33342 Tubac Trl · Thousand Palms, CA 92276

$165,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 124 Days on market

Built 1972 4,792 sqft lot $123/sqft · 15% below area Est $193k · 15% under $337/mo HOA · 16% of rent

---

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 +21.6/30.0
• ARV discount +14.0/15.0
• 1% rule +7.7/10.0
• DSCR +6.9/10.0
• Schools +2.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is Light and Bright and move-in ready it comes turnkey furnished including golf-cart. Enjoy your favorite beverage on the large covered patio overlooking the beautiful views of the golf course, mountains and pond. The home is perfect for entertaining family and friends . This popular floorplan offers the large open livingroom and the extra Family/T. V room to gather comfortably without feeling cramped. Additionally, it offers 2 bedroon, 2 bathroom, and indoor laundry. Outside has covered patio on 2 sides, grapefruit tree, mature shrubs and sprinklers system. Tri-Palms Estates is a spirited 55+ community that offers 2 golf courses, pools, spa, tennis, pickleball, shuffleboard, clubhouse, restaurant, bar, and many planned activities. Conveniently located near shopping, restaurants, casinos, theatre, and medical facilities. Welcome Home!

Key facts

• Sprinklers system
• Two golf courses
• Covered patio

Tags

• COVERED PATIO
• GOLF COURSE VIEWS
• MATURE SHRUBS
• SPRINKLERS SYSTEM
• TWO GOLF COURSES

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 $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.2% in Thousand Palms — 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 53/100 on livability (#950 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: cost of living D, schools F, crime 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: 101 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

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.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $165k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is F 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?
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 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: 1.27% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 6.6

CMA / ARV

• ARV (median comp): $193,052
• List price: $165,000
• Delta: -14.53%
• 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
33720 Westchester	0.17mi	2/2.0	1,344 (0%)	2mo	$163,900	$122	91
33261 Westchester Dr	0.12mi	2/2.0	1,296 (-4%)	1mo	$190,000	$147	88
73311 San Carlos Dr	0.09mi	2/2.0	1,440 (+7%)	2mo	$275,000	$191	82
33231 Laura Dr	0.37mi	2/2.0	1,344 (0%)	2mo	$194,500	$145	81
73420 Algonquin Pl	0.38mi	2/2.0	1,344 (0%)	2mo	$200,000	$149	80
32581 Desert Moon	0.40mi	2/2.0	1,320 (-2%)	3mo	$170,000	$129	76
73477 Broadmoor Dr	0.27mi	2/2.0	1,440 (+7%)	1mo	$227,000	$158	75
32620 Bloomfield Ave Ave	0.33mi	2/2.0	1,248 (-7%)	1mo	$150,000	$120	72
32660 San Miguelito Dr	0.32mi	2/2.0	1,440 (+7%)	2mo	$205,000	$142	71
33490 Carlsbad Cir	0.35mi	2/2.0	1,440 (+7%)	2mo	$197,000	$137	70
33411 San Lucas Trl	0.24mi	2/2.0	1,536 (+14%)	2mo	$230,000	$150	63
73331 Pine Vly	0.49mi	2/2.0	1,168 (-13%)	3mo	$65,000	$56	53

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.60×
• Total profit: $-18,335
• Equity at exit: $24,602

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-4,404
• Equity at exit: $14,266

Cash invested: $46,200 (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 92276

• Home prices YoY: -10.9%
• Active inventory: 101
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,092 high
• Mortgage (P&I): −$865
• Tax from tax record: −$131 /mo · $1,577/yr
• Insurance: −$69
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$337
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $128

