73450 Country Clb #122 · Palm Desert, CA 92260

$164,900

2 bd · 2.0 ba · 2,208 sqft · Manufactured public records · 64 Days on market

Built 1980 $75/sqft · 47% below area Est $310k · 47% 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
• 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 MLS

Set within Suncrest Country Club, this beautiful home stands out with a floor plan that offers far more living space than you would expect at first glance. Generously sized bedrooms with equally proportioned bathrooms, a large den/office, and an open kitchen, dining, and living area give the interior an open, comfortable feel. Recent flooring updates with vinyl plank add to the fresh, easy livability, while the gas fireplace brings warmth and character to the main gathering space. The covered front entry creates a pleasant spot for morning coffee or watching the sunrise. The private back patio is a true highlight. Positioned to take in fairway views, a pond with fountain, mountain backdrops, and memorable sunset skies, this location delivers great views day and night. Suncrest Country Club, AKA Funcrest, is a well-known active adult community centered around a golf course and clubhouse lifestyle. This property offers an appealing combination of spacious living, everyday comfort, and one of the most desirable outdoor vantage points in the neighborhood.

Key facts

• Large den
• Mountain backdrops
• Private back patio

Tags

• LARGE DEN
• OPEN KITCHEN
• PRIVATE BACK PATIO
• FAIRWAY VIEWS
• POND WITH FOUNTAIN
• MOUNTAIN BACKDROPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 3.5% 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: schools A-, 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.
• Market conditions: Rents rising (+1.6%/yr); 545 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); 62% 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 $3,522/mo this rent would consume 60% 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 $1k of loan paydown is wiped out by about $5k 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 + 1.6% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y ago; this cycle's ask has dropped $34k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.14% ✓
• Cap rate: 19.17%
• Cash-on-cash: 46.00%
• DSCR: 3.05
• GRM: 3.9

CMA / ARV

• ARV (median comp): $310,341
• List price: $164,900
• Delta: -46.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73450 Country Club Dr #152	0.00mi	2/2.0	2,056 (-7%)	13mo	$307,500	$150	77
73550 Cabazon Peak Dr	0.41mi	2/2.0	2,001 (-9%)	4mo	$394,000	$197	62
73450 Country Club Dr #12	0.27mi	2/2.0	1,966 (-11%)	13mo	$274,500	$140	59
73450 Country Club Dr #138	0.15mi	3/2.0 (+1)	1,960 (-11%)	14mo	$260,000	$133	58
38685 Poppet Canyon Dr	0.35mi	2/2.0	2,021 (-8%)	15mo	$500,000	$247	57
73701 Half Way Dr	0.49mi	2/2.5	1,890 (-14%)	2mo	$400,000	$212	49
73175 Lone Mountain Ln	0.58mi	2/2.5	1,960 (-11%)	8mo	$259,900	$133	46
39759 Manzanita Dr	0.64mi	3/2.0 (+1)	1,940 (-12%)	1mo	$449,900	$232	44
73594 Cabazon Peak Dr	0.44mi	3/2.0 (+1)	1,928 (-13%)	15mo	$348,875	$181	41
38190 Juaro Cir	0.72mi	2/2.0	1,988 (-10%)	14mo	$390,000	$196	39
73010 Reazor Pl	0.71mi	2/2.0	2,536 (+15%)	4mo	$469,000	$185	38
39138 Desert Greens Dr E	0.67mi	2/2.0	1,936 (-12%)	14mo	$365,000	$189	37

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: 41.7%
• Equity multiple: 2.76×
• Total profit: $81,100
• Equity at exit: $24,587

10-year hold

• IRR: 47.2%
• Equity multiple: 5.25×
• Total profit: $196,167
• Equity at exit: $14,258

Cash invested: $46,172 (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: 545
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $3,522 high
• Mortgage (P&I): −$865
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $1,770

