• ARV (median comp): $1,585,373
• List price: $1,275,000
• Delta: -19.58%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.46% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 1.80×
• Total profit: $284,917
• Equity at exit: $190,107

10-year hold

• IRR: 26.7%
• Equity multiple: 3.08×
• Total profit: $741,269
• Equity at exit: $110,239

Cash invested: $357,000 (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 92262

• Rents YoY: 0.5%
• Active inventory: 660
• Price-to-rent: 34.6×

Monthly cashflow live

• Estimated rent: $21,501 medium
• Mortgage (P&I): −$6,686
• Tax from tax record: −$1,211 /mo · $14,531/yr
• Insurance: −$531
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,515
• Net cashflow: $8,557

Break-even live

Break-even rent $10,669

Max offer price $1,275,000

Occupancy floor 55%

Sensitivity live

Price	-10% $9,279	-5% $8,918	+0% $8,557	+5% $8,197	+10% $7,836
Rent	-10% $6,859	-5% $7,708	+0% $8,557	+5% $9,407	+10% $10,256
Rate	-1.0pp $9,199	-0.5pp $8,882	base $8,557	+0.5pp $8,227	+1.0pp $7,891

7-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 7× units	8	9	$21,504
Total (7 units)			$21,501

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: $318,750
• Closing costs: $38,250
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-21
   days on market $1,275,000 Active 111 DOM
2. 2026-06-18
   days on market $1,275,000 Active 108 DOM
3. 2026-06-17
   days on market $1,275,000 Active 107 DOM
4. 2026-06-16
   days on market $1,275,000 Active 106 DOM
5. 2026-06-15
   days on market $1,275,000 Active 105 DOM
6. 2026-06-13
   days on market $1,275,000 Active 103 DOM
7. 2026-06-13
   days on market $1,275,000 Active 102 DOM
8. 2026-06-09
   days on market $1,275,000 Active 99 DOM
9. 2026-06-08
   days on market $1,275,000 Active 98 DOM
10. 2026-06-07
    days on market $1,275,000 Active 97 DOM
11. 2026-06-04
    days on market $1,275,000 Active 94 DOM
12. 2026-06-03
    days on market $1,275,000 Active 93 DOM
13. 2026-06-02
    days on market $1,275,000 Active 92 DOM
14. 2026-06-01
    days on market $1,275,000 Active 91 DOM
15. 2026-05-31
    days on market $1,275,000 Active 90 DOM
16. 2026-04-06
    price $1,275,000 1544-char remark

    Show marketing remark (1544 chars)

    Baristo Apartments is a 7-unit multifamily investment property located at 1900 E Baristo Road in Palm Springs, California. Situated on a corner lot at the intersection of Baristo Road and S. Saturmino Drive, the property is located within the desirable Sunrise Park submarket of Palm Springs. Built in 1970, the property consists of approximately 5,231 square feet of rentable building area situated on a 11,761 square foot R-2 zoned lot. The unit mix includes one studio, five one-bedroom / one-bathroom units, and one three-bedroom / two-and-a-half-bathroom unit. The property offers 7 open parking spaces, a community pool and a shared laundry room. Units 1 and 6 feature individual in-unit washer and dryer hookups. The property benefits from its proximity to Palm Springs High School, the public library, downtown Palm Springs retail and Dining, and Palm Springs International Airport. The surrounding area is characterized by established residential neighborhoods, strong year-round rental demand, and Palm Springs’ continued appeal as a resort destination and short-term rental market (subject to local regulations). The corner lot positioning provides added visibility, access, and overall curb appeal. 1900 E Baristo Road presents investors with the opportunity to acquire a well-located, income-producing asset within one of Southern California’s most established resort markets. Please do not Disturb Tenants, Walk and/or Talk to Anyone at the Property. For Further Information, Please Contact the Listing Agents.

17. 2026-03-02
    listed $1,300,000 Active 1544-char remark

    Show marketing remark (1544 chars)

    Baristo Apartments is a 7-unit multifamily investment property located at 1900 E Baristo Road in Palm Springs, California. Situated on a corner lot at the intersection of Baristo Road and S. Saturmino Drive, the property is located within the desirable Sunrise Park submarket of Palm Springs. Built in 1970, the property consists of approximately 5,231 square feet of rentable building area situated on a 11,761 square foot R-2 zoned lot. The unit mix includes one studio, five one-bedroom / one-bathroom units, and one three-bedroom / two-and-a-half-bathroom unit. The property offers 7 open parking spaces, a community pool and a shared laundry room. Units 1 and 6 feature individual in-unit washer and dryer hookups. The property benefits from its proximity to Palm Springs High School, the public library, downtown Palm Springs retail and Dining, and Palm Springs International Airport. The surrounding area is characterized by established residential neighborhoods, strong year-round rental demand, and Palm Springs’ continued appeal as a resort destination and short-term rental market (subject to local regulations). The corner lot positioning provides added visibility, access, and overall curb appeal. 1900 E Baristo Road presents investors with the opportunity to acquire a well-located, income-producing asset within one of Southern California’s most established resort markets. Please do not Disturb Tenants, Walk and/or Talk to Anyone at the Property. For Further Information, Please Contact the Listing Agents.

