613 Desert West Dr · Rancho Mirage, CA 92270

$499,000

2 bd · 2.0 ba · 1,984 sqft · Condo public records · 70 Days on market

Built 1977 $252/sqft · 10% below area Est $557k · 10% under $707/mo HOA · 17% 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 +12.2/15.0
• Cash flow +7.7/30.0
• 1% rule +3.5/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderfully updated 2 Bedroom, 2 Bath plus a bonus room which can be used as an additional bedroom, however, being used as a den/office area. Located in Mission Hills Country Club near the 8th hole of the Dinah Shore Course. Beautiful panoramic mountain views to the west. The home features a private patio with built-in BBQ, new Alumawood patio cover with just steps to the community pool. The home showcases vaulted ceilings, wet bar with new fridge for that effortless entertaining, updated primary and guest bathrooms, kitchen remodel, new kitchen fridge with that fabulous craft ice maker, Silhouette motorized & programmable blinds in the primary bedroom, all new double paned windows and sliders throughout, new shelf built-ins in living room and den plus many more additional upgrades. Come visit this spectacular condo- great for a second home or investment property. OPEN HOUSE: Sunday April 25, 2026 - 12 PM - 2PM

Key facts

• Wet bar
• Community pool
• Private patio

Tags

• PRIVATE PATIO
• BUILT-IN BBQ
• COMMUNITY POOL
• PANORAMIC MOUNTAIN VIEWS
• WET BAR
• KITCHEN REMODEL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $499k.

Deal economics

• At list price, monthly cash flow is $-583 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $396k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $422k (15.3% below list).
• Recommended offer: $396k (20.6% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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.
• Market conditions: Rents rising (+3.7%/yr); 529 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $4,225/mo this rent would consume 47% of the median local household income ($107k/yr) (locally 498% 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 $3k of loan paydown is wiped out by about $15k 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 70 days — a 6% lower offer ($469k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $50k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; list at $499k implies a 127% 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 $396,061 (20.6% 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 70 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — 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: 0.85% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.00%
• DSCR: 0.78
• GRM: 9.8

CMA / ARV

• ARV (median comp): $556,678
• List price: $499,000
• Delta: -10.36%
• 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: -23.8%
• Equity multiple: 0.18×
• Total profit: $-114,537
• Equity at exit: $74,403

10-year hold

• IRR: -16.5%
• Equity multiple: 0.05×
• Total profit: $-133,253
• Equity at exit: $43,144

Cash invested: $139,720 (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 92270

• Rents YoY: 3.7%
• Active inventory: 529
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $4,225 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$389 /mo · $4,663/yr
• Insurance: −$208
• HOA: −$707
• Vacancy / Maint / Mgmt: −$887
• Net cashflow: $-583