Break-even live

Break-even rent $1,281

Max offer price $164,900

Occupancy floor 45%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73450 Country Club Dr #120 Palm Desert, CA	2.0	2.0	1856	$2,995	$1.61	11d	1	0.03mi
4162 Via Mattina Palm Desert, CA	2.0	2.0	1867	$2,950	$1.58	12d	1	0.17mi
4155 Via Mattina Unit 4155 Palm Desert, CA	2.0	3.0	2278	$3,500	$1.54	44d	1	0.19mi
4155 Via Mattina Palm Desert, CA	3.0	3.0	2278	$3,200	$1.40	44d	1	0.19mi
4155 Via Mattina Palm Desert, CA	3.0	3.0	2278	$3,200	$1.40	5d	1	0.19mi
3253 Via Giorna Palm Desert, CA	2.0	2.0	1961	$4,500	$2.29	24d	1	0.22mi
248 Strada Fortuna Palm Desert, CA	2.0	2.0	1400	$2,500	$1.79	44d	1	0.26mi
170 Via Tramonto Palm Desert, CA	3.0	2.0	1910	$4,000	$2.09	44d	1	0.29mi
170 Via Tramonto Palm Desert, CA	3.0	2.0	1910	$3,900	$2.04	11d	1	0.29mi
73075 Buck Springs Dr Palm Desert, CA	2.0	2.0	1440	$1,950	$1.35	44d	1	0.36mi
40064 Silktree Ct Palm Desert, CA	3.0	2.0	1712	$3,200	$1.87	24d	1	0.45mi
73639 Cabazon Peak Dr Palm Desert, CA	2.0	2.0	1717	$2,400	$1.40	44d	1	0.46mi
40255 Sagewood Dr Palm Desert, CA	3.0	2.0	1712	$3,300	$1.93	18d	1	0.56mi
38250 Azalea Dr Palm Desert, CA	2.0	2.0	1806	$5,500	$3.05	44d	1	0.56mi
3443 Via Leonardo Palm Desert, CA	3.0	2.0	2341	$4,000	$1.71	5d	1	0.56mi
73843 Line Canyon Ln Palm Desert, CA	2.0	2.0	1570	$2,100	$1.34	11d	1	0.57mi
2701 Via Calderia Palm Desert, CA	2.0	2.0	1559	$2,850	$1.83	24d	1	0.59mi
40605 Ventana Ct Palm Desert, CA	3.0	2.5	2093	$4,500	$2.15	18d	1	0.62mi
40592 Palm Ct Palm Desert, CA	3.0	2.5	2498	$5,000	$2.00	12d	1	0.64mi
40556 Clover Ln Palm Desert, CA	3.0	2.5	1880	$4,200	$2.23	44d	1	0.66mi
1803 Via San Martino Palm Desert, CA	2.0	2.0	1559	$3,900	$2.50	44d	1	0.67mi
40560 Glenwood Ln Palm Desert, CA	3.0	3.0	2052	$6,500	$3.17	44d	1	0.67mi
41517 Armanac Ct Palm Desert, CA	3.0	2.0	1537	$3,400	$2.21	3d	1	0.71mi
73983 Munn Cir Palm Desert, CA	3.0	2.0	2064	$3,400	$1.65	44d	1	0.75mi
73750 Calle Bisque Palm Desert, CA	3.0	2.0	1537	$6,500	$4.23	44d	1	0.78mi
217 Las Lomas Palm Desert, CA	2.0	2.0	1656	$6,300	$3.80	44d	1	0.88mi
142 Lake Shore Dr Rancho Mirage, CA	3.0	3.0	1888	$4,850	$2.57	44d	1	0.88mi
205 Las Lomas Palm Desert, CA	2.0	2.0	1457	$6,000	$4.12	44d	1	0.88mi
255 San Remo St Palm Desert, CA	2.0	2.0	1656	$6,600	$3.99	44d	1	0.88mi
72460 Rodeo Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	5d	1	0.89mi
195 Desert Lakes Dr Rancho Mirage, CA	2.0	2.0	2465	$6,000	$2.43	44d	1	0.89mi
177 Las Lomas Palm Desert, CA	2.0	2.0	1800	$7,500	$4.17	44d	1	0.89mi
72385 Beverly Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	18d	1	0.92mi
8 Las Cruces Ln Palm Desert, CA	2.0	2.0	1705	$5,000	$2.93	44d	1	0.92mi
323 San Remo St Palm Desert, CA	2.0	2.0	1556	$8,500	$5.46	44d	1	0.94mi
1701 Retreat Cir Palm Desert, CA	3.0	2.5	2034	$5,300	$2.61	44d	1	0.95mi
264 Avenida del Sol Palm Desert, CA	2.0	2.0	1800	$6,000	$3.33	44d	1	0.95mi
122 Kavenish Dr Rancho Mirage, CA	3.0	3.0	2324	$5,500	$2.37	44d	1	0.96mi
37677 Emerson Dr Palm Desert, CA	3.0	2.0	1896	$3,600	$1.90	44d	1	0.97mi
214 La Paz Way Palm Desert, CA	2.0	1.5	1670	$6,700	$4.01	44d	1	0.97mi

Listing history 34 events

1. 2026-06-18
   days on market $164,900 Active 64 DOM
2. 2026-06-17
   days on market $164,900 Active 63 DOM
3. 2026-06-16
   days on market $164,900 Active 62 DOM
4. 2026-06-15
   days on market $164,900 Active 61 DOM
5. 2026-06-13
   days on market $164,900 Active 59 DOM
6. 2026-06-09
   pricedays on market $164,900 Active 55 DOM
7. 2026-06-08
   days on market $184,950 Active 54 DOM
8. 2026-06-07
   days on market $184,950 Active 53 DOM
9. 2026-06-04
   days on market $184,950 Active 50 DOM
10. 2026-06-03
    days on market $184,950 Active 49 DOM
11. 2026-06-02
    days on market $184,950 Active 48 DOM
12. 2026-06-01
    days on market $184,950 Active 47 DOM
13. 2026-05-31
    days on market $184,950 Active 46 DOM
14. 2026-05-05
    price $184,950 1067-char remark