18. 2020-08-11
    soldstatus $1,000,000
19. 2020-08-01
    historical
20. 2020-01-28
    listed $1,095,000
21. 2013-07-24
    soldstatus $652,000 Closed
22. 2013-07-24
    soldstatus $652,000 Closed
23. 2013-07-24
    soldstatus $652,000
24. 2013-07-23
    status Pending
25. 2013-05-14
    status Backup Offers Accepted
26. 2013-03-28
    price $679,000
27. 2012-10-07
    listed $695,000 Active
28. 2008-05-01
    historical
29. 2007-06-11
    listed $899,000
30. 2007-05-03
    historical
31. 2006-11-27
    listed $925,000
32. 2006-10-27
    historical
33. 2006-05-01
    listed $925,000
34. 2005-12-30
    historical
35. 2005-06-18
    listed $1,075,876
36. 2004-07-27
    soldstatus $925,000
37. 2004-06-02
    historical
38. 2004-05-28
    listed $949,999
39. 2004-04-13
    historical
40. 2004-01-09
    listed $995,000
41. 2002-07-12
    soldstatus $625,000
42. 2001-07-27
    soldstatus $348,000

ⓘ 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: $14,531 · $1,211/mo
• Projected year-2 tax: $14,531 · $1,211/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $258,012
• − Mortgage interest: −$71,420
• − Property taxes: −$14,531
• − Insurance: −$6,375
• − Repairs & maintenance: −$20,641
• − Management: −$20,641
• − Depreciation: −$37,091
• Taxable income: $87,313
• Est. tax owed @ 24.0%: −$20,955
• After-tax cash flow: $81,733/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 — Palm Springs

• Score: 66/100
• State rank: #348
• US rank: #11850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, CA
• County: Riverside County · 2,287,001 people
• City population: 46,786
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 26,887
• Household income: $71,672
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 1866.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Hispanic / Latino 27% Two or more races 13% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 2%
• Foreign-born: 17% · Canada, China
• Languages at home: 75% English-only · Spanish 19% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -1082.67%
• Current HPI: 434.0524
• Rent YoY: ▲ 0.46%
• 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

+266.4% since first listed

27 events — show timeline

• 2026-04-06 Price Changed $1,275,000 CRMLS
• 2026-03-02 Listed $1,300,000 CRMLS
• 2020-08-11 Sold (Public Records) $1,000,000 Public Records
• 2020-08-01 Listing Removed — SDMLS
• 2020-01-28 Listed $1,095,000 SDMLS
• 2013-07-24 Sold (Public Records) $652,000 Public Records
• 2013-07-24 Sold (MLS) $652,000 GPSMLS
• 2013-07-24 Sold (MLS) $652,000 GPSMLS
• 2013-07-23 Pending — GPSMLS
• 2013-05-14 Pending — GPSMLS
• 2013-03-28 Price Changed $679,000 GPSMLS
• 2012-10-07 Listed $695,000 GPSMLS
• 2008-05-01 Listing Removed — GPSMLS
• 2007-06-11 Listed $899,000 GPSMLS
• 2007-05-03 Listing Removed — GPSMLS
• 2006-11-27 Listed $925,000 GPSMLS
• 2006-10-27 Listing Removed — GPSMLS
• 2006-05-01 Listed $925,000 GPSMLS
• 2005-12-30 Listing Removed — GPSMLS
• 2005-06-18 Listed $1,075,876 GPSMLS
• 2004-07-27 Sold (Public Records) $925,000 Public Records
• 2004-06-02 Listing Removed — GPSMLS
• 2004-05-28 Listed $949,999 GPSMLS
• 2004-04-13 Listing Removed — GPSMLS
• 2004-01-09 Listed $995,000 GPSMLS
• 2002-07-12 Sold (Public Records) $625,000 Public Records
• 2001-07-27 Sold (Public Records) $348,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $14,531 · -2.3% YoY. Source: county tax records.