Break-even live

Break-even rent $4,962

Max offer price $396,061

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
624 Hospitality Dr Rancho Mirage, CA	2.0	2.0	2000	$3,295	$1.65	43d	1	0.12mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	43d	1	0.46mi
107 Racquet Club Dr Rancho Mirage, CA	2.0	2.0	1488	$4,500	$3.02	43d	1	0.54mi
118 Racquet Club Dr Rancho Mirage, CA	2.0	2.0	1488	$2,900	$1.95	43d	1	0.59mi
24 Via Las Flores Rancho Mirage, CA	2.0	2.0	2331	$6,500	$2.79	43d	1	0.63mi
522 Desert West Dr Rancho Mirage, CA	2.0	2.0	1984	$4,500	$2.27	43d	1	0.63mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	43d	1	0.64mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	43d	1	0.67mi
507 Desert West Dr Rancho Mirage, CA	3.0	2.0	2265	$8,500	$3.75	43d	1	0.70mi
343 Forest Hills Dr Rancho Mirage, CA	2.0	2.0	1535	$4,500	$2.93	43d	1	0.70mi
343 Forest Hills Dr Rancho Mirage, CA	2.0	2.0	1535	$4,500	$2.93	17d	1	0.70mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	43d	1	0.72mi
714 Inverness Dr Rancho Mirage, CA	3.0	3.0	2227	$3,500	$1.57	43d	1	0.73mi
253 Loch Lomond Rd Rancho Mirage, CA	3.0	4.0	2452	$11,900	$4.85	43d	1	0.73mi
415 Forest Hills Dr Rancho Mirage, CA	2.0	2.0	1535	$3,300	$2.15	43d	1	0.78mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	4d	1	0.78mi
88 Via Las Flores Rancho Mirage, CA	3.0	2.5	2333	$5,000	$2.14	43d	1	0.80mi
464 Sunningdale Dr Rancho Mirage, CA	3.0	3.0	1751	$6,000	$3.43	43d	1	0.84mi
462 Sunningdale Dr Rancho Mirage, CA	2.0	2.0	1547	$3,750	$2.42	43d	1	0.85mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	12d	1	0.86mi
426 Forest Hills Dr Rancho Mirage, CA	2.0	2.0	1535	$3,600	$2.35	24d	1	0.86mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	24d	1	0.88mi
436 Sunningdale Dr Rancho Mirage, CA	2.0	2.0	1535	$4,000	$2.61	43d	1	0.88mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	43d	1	0.92mi
8 Mission Ct Rancho Mirage, CA	2.0	2.0	1540	$2,500	$1.62	18d	1	0.94mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	43d	1	0.94mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	2d	1	0.94mi
13 Vista Mirage Way Rancho Mirage, CA	3.0	2.0	2071	$3,700	$1.79	44d	1	0.96mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	17d	1	0.97mi
21 Via Bella Rancho Mirage, CA	3.0	2.0	2331	$3,900	$1.67	24d	1	1.03mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	21d	1	1.05mi
20 Via Bella Rancho Mirage, CA	3.0	2.5	2367	$3,995	$1.69	21d	1	1.06mi
18 Via Bella Rancho Mirage, CA	3.0	3.0	2333	$5,200	$2.23	43d	1	1.07mi
39 Barolo Rancho Mirage, CA	2.0	2.5	2509	$10,000	$3.99	43d	1	1.12mi
41 Lincoln Pl Rancho Mirage, CA	3.0	3.0	2272	$4,900	$2.16	43d	1	1.18mi
82 Burgundy Rancho Mirage, CA	2.0	2.0	1438	$4,250	$2.96	18d	1	1.27mi
69 San Marino Cir Rancho Mirage, CA	3.0	2.5	2601	$3,795	$1.46	21d	1	1.30mi
46 Vintage Rancho Mirage, CA	2.0	2.0	1657	$2,995	$1.81	43d	1	1.32mi
192 Via San Lucia Rancho Mirage, CA	3.0	2.0	1843	$4,175	$2.27	43d	1	1.34mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	14d	1	1.37mi

HOA detail condo

• Monthly dues: $707 · $8,484/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-08
   statusdays on market $499,000 Pending 70 DOM
2. 2026-06-07
   days on market $499,000 Active Under Contract 69 DOM
3. 2026-06-04
   days on market $499,000 Active Under Contract 66 DOM
4. 2026-06-03
   days on market $499,000 Active Under Contract 65 DOM
5. 2026-06-02
   days on market $499,000 Active Under Contract 64 DOM
6. 2026-06-01
   days on market $499,000 Active Under Contract 63 DOM
7. 2026-05-31
   days on market $499,000 Active Under Contract 62 DOM
8. 2026-05-07
   historical Active Under Contract 931-char remark

   Show marketing remark (931 chars)

   Wonderfully updated 2 Bedroom, 2 Bath plus a bonus room which can be used as an additional bedroom, however, being used as a den/office area. Located in Mission Hills Country Club near the 8th hole of the Dinah Shore Course. Beautiful panoramic mountain views to the west. The home features a private patio with built-in BBQ, new Alumawood patio cover with just steps to the community pool. The home showcases vaulted ceilings, wet bar with new fridge for that effortless entertaining, updated primary and guest bathrooms, kitchen remodel, new kitchen fridge with that fabulous craft ice maker, Silhouette motorized & programmable blinds in the primary bedroom, all new double paned windows and sliders throughout, new shelf built-ins in living room and den plus many more additional upgrades. Come visit this spectacular condo- great for a second home or investment property. OPEN HOUSE: Sunday April 25, 2026 - 12 PM - 2PM

