11771 Upland Way · Desert Hot Springs, CA 92240

$890,000

None bd · None ba · 3,200 sqft · MultiFamily · 41 Days on market

Built 2024 $278/sqft · 76% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Immediate 9.4% Cap Rate on a stabilized, high-cash-flow asset in the Desert Hot Springs opportunity zone. Extensively remodeled in 2024, this 7-unit multi-family property offers a rare combination of modern aesthetics and mechanical efficiency. The property features 7 individual electric meters, a critical operational advantage in the desert that shifts the highest utility burden—air conditioning—directly to the tenants. The 2024 renovation included updated systems, new finishes, and a private gated perimeter, ensuring zero deferred maintenance for the incoming investor. Priced at $915,000 for a rapid sale, this asset provides over $400,000 in immediate equity compared to market-average cap rates. Investment Highlights: Superior Yield: Stabilized 9.46% Cap Rate with a 19-21% expense ratio. Major 2024 Renovation: Turnkey asset with new systems and finishes. Operational Efficiency: 7 individual electric meters significantly reduce owner-paid utilities. Gated Perimeter: Enhances security and curb appeal for high-quality tenant retention. Marketing Flyer Framework The Property: 11771 Upland Way Price: $915,000 Units: 7 Status: Fully Remodeled 2024 Net Income: $86,601 Why Invest Here? Most investors in the Coachella Valley struggle with high utility costs and aging infrastructure. This property solves both. With a 2024 remodel and individual metering, your overhead is locked in while your income is protected by the high demand for modern rentals in the 92240 zip code.

Key facts

• Modern aesthetics
• 2024 renovation
• 9.4% cap rate

Tags

• 9.4% CAP RATE
• 7 INDIVIDUAL ELECTRIC METERS
• PRIVATE GATED PERIMETER
• 2024 RENOVATION
• MODERN AESTHETICS
• MECHANICAL EFFICIENCY

What this means for you Summary

Snapshot

• This is a 1×4bd/1ba + 2×1bd/1ba + 4×2bd/1ba units multifamily listed at $890k.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive. Per door: $481/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $890k).
• Recommended offer: $863k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $11,947/mo this rent would consume 265% 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 $6k of loan paydown is wiped out by about $27k 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 $249k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($863k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $26k; list at $890k implies a 3323% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $863,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.20%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $506,044
• List price: $890,000
• Delta: 75.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66780 Crescent Dr	0.22mi	6/4.0	2,835 (-11%)	4mo	$660,000	$233	67

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: 7.9%
• Equity multiple: 1.31×
• Total profit: $78,210
• Equity at exit: $132,702

10-year hold

• IRR: 17.8%
• Equity multiple: 2.52×
• Total profit: $377,812
• Equity at exit: $76,951

Cash invested: $249,200 (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 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 515
• Price-to-rent: 33.3×

Monthly cashflow live

• Estimated rent: $11,947 medium
• Mortgage (P&I): −$4,667
• Tax from tax record: −$1,035 /mo · $12,422/yr
• Insurance: −$371
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,509
• Net cashflow: $3,365

Break-even live

Break-even rent $7,688

Max offer price $890,000

Occupancy floor 67%

7-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	4	1	$2,230
▸ 2× units	1	1	$2,806
▸ 4× units	2	1	$6,912
Total (7 units)			$11,947

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: $222,500
• Closing costs: $26,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
66915 Vista Pl Desert Hot Springs, CA	2.0	2.0	2430	$2,100	$0.86	43d	1	0.13mi
12635 El Nido Pl Unit 1 Desert Hot Springs, CA	3.0	1.0	2471	$2,275	$0.92	24d	1	0.84mi
12635 El Nido Pl Desert Hot Springs, CA	3.0	1.0	2471	$2,275	$0.92	43d	1	0.84mi