    Show marketing remark (1067 chars)

    Set within Suncrest Country Club, this beautiful home stands out with a floor plan that offers far more living space than you would expect at first glance. Generously sized bedrooms with equally proportioned bathrooms, a large den/office, and an open kitchen, dining, and living area give the interior an open, comfortable feel. Recent flooring updates with vinyl plank add to the fresh, easy livability, while the gas fireplace brings warmth and character to the main gathering space. The covered front entry creates a pleasant spot for morning coffee or watching the sunrise. The private back patio is a true highlight. Positioned to take in fairway views, a pond with fountain, mountain backdrops, and memorable sunset skies, this location delivers great views day and night. Suncrest Country Club, AKA Funcrest, is a well-known active adult community centered around a golf course and clubhouse lifestyle. This property offers an appealing combination of spacious living, everyday comfort, and one of the most desirable outdoor vantage points in the neighborhood.

15. 2026-04-15
    listed $199,000 Active 1067-char remark

    Show marketing remark (1067 chars)

    Set within Suncrest Country Club, this beautiful home stands out with a floor plan that offers far more living space than you would expect at first glance. Generously sized bedrooms with equally proportioned bathrooms, a large den/office, and an open kitchen, dining, and living area give the interior an open, comfortable feel. Recent flooring updates with vinyl plank add to the fresh, easy livability, while the gas fireplace brings warmth and character to the main gathering space. The covered front entry creates a pleasant spot for morning coffee or watching the sunrise. The private back patio is a true highlight. Positioned to take in fairway views, a pond with fountain, mountain backdrops, and memorable sunset skies, this location delivers great views day and night. Suncrest Country Club, AKA Funcrest, is a well-known active adult community centered around a golf course and clubhouse lifestyle. This property offers an appealing combination of spacious living, everyday comfort, and one of the most desirable outdoor vantage points in the neighborhood.

16. 2026-04-13
    historical
17. 2026-02-03
    price $199,000
18. 2026-01-06
    historical
19. 2025-12-13
    listed $209,500 Active
20. 2025-12-11
    historical
21. 2025-09-16
    price $209,500
22. 2025-08-01
    price $219,000
23. 2025-08-01
    price $219,950
24. 2025-06-08
    price $227,000
25. 2025-05-03
    price $234,950
26. 2025-03-16
    listed $209,500 Active
27. 2025-03-16
    listed $249,000 Active
28. 2021-05-17
    soldstatus $159,000 Closed
29. 2021-04-21
    historical
30. 2021-04-19
    listed $159,950
31. 2008-07-10
    historical
32. 2008-01-11
    listed $139,000
33. 2000-02-22
    historical
34. 1999-10-01
    listed $49,999

ⓘ 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: $944 · $79/mo
• Projected year-2 tax: $1,253 · $104/mo
• Expected delta: +$309/yr (+$26/mo · 32.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥114°F today · 15 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: $42,262
• − Mortgage interest: −$9,237
• − Property taxes: −$944
• − Insurance: −$824
• − Repairs & maintenance: −$3,381
• − Management: −$3,381
• − Depreciation: −$4,797
• Taxable income: $19,697
• Est. tax owed @ 24.0%: −$4,727
• After-tax cash flow: $16,514/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

+269.9% since first listed

21 events — show timeline

• 2026-05-05 Price Changed $184,950 CRMLS
• 2026-04-15 Listed $199,000 CRMLS
• 2026-04-13 Listing Removed — GPSMLS
• 2026-02-03 Price Changed $199,000 GPSMLS
• 2026-01-06 Listing Removed — GPSMLS
• 2025-12-13 Listed $209,500 GPSMLS
• 2025-12-11 Listing Removed — GPSMLS
• 2025-09-16 Price Changed $209,500 GPSMLS
• 2025-08-01 Price Changed $219,000 GPSMLS
• 2025-08-01 Price Changed $219,950 GPSMLS
• 2025-06-08 Price Changed $227,000 GPSMLS
• 2025-05-03 Price Changed $234,950 GPSMLS
• 2025-03-16 Listed $249,000 GPSMLS
• 2025-03-16 Listed $209,500 GPSMLS
• 2021-05-17 Sold (MLS) $159,000 GPSMLS
• 2021-04-21 Listing Removed — GPSMLS
• 2021-04-19 Listed $159,950 GPSMLS
• 2008-07-10 Listing Removed — GPSMLS
• 2008-01-11 Listed $139,000 GPSMLS
• 2000-02-22 Listing Removed — GPSMLS
• 1999-10-01 Listed $49,999 GPSMLS

Property tax history

+1.2%/yr

Latest (2025): $944 · +4.6% YoY. Source: county tax records.