9. 2026-04-17
   price $499,000 931-char remark

   Show marketing remark (931 chars)

   Wonderfully updated 2 Bedroom, 2 Bath plus a bonus room which can be used as an additional bedroom, however, being used as a den/office area. Located in Mission Hills Country Club near the 8th hole of the Dinah Shore Course. Beautiful panoramic mountain views to the west. The home features a private patio with built-in BBQ, new Alumawood patio cover with just steps to the community pool. The home showcases vaulted ceilings, wet bar with new fridge for that effortless entertaining, updated primary and guest bathrooms, kitchen remodel, new kitchen fridge with that fabulous craft ice maker, Silhouette motorized & programmable blinds in the primary bedroom, all new double paned windows and sliders throughout, new shelf built-ins in living room and den plus many more additional upgrades. Come visit this spectacular condo- great for a second home or investment property. OPEN HOUSE: Sunday April 25, 2026 - 12 PM - 2PM

10. 2026-03-30
    listed $549,000 Active 931-char remark

    Show marketing remark (931 chars)

    Wonderfully updated 2 Bedroom, 2 Bath plus a bonus room which can be used as an additional bedroom, however, being used as a den/office area. Located in Mission Hills Country Club near the 8th hole of the Dinah Shore Course. Beautiful panoramic mountain views to the west. The home features a private patio with built-in BBQ, new Alumawood patio cover with just steps to the community pool. The home showcases vaulted ceilings, wet bar with new fridge for that effortless entertaining, updated primary and guest bathrooms, kitchen remodel, new kitchen fridge with that fabulous craft ice maker, Silhouette motorized & programmable blinds in the primary bedroom, all new double paned windows and sliders throughout, new shelf built-ins in living room and den plus many more additional upgrades. Come visit this spectacular condo- great for a second home or investment property. OPEN HOUSE: Sunday April 25, 2026 - 12 PM - 2PM

11. 2011-04-07
    historical
12. 2011-01-05
    listed $329,000 Active
13. 2011-01-01
    historical
14. 2010-07-03
    price $329,000
15. 2010-04-25
    price $349,000
16. 2009-10-21
    listed $374,900 Active
17. 2001-09-28
    historical
18. 2001-09-17
    soldstatus $220,000
19. 2001-04-24
    listed $237,000

ⓘ 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: $4,663 · $389/mo
• Projected year-2 tax: $4,663 · $389/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 ≥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: $50,698
• − Mortgage interest: −$27,952
• − Property taxes: −$4,663
• − Insurance: −$2,495
• − Repairs & maintenance: −$4,056
• − Management: −$4,056
• − HOA: −$8,484
• − Depreciation: −$14,516
• Taxable loss: −$15,524
• Est. tax savings @ 24.0%: +$3,726
• After-tax cash flow: $-3,267/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

+110.5% since first listed

12 events — show timeline

• 2026-05-07 Contingent — GPSMLS
• 2026-04-17 Price Changed $499,000 GPSMLS
• 2026-03-30 Listed $549,000 GPSMLS
• 2011-04-07 Listing Removed — GPSMLS
• 2011-01-05 Listed $329,000 GPSMLS
• 2011-01-01 Listing Removed — GPSMLS
• 2010-07-03 Price Changed $329,000 GPSMLS
• 2010-04-25 Price Changed $349,000 GPSMLS
• 2009-10-21 Listed $374,900 GPSMLS
• 2001-09-28 Listing Removed — GPSMLS
• 2001-09-17 Sold (Public Records) $220,000 Public Records
• 2001-04-24 Listed $237,000 GPSMLS

Property tax history

+2.1%/yr

Latest (2025): $4,663 · -0.8% YoY. Source: county tax records.