Listing history 22 events

1. 2026-06-18
   days on market $890,000 Active 41 DOM
2. 2026-06-17
   days on market $890,000 Active 40 DOM
3. 2026-06-16
   days on market $890,000 Active 39 DOM
4. 2026-06-15
   days on market $890,000 Active 38 DOM
5. 2026-06-13
   days on market $890,000 Active 36 DOM
6. 2026-06-13
   days on market $890,000 Active 35 DOM
7. 2026-06-09
   days on market $890,000 Active 32 DOM
8. 2026-06-08
   days on market $890,000 Active 31 DOM
9. 2026-06-07
   days on market $890,000 Active 30 DOM
10. 2026-06-04
    days on market $890,000 Active 27 DOM
11. 2026-06-03
    days on market $890,000 Active 26 DOM
12. 2026-06-02
    days on market $890,000 Active 25 DOM
13. 2026-06-01
    days on market $890,000 Active 24 DOM
14. 2026-05-31
    days on market $890,000 Active 23 DOM
15. 2026-05-08
    listed $915,000 Active 1508-char remark

    Show marketing remark (1508 chars)

    Immediate 9.4% Cap Rate on a stabilized, high-cash-flow asset in the Desert Hot Springs opportunity zone. Extensively remodeled in 2024, this 7-unit multi-family property offers a rare combination of modern aesthetics and mechanical efficiency. The property features 7 individual electric meters, a critical operational advantage in the desert that shifts the highest utility burden—air conditioning—directly to the tenants. The 2024 renovation included updated systems, new finishes, and a private gated perimeter, ensuring zero deferred maintenance for the incoming investor. Priced at $915,000 for a rapid sale, this asset provides over $400,000 in immediate equity compared to market-average cap rates. Investment Highlights: Superior Yield: Stabilized 9.46% Cap Rate with a 19-21% expense ratio. Major 2024 Renovation: Turnkey asset with new systems and finishes. Operational Efficiency: 7 individual electric meters significantly reduce owner-paid utilities. Gated Perimeter: Enhances security and curb appeal for high-quality tenant retention. Marketing Flyer Framework The Property: 11771 Upland Way Price: $915,000 Units: 7 Status: Fully Remodeled 2024 Net Income: $86,601 Why Invest Here? Most investors in the Coachella Valley struggle with high utility costs and aging infrastructure. This property solves both. With a 2024 remodel and individual metering, your overhead is locked in while your income is protected by the high demand for modern rentals in the 92240 zip code.

16. 2026-05-04
    historical
17. 2026-04-21
    price $935,000
18. 2026-02-02
    listed $950,000 Active
19. 1999-12-30
    soldstatus $26,000
20. 1997-02-24
    soldstatus $30,000
21. 1991-06-11
    soldstatus $110,000
22. 1988-11-10
    soldstatus $19,733

ⓘ 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: $12,422 · $1,035/mo
• Projected year-2 tax: $12,422 · $1,035/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 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: $143,364
• − Mortgage interest: −$49,854
• − Property taxes: −$12,422
• − Insurance: −$4,450
• − Repairs & maintenance: −$11,469
• − Management: −$11,469
• − Depreciation: −$25,891
• Taxable income: $27,809
• Est. tax owed @ 24.0%: −$6,674
• After-tax cash flow: $33,704/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

+4536.9% since first listed

8 events — show timeline

• 2026-05-08 Listed $915,000 SDMLS
• 2026-05-04 Listing Removed — GPSMLS
• 2026-04-21 Price Changed $935,000 GPSMLS
• 2026-02-02 Listed $950,000 GPSMLS
• 1999-12-30 Sold (Public Records) $26,000 Public Records
• 1997-02-24 Sold (Public Records) $30,000 Public Records
• 1991-06-11 Sold (Public Records) $110,000 Public Records
• 1988-11-10 Sold (Public Records) $19,733 Public Records

Property tax history

+19.2%/yr

Latest (2025): $12,422 · -4.5% YoY. Source: county tax records.