74386 Mercury Cir E · Palm Desert, CA 92260

$289,900

2 bd · 2.0 ba · 1,464 sqft · Manufactured public records · 27 Days on market

Built 1984 4,356 sqft lot Est $291k · at est. $455/mo HOA · 13% of rent ↓ 15% since listing

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Why this score? — see what drove the C 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 +22.5/30.0
• ARV discount +7.7/15.0
• 1% rule +7.2/10.0
• DSCR +7.2/10.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SPECTACULAR PRICE FOR A MOVE-IN READY HOME ON THE GOLF COURSE! LOCATION, LOCATION, GOLF, VIEWS! Live on the golf course in this beautiful gated community! This home has been meticulously maintained and is move-in ready. Enjoy spectacular views of the golf course and surrounding mountains directly from your sofa or outdoor patio. The home features two bedrooms and two full bathrooms, a formal living and dining room with vaulted ceilings, a separate family room, individual laundry room and a kitchen with gas appliances. New flooring has been installed in the family room and the bedrooms have ceiling fans. Parking is offered under a covered carport and there is plenty of extra storage in the o

Key facts

• 4,356 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Located in a community with golf course, dog park and public park
• HOA & community: Part of Portola Country Club HOA; Monthly association fee of $455; Senior community; Association amenities include: spa, pool, clubhouse, golf, tennis, pickleball, billiard room, gym/exercise room, dog park, picnic area, common RV parking, controlled access, maintenance of grounds, cable TV, trash service, recreational multipurpose room, pets permitted

Exterior

• Parking: Two parking spaces total; Two carport spaces; Driveway (concrete)
• Security: Gated community with automatic gate; Controlled access (association)
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Water connected; Sewer connected; Cable connected; Telephone available in street; Underground utilities
• Home design: Mobile home remains (24' x 60'); Turnkey condition; One story; Access via city streets on a paved road; Tile roof; Stucco exterior; Has view; Located in Portola Country Club
• Construction: Stucco construction; Tile roof; One shed on the property; Year built source: assessor
• Exterior features: Covered concrete patio; Patio; In-ground heated community spa (association); Community pool (in-ground, fenced, heated); Shed; On golf course; Level with street; Landscaped front yard with desert landscaping; Sprinkler system

Interior

• Kitchen: Gas cooktop; Gas oven; Double oven; Range/stove hood; Microwave; Dishwasher; Garbage disposal; Refrigerator; Corian counters; Pots & pan drawers; Kitchen open to family room
• Bedrooms: Primary bedroom on main floor; All bedrooms located on the main floor
• Bathrooms: Two full bathrooms; Soaking tub; Walk-in shower; Separate tub and shower; Bathtub; Double sinks in primary bath; Vanity area; Main floor full bath; Shower
• Heating & cooling: Central cooling; Central furnace; Fireplace
• Interior features: Ceiling fan; One-level living; Front door or carport entry; Formal entry; Walk-in closet; Primary bedroom on main floor; All bedrooms on main floor; Separate family room; Living room; Family room; Primary bathroom; Laundry room
• Laundry & utility: Washer included; Dryer included; Washer and dryer hook-ups for gas and electric; Laundry in an individual room (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $290k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $290k).
• Recommended offer: $286k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 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.
• Zoned schools: James Earl Carter Elementary (516 students, 53% FRL); Colonel Mitchell Paige Middle (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 436 students, 74% FRL); Palm Desert High (math 42% / reading 67%, grade C-, #256 of 1,170 statewide, top 24%, 2,050 students, 57% FRL).
• Market conditions: Rents rising (+1.6%/yr); 551 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $3,547/mo this rent would consume 61% 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 $9k 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 27 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

