14777 Palm #52 · Desert Hot Springs, CA 92240

$135,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 9 Days on market

Built 1980 3,485 sqft lot Est $91k · 48% over $215/mo HOA · 12% of rent

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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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +8.5/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Sky's Haven, a gated 55+ community where you own the land—no space rent! This 2-bedroom, 2-bath home offers great potential with major updates already completed, including a York HVAC and heating system installed approximately two years ago and a roof resealed approximately one year ago. The home features a covered carport, a spacious covered patio measuring approximately 27' x 8', and a concrete walkway surrounding the property. Inside, you'll find a functional kitchen with abundant cabinet space, a Hotpoint refrigerator, GE stove, dining area with built-in hutch, generously sized bedrooms, and an indoor laundry room. Conveniently located near shopping, dining, and just mi

Key facts

• Gated community
• Three spas
• Covered carport

Tags

• GATED COMMUNITY
• COVERED CARPORT
• COVERED PATIO
• INDOOR LAUNDRY ROOM
• THREE POOLS
• THREE SPAS

Property features AI

Finance

• Other: Park entrance is on the west side of Palm Drive
• HOA & community: Part of Sky's Haven association; Monthly association fee of $215; Association amenities: gym/exercise room, sauna, pool, barbecue, clubhouse, spa, security; Senior community; Street lighting

Exterior

• Parking: Carport; Has parking (park name: Skys Haven)
• Security: Community security
• Utilities: Public/district water; Public sewer; Natural gas connected; Electricity connected
• Home design: Single-story; Entry on main level; Mobile home remains (24 ft. x 40 ft.); Lot is level/flat
• Construction: Year built per assessor; Mobile/manufactured construction
• Exterior features: Community pool

Interior

• Kitchen: Gas range; Formica counters
• Bedrooms: Primary bedroom; All bedrooms on one level
• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: 2 full bathrooms; Bathtub and shower
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: Ceiling fan; Community spa
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 9.7% vs local median 4.0% in Desert Hot 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 49/100 on livability (#1,149 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D+, schools F, amenities 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); 515 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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).
• This rent runs 40% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 + 3.7% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $135k implies a 575% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.35% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.25%
• DSCR: 1.55
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $91,200
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14777 Palm Dr #95	0.11mi	2/1.0	960 (0%)	0mo	$91,000	$95	90
14777 Palm #35	0.11mi	2/2.0	1,000 (+4%)	2mo	$90,000	$90	86
14777 Palm Dr #30	0.05mi	2/2.0	1,000 (+4%)	16mo	$140,000	$140	77
14881 Palm Dr Unit D-08	0.14mi	2/2.0	1,050 (+9%)	17mo	$42,500	$40	64
14777 Palm Dr #146	0.24mi	2/2.0	1,070 (+12%)	8mo	$122,000	$114	63
15225 Palm Dr #8	0.26mi	2/2.0	1,040 (+8%)	21mo	$63,000	$61	56

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.11×
• Total profit: $4,022
• Equity at exit: $20,129

10-year hold

• IRR: 13.0%
• Equity multiple: 2.07×
• Total profit: $40,625
• Equity at exit: $11,672

Cash invested: $37,800 (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 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 515
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$708
• Tax from tax record: −$73 /mo · $878/yr
• Insurance: −$56
• HOA: −$215
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $386

Break-even live

Break-even rent $1,332

Max offer price $135,000

Occupancy floor 74%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13950 West Dr Unit B Desert Hot Springs, CA	2.0	2.0	1008	$1,600	$1.59	1d	1	0.53mi
66590 Joseph Way Unit B Desert Hot Springs, CA	2.0	1.0	785	$2,295	$2.92	24d	1	0.58mi
13895 Luis Dr Desert Hot Springs, CA	2.0	1.0	814	$1,800	$2.21	43d	1	0.64mi
13405 Ocotillo Rd Desert Hot Springs, CA	2.0	1.0	864	$1,750	$2.03	2d	1	0.67mi
66434 Estrella Ave Desert Hot Springs, CA	2.0	2.0	850	$1,800	$2.12	43d	1	1.04mi
66309 Desert View Ave Unit 1 Desert Hot Springs, CA	2.0	1.0	800	$1,650	$2.06	43d	1	1.07mi
66299 Desert View Ave Desert Hot Springs, CA	2.0	1.0	800	$1,650	$2.06	43d	1	1.07mi
15490 Avenida Rambla Desert Hot Springs, CA	3.0	2.0	1088	$2,600	$2.39	43d	1	1.11mi
15490 Avenue Rambla Unit NA Desert Hot Springs, CA	3.0	2.0	1088	$2,600	$2.39	24d	1	1.11mi
66369 Buena Vista Ave Apt A Desert Hot Springs, CA	3.0	2.0	931	$1,499	$1.61	43d	1	1.19mi
66435 Acoma Ave Apt 2 Desert Hot Springs, CA	2.0	1.5	775	$1,525	$1.97	43d	1	1.26mi
66351 First St Unit 2 Desert Hot Springs, CA	1.0	1.0	800	$1,295	$1.62	43d	1	1.39mi
13079 Eliseo Rd Unit 2 Desert Hot Springs, CA	2.0	1.0	648	$1,495	$2.31	22d	1	1.39mi
13079 Eliseo Rd Apt 4 Desert Hot Springs, CA	2.0	1.0	648	$1,500	$2.31	22d	1	1.40mi
66800 Pierson Blvd Desert Hot Springs, CA	2.0	2.0	900	$1,500	$1.67	43d	1	1.42mi
66635 2nd St Unit 2 Desert Hot Springs, CA	1.0	1.0	565	$1,425	$2.52	24d	1	1.47mi
66212 2nd St Desert Hot Springs, CA	2.0	1.0	960	$2,000	$2.08	43d	1	1.50mi

HOA detail

• Monthly dues: $215 · $2,580/yr
• Likely covers: security

Listing history 8 events

1. 2026-06-18
   days on market $135,000 Active 9 DOM
2. 2026-06-17
   days on market $135,000 Active 8 DOM
3. 2026-06-16
   days on market $135,000 Active 7 DOM
4. 2026-06-15
   days on market $135,000 Active 6 DOM
5. 2026-06-13
   days on market $135,000 Active 4 DOM
6. 2026-06-13
   days on market $135,000 Active 3 DOM
7. 2026-06-10
   remarks 693-char remark
8. 2026-06-10
   listed $135,000 Active 1 DOM

ⓘ 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: $878 · $73/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$148/yr (+$12/mo · 16.8%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 4 d/yr ≥109°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,848
• − Mortgage interest: −$7,562
• − Property taxes: −$878
• − Insurance: −$675
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − HOA: −$2,580
• − Depreciation: −$3,927
• Taxable income: $2,730
• Est. tax owed @ 24.0%: −$655
• After-tax cash flow: $3,976/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 — Desert Hot Springs

• Score: 49/100
• State rank: #1149
• US rank: #25774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Desert Hot Springs, CA
• County: Riverside County · 2,287,001 people
• City population: 41,615
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 41,615
• Household income: $54,023
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2095.0

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 Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 23% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 47% English-only · Spanish 50% Russian/Polish/Slavic 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: ▼ -102.10%
• Current HPI: 418.4691
• Rent YoY: ▲ 3.66%
• 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

+575.0% since first listed

2 events — show timeline

• 2026-06-09 Listed $135,000 CRMLS
• 1990-05-02 Sold (Public Records) $20,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $878 · +137.3% YoY. Source: county tax records.