65812 Acoma Ave · Desert Hot Springs, CA 92240

$225,000

2 bd · 1.0 ba · 1,200 sqft · Other public records · 198 Days on market

Built 1959 7,405 sqft lot

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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).

• Cash flow +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charmin older home with fantastic potential! Some renovation work is already underway, giving you a head start on bringing this property back to life. Ideal for buyers seeking a customizable space or an investment opportunity. Renovations included all new plumbing and electrical thought the house. Permitted additions, including a full bathroom in the primary bedroom brings the total living space to 1,474 sq. ft. (Public records shows 1,200 sq ft) Convenient location and strong potential for appreciation.

Key facts

• Customizable space
• New plumbing
• Renovation work

Tags

• RENOVATION WORK
• CUSTOMIZABLE SPACE
• INVESTMENT OPPORTUNITY
• NEW PLUMBING
• NEW ELECTRICAL
• PERMITTED ADDITIONS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $75 ($898/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (7.7% below list).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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; 34 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).
• At $2,076/mo this rent would consume 46% of the median local household income ($54k/yr) (locally 2095% 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 $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 198 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $50k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $169k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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 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: 0.92% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.66% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-30,267
• Equity at exit: $33,548

10-year hold

• IRR: -3.3%
• Equity multiple: 0.77×
• Total profit: $-14,293
• Equity at exit: $19,454

Cash invested: $63,000 (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 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 515
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,076 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$292 /mo · $3,502/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $75

Break-even live

Break-even rent $1,982

Max offer price $225,000

Occupancy floor 91%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65568 Acoma Ave Desert Hot Springs, CA	2.0	2.5	1320	$2,095	$1.59	14d	1	0.28mi
66051 3rd St Desert Hot Springs, CA	2.0	1.0	760	$1,675	$2.20	24d	1	0.30mi
65565 Acoma Ave #49 Desert Hot Springs, CA	3.0	2.0	1396	$2,300	$1.65	43d	1	0.34mi
65841 6th St Desert Hot Springs, CA	2.0	2.0	1204	$2,250	$1.87	43d	1	0.39mi
66212 2nd St Desert Hot Springs, CA	2.0	1.0	960	$2,000	$2.08	43d	1	0.42mi
66351 First St Unit 2 Desert Hot Springs, CA	1.0	1.0	800	$1,295	$1.62	43d	1	0.52mi
66299 Desert View Ave Desert Hot Springs, CA	2.0	1.0	800	$1,650	$2.06	43d	1	0.53mi
66309 Desert View Ave Unit 1 Desert Hot Springs, CA	2.0	1.0	800	$1,650	$2.06	43d	1	0.54mi
66369 Buena Vista Ave Apt A Desert Hot Springs, CA	3.0	2.0	931	$1,499	$1.61	43d	1	0.55mi
66435 Acoma Ave Apt 2 Desert Hot Springs, CA	2.0	1.5	775	$1,525	$1.97	43d	1	0.60mi
66300 6th St Desert Hot Springs, CA	3.0	2.0	1364	$2,550	$1.87	24d	1	0.63mi
66444 Desert View Ave Unit B Desert Hot Springs, CA	3.0	2.0	1294	$2,275	$1.76	43d	1	0.63mi
13322 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1215	$2,750	$2.26	43d	1	0.64mi
66434 Estrella Ave Desert Hot Springs, CA	2.0	2.0	850	$1,800	$2.12	43d	1	0.66mi
10792 Santa Cruz Rd Desert Hot Springs, CA	3.0	2.5	1321	$2,295	$1.74	24d	1	0.71mi
66362 7th St Unit J Desert Hot Springs, CA	1.0	1.0	700	$1,675	$2.39	43d	1	0.73mi
13715 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1318	$2,600	$1.97	7d	1	0.83mi
66688 First St Unit 3 Desert Hot Springs, CA	3.0	2.5	1500	$2,499	$1.67	43d	1	0.87mi
11625 Mesquite Ave Desert Hot Springs, CA	3.0	2.0	1248	$2,200	$1.76	43d	1	0.93mi
66113 14th St Desert Hot Springs, CA	3.0	2.0	1219	$2,500	$2.05	18d	1	0.94mi
13950 West Dr Unit B Desert Hot Springs, CA	2.0	2.0	1008	$1,600	$1.59	1d	1	0.97mi
66800 Pierson Blvd Desert Hot Springs, CA	2.0	2.0	900	$1,500	$1.67	43d	1	1.00mi
13405 Ocotillo Rd Desert Hot Springs, CA	2.0	1.0	864	$1,750	$2.03	1d	1	1.05mi
13987 El Cajon Dr Desert Hot Springs, CA	3.0	2.0	1215	$2,600	$2.14	7d	1	1.07mi
10510 Ocotillo Rd Desert Hot Springs, CA	3.0	2.0	1400	$3,000	$2.14	4d	1	1.09mi
10510 Ocotillo Rd Desert Hot Springs, CA	3.0	2.5	1400	$3,000	$2.14	43d	1	1.09mi
66700 Crescent Dr Unit A Desert Hot Springs, CA	3.0	2.0	1400	$2,195	$1.57	14d	1	1.09mi
66590 Joseph Way Unit B Desert Hot Springs, CA	2.0	1.0	785	$2,295	$2.92	24d	1	1.09mi
66144 Avenida Cadena Desert Hot Springs, CA	3.0	2.0	1488	$2,395	$1.61	43d	1	1.26mi
66144 Avenida Cadena Desert Hot Springs, CA	3.0	2.0	1488	$2,295	$1.54	18d	1	1.26mi
12300 Ambrosio Dr Desert Hot Springs, CA	3.0	2.0	1260	$2,400	$1.90	43d	1	1.26mi
65548 Avenida Barona Desert Hot Springs, CA	3.0	2.0	1200	$2,799	$2.33	10d	1	1.31mi
13895 Luis Dr Desert Hot Springs, CA	2.0	1.0	814	$1,800	$2.21	43d	1	1.44mi
67285 Pierson Blvd Desert Hot Springs, CA	2.0	2.0	1000	$2,200	$2.20	43d	1	1.47mi