Break-even live

Break-even rent $1,930

Max offer price $165,000

Occupancy floor 89%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33371 Tubac Trl Thousand Palms, CA	2.0	2.0	1464	$1,800	$1.23	20d	1	0.05mi
33371 Tubac Trl Thousand Palms, CA	2.0	2.0	1464	$2,000	$1.37	43d	1	0.05mi
32567 Southern Hills Ave Thousand Palms, CA	3.0	1.0	912	$1,399	$1.53	43d	1	0.31mi
32545 Westchester Dr Thousand Palms, CA	2.0	2.0	1200	$1,950	$1.62	24d	1	0.36mi
32373 Chiricahua Dr Thousand Palms, CA	3.0	2.0	1344	$2,500	$1.86	43d	1	0.60mi
73274 Azure Rain #104 Palm Desert, CA	2.0	2.0	1205	$2,399	$1.99	43d	1	0.90mi
31577 Via Pared Thousand Palms, CA	3.0	2.0	1300	$2,500	$1.92	18d	1	1.06mi
73528 Cierra St Palm Desert, CA	3.0	2.0	1547	$2,995	$1.94	14d	1	1.22mi
35460 Domani Dr Palm Desert, CA	3.0	3.0	1705	$2,800	$1.64	7d	1	1.29mi
35515 Bains Ave Palm Desert, CA	3.0	2.5	1705	$3,399	$1.99	43d	1	1.33mi
35751 Gateway Dr Palm Desert, CA	1.0–3.0	1.0–2.0	1170	$2,570	$2.20	43d	1	1.34mi
91 Augusta Dr Rancho Mirage, CA	2.0	2.0	1620	$5,290	$3.27	43d	1	1.42mi

HOA detail

• Monthly dues: $337 · $4,044/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-18
   days on market $165,000 Active 124 DOM
2. 2026-06-17
   pricestatusdays on market $165,000 Active 123 DOM
3. 2026-06-16
   days on market $174,900 Active Under Contract 122 DOM
4. 2026-06-15
   days on market $174,900 Active Under Contract 121 DOM
5. 2026-06-13
   days on market $174,900 Active Under Contract 119 DOM
6. 2026-06-13
   days on market $174,900 Active Under Contract 118 DOM
7. 2026-06-09
   days on market $174,900 Active Under Contract 115 DOM
8. 2026-06-08
   days on market $174,900 Active Under Contract 114 DOM
9. 2026-06-07
   days on market $174,900 Active Under Contract 113 DOM
10. 2026-06-04
    days on market $174,900 Active Under Contract 110 DOM
11. 2026-06-03
    days on market $174,900 Active Under Contract 109 DOM
12. 2026-06-02
    days on market $174,900 Active Under Contract 108 DOM
13. 2026-06-02
    status $174,900 Active Under Contract 107 DOM
14. 2026-06-01
    days on market $174,900 Active 107 DOM
15. 2026-05-31
    days on market $174,900 Active 106 DOM
16. 2026-02-14
    listed $174,900 Active 857-char remark

    Show marketing remark (857 chars)

    This home is Light and Bright and move-in ready it comes turnkey furnished including golf-cart. Enjoy your favorite beverage on the large covered patio overlooking the beautiful views of the golf course, mountains and pond. The home is perfect for entertaining family and friends . This popular floorplan offers the large open livingroom and the extra Family/T. V room to gather comfortably without feeling cramped. Additionally, it offers 2 bedroon, 2 bathroom, and indoor laundry. Outside has covered patio on 2 sides, grapefruit tree, mature shrubs and sprinklers system. Tri-Palms Estates is a spirited 55+ community that offers 2 golf courses, pools, spa, tennis, pickleball, shuffleboard, clubhouse, restaurant, bar, and many planned activities. Conveniently located near shopping, restaurants, casinos, theatre, and medical facilities. Welcome Home!

17. 1998-05-22
    soldstatus $60,000
18. 1996-04-17
    soldstatus $50,000

ⓘ 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: $1,577 · $131/mo
• Projected year-2 tax: $1,577 · $131/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 4/10 Moderate FEMA zone AO · 31% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 5 d/yr ≥114°F today · 14 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: $25,100
• − Mortgage interest: −$9,243
• − Property taxes: −$1,577
• − Insurance: −$2,292
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − HOA: −$4,044
• − Depreciation: −$4,800
• Taxable loss: −$872
• Est. tax savings @ 24.0%: +$209
• After-tax cash flow: $1,742/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 — Thousand Palms

• Score: 53/100
• State rank: #950
• US rank: #24426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thousand Palms, CA
• City population: 7,662
• Population (ZIP): 7,662

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 43% White 32% Native American 4%
• Hispanic origin (detail): Mexican 62%
• Common ancestry: Slovak 2% Lithuanian 1% Portuguese 1%
• Foreign-born: 16% · Canada
• Languages at home: 54% English-only · Spanish 43% German/W. Germanic 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: ▼ -46.86%
• Current HPI: 382.4439
• Rent YoY: —
• Metro: —
• 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

+249.8% since first listed

3 events — show timeline

• 2026-02-14 Listed $174,900 GPSMLS
• 1998-05-22 Sold (Public Records) $60,000 Public Records
• 1996-04-17 Sold (Public Records) $50,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,577 · +0.9% YoY. Source: county tax records.