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 $285,551 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $291,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74578 Zircon Cir E	0.09mi	2/2.0	1,542 (+5%)	0mo	$250,000	$162	87
74596 Azurite Cir E	0.13mi	2/2.0	1,440 (-2%)	6mo	$201,600	$140	86
42543 Granite Pl	0.09mi	2/2.0	1,440 (-2%)	10mo	$345,000	$240	85
42580 Sutters Mill Rd	0.14mi	2/2.0	1,440 (-2%)	9mo	$280,000	$194	84
42651 Vanadium Pl	0.22mi	2/2.0	1,440 (-2%)	4mo	$290,000	$201	83
42605 Vanadium	0.21mi	2/2.0	1,416 (-3%)	2mo	$235,000	$166	83
74072 Mercury Circle Cir W	0.23mi	2/2.0	1,440 (-2%)	5mo	$222,000	$154	82
42090 Diadomite Way	0.19mi	2/2.0	1,520 (+4%)	7mo	$240,000	$158	79
74592 Nevada Cir E	0.17mi	2/2.0	1,590 (+9%)	2mo	$317,000	$199	76
74411 Gary Ave. Ave	0.20mi	2/2.0	1,584 (+8%)	5mo	$397,000	$251	73
74240 Angels Camp Rd	0.22mi	2/2.0	1,584 (+8%)	10mo	$347,000	$219	67
74276 Zircon Cir E	0.18mi	3/2.0 (+1)	1,664 (+14%)	8mo	$405,000	$243	57

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: -7.0%
• Equity multiple: 0.75×
• Total profit: $-20,552
• Equity at exit: $43,225

10-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $3,493
• Equity at exit: $25,065

Cash invested: $81,172 (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: 551
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $3,547 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$217 /mo · $2,607/yr
• Insurance: −$121
• HOA: −$455
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $488

Break-even live

Break-even rent $2,928

Max offer price $289,900

Occupancy floor 81%

Sensitivity live

Price	-10% $653	-5% $570	+0% $488	+5% $406	+10% $324
Rent	-10% $208	-5% $348	+0% $488	+5% $629	+10% $769
Rate	-1.0pp $634	-0.5pp $562	base $488	+0.5pp $413	+1.0pp $337

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: $72,475
• Closing costs: $8,697
• 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	45d	1	0.21mi
74350 Magnesia Falls Dr Unit 1 Palm Desert, CA	3.0	2.0	1200	$2,595	$2.16	12d	1	0.25mi
235 Via Rengo Palm Desert, CA	2.0	2.0	1042	$2,600	$2.50	45d	1	0.31mi
255 Via Rengo Palm Desert, CA	2.0	2.0	1122	$2,700	$2.41	45d	1	0.33mi
255 Via Rengo Palm Desert, CA	2.0	2.0	1122	$2,600	$2.32	6d	1	0.33mi
74401 Hovley Lane East Palm Desert, CA	1.0–3.0	1.0–2.0	1042	$2,656	$2.55	0d	22	0.35mi
82 Presidio Pl Palm Desert, CA	3.0	2.0	1851	$5,500	$2.97	45d	1	0.45mi
92 Presidio Pl Palm Desert, CA	3.0	2.0	1821	$5,500	$3.02	45d	1	0.48mi
181 Camino Arroyo S Palm Desert, CA	3.0	2.0	1821	$6,300	$3.46	45d	1	0.59mi
289 Castellana N Palm Desert, CA	2.0	2.0	1457	$3,000	$2.06	26d	1	0.64mi
42575 Cook St Palm Desert, CA	2.0	2.0	1050	$1,950	$1.86	26d	1	0.65mi
39 Camino Arroyo Pl Palm Desert, CA	2.0	2.0	1533	$6,000	$3.91	45d	1	0.68mi
43378 Martini Ct Unit B Palm Desert, CA	2.0	2.0	1028	$2,249	$2.19	23d	1	0.69mi
432 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,300	$3.35	45d	1	0.72mi
34934 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,400	$2.12	20d	1	0.73mi
34931 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,375	$2.11	20d	1	0.73mi
34946 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,400	$2.12	20d	1	0.73mi
34921 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,375	$2.11	20d	1	0.73mi
430 S Sierra Madre Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	45d	1	0.73mi
259 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,200	$3.99	45d	1	0.78mi
257 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,300	$4.07	45d	1	0.79mi
206 Lakecrest Ln Palm Desert, CA	2.0	2.0	1138	$2,300	$2.02	13d	1	0.81mi
82 Conejo Cir Palm Desert, CA	3.0	2.0	1759	$6,500	$3.70	45d	1	0.81mi
280 Castellana S Palm Desert, CA	2.0	2.0	1303	$6,000	$4.60	45d	1	0.82mi
74098 Goleta Ave Palm Desert, CA	2.0	2.0	893	$3,000	$3.36	5d	1	0.83mi
352 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,800	$3.66	45d	1	0.83mi
73760 Rancho Rd Unit 2 Palm Desert, CA	2.0	1.0	1150	$1,595	$1.39	14d	1	0.87mi
365 San Remo St Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	45d	1	0.88mi
363 San Remo St Palm Desert, CA	2.0	2.0	1656	$7,500	$4.53	45d	1	0.88mi
150 Willow Lake Dr Palm Desert, CA	2.0	2.0	1138	$2,500	$2.20	45d	1	0.90mi
166 Wimbledon Ct Palm Desert, CA	2.0	2.0	1250	$3,200	$2.56	45d	1	0.92mi
191 Winterhaven Cir Palm Desert, CA	2.0	1.5	1250	$2,800	$2.24	45d	1	0.93mi
316 S Sierra Madre Palm Desert, CA	2.0	2.0	1656	$5,700	$3.44	45d	1	0.94mi
389 Gran Via Palm Desert, CA	3.0	2.0	1670	$3,750	$2.25	26d	1	0.95mi
236 Castellana S Palm Desert, CA	2.0	2.0	1684	$8,000	$4.75	45d	1	0.97mi
337 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,000	$3.84	45d	1	0.97mi
43376 Cook St Palm Desert, CA	1.0–2.0	1.0–2.0	854	$2,500	$2.93	45d	6	0.97mi
43376 Cook St Palm Desert, CA	2.0	1.0–2.0	1005	$2,200	$2.19	1d	2	0.97mi
43376 Cook St Palm Desert, CA	2.0	1.0–2.0	1005	$2,200	$2.19	6d	3	0.97mi
43376 Cook St Palm Desert, CA	2.0	2.0	1005	$2,248	$2.24	26d	4	0.97mi