Listing history 20 events

1. 2026-06-08
   days on market $225,000 Active 198 DOM
2. 2026-06-07
   days on market $225,000 Active 197 DOM
3. 2026-06-04
   days on market $225,000 Active 194 DOM
4. 2026-06-03
   days on market $225,000 Active 193 DOM
5. 2026-06-02
   days on market $225,000 Active 192 DOM
6. 2026-06-01
   days on market $225,000 Active 191 DOM
7. 2026-05-31
   days on market $225,000 Active 190 DOM
8. 2026-05-10
   price $225,000 510-char remark

   Show marketing remark (510 chars)

   Charmin older home with fantastic potential! Some renovation work is already underway, giving you a head start on bringing this property back to life. Ideal for buyers seeking a customizable space or an investment opportunity. Renovations included all new plumbing and electrical thought the house. Permitted additions, including a full bathroom in the primary bedroom brings the total living space to 1,474 sq. ft. (Public records shows 1,200 sq ft) Convenient location and strong potential for appreciation.

9. 2026-01-01
   price $260,000 510-char remark

   Show marketing remark (510 chars)

   Charmin older home with fantastic potential! Some renovation work is already underway, giving you a head start on bringing this property back to life. Ideal for buyers seeking a customizable space or an investment opportunity. Renovations included all new plumbing and electrical thought the house. Permitted additions, including a full bathroom in the primary bedroom brings the total living space to 1,474 sq. ft. (Public records shows 1,200 sq ft) Convenient location and strong potential for appreciation.

10. 2025-11-22
    listed $275,000 Active 510-char remark

    Show marketing remark (510 chars)

    Charmin older home with fantastic potential! Some renovation work is already underway, giving you a head start on bringing this property back to life. Ideal for buyers seeking a customizable space or an investment opportunity. Renovations included all new plumbing and electrical thought the house. Permitted additions, including a full bathroom in the primary bedroom brings the total living space to 1,474 sq. ft. (Public records shows 1,200 sq ft) Convenient location and strong potential for appreciation.

11. 2022-10-03
    historical
12. 2022-09-28
    listed $245,000 Active
13. 2020-08-17
    soldstatus $169,000 Closed
14. 2020-08-12
    soldstatus $169,000
15. 2020-06-24
    status Pending
16. 2020-06-15
    listed $169,000 Active
17. 2010-07-12
    soldstatus $17,500 Closed
18. 2010-05-08
    status Pending
19. 2010-04-26
    listed $17,000 Active
20. 1998-10-22
    soldstatus $32,000

ⓘ 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: $3,502 · $292/mo
• Projected year-2 tax: $3,502 · $292/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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,917
• − Mortgage interest: −$12,603
• − Property taxes: −$3,502
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − Depreciation: −$6,545
• Taxable loss: −$2,846
• Est. tax savings @ 24.0%: +$683
• After-tax cash flow: $1,581/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

+603.1% since first listed

13 events — show timeline

• 2026-05-10 Price Changed $225,000 CRMLS
• 2026-01-01 Price Changed $260,000 CRMLS
• 2025-11-22 Listed $275,000 CRMLS
• 2022-10-03 Listing Removed — CRMLS
• 2022-09-28 Listed $245,000 CRMLS
• 2020-08-17 Sold (MLS) $169,000 GPSMLS
• 2020-08-12 Sold (Public Records) $169,000 Public Records
• 2020-06-24 Pending — GPSMLS
• 2020-06-15 Listed $169,000 GPSMLS
• 2010-07-12 Sold (MLS) $17,500 CRMLS
• 2010-05-08 Pending — CRMLS
• 2010-04-26 Listed $17,000 CRMLS
• 1998-10-22 Sold (Public Records) $32,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $3,502 · -0.9% YoY. Source: county tax records.