HOA detail

• Monthly dues: $455 · $5,460/yr
• Likely covers: gassecurity

Listing history 15 events

1. 2026-06-21
   days on market $289,900 Active 27 DOM
2. 2026-06-18
   days on market $289,900 Active 24 DOM
3. 2026-06-17
   days on market $289,900 Active 23 DOM
4. 2026-06-16
   days on market $289,900 Active 22 DOM
5. 2026-06-15
   days on market $289,900 Active 21 DOM
6. 2026-06-13
   days on market $289,900 Active 19 DOM
7. 2026-06-09
   pricedays on market $289,900 Active 15 DOM
8. 2026-06-08
   days on market $339,900 Active 14 DOM
9. 2026-06-07
   days on market $339,900 Active 13 DOM
10. 2026-06-04
    days on market $339,900 Active 10 DOM
11. 2026-06-03
    days on market $339,900 Active 9 DOM
12. 2026-06-02
    days on market $339,900 Active 8 DOM
13. 2026-06-01
    days on market $339,900 Active 7 DOM
14. 2026-05-31
    days on market $339,900 Active 6 DOM
15. 2026-05-21
    historical $339,900

ⓘ 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: $2,607 · $217/mo
• Projected year-2 tax: $2,607 · $217/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 ≥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: $42,558
• − Mortgage interest: −$16,239
• − Property taxes: −$2,607
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,405
• − Management: −$3,405
• − HOA: −$5,460
• − Depreciation: −$8,433
• Taxable income: $1,560
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $5,487/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

-14.7% since first listed

3 events — show timeline

• 2026-06-09 Price Changed $289,900 CRMLS
• 2026-05-25 Listed $339,900 CRMLS
• 2026-05-21 Coming Soon $339,900 CRMLS

Property tax history

+2.1%/yr

Latest (2025): $2,607 · +3.0% YoY. Source: county tax records.