15300 Palm Dr #72 · Desert Hot Springs, CA 92240

$210,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 113 Days on market

Built 1987 3,920 sqft lot $156/sqft · at area comps Est $218k · at est. $329/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 +21.3/30.0
• ARV discount +9.1/15.0
• 1% rule +7.6/10.0
• DSCR +6.8/10.0
• 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

MOVE IN READY, YOU OWN THE LAND!! This well-maintained home features three spacious bedrooms and two full bathrooms, cathedral ceilings, and attractive wood laminate flooring throughout. The generously sized primary bedroom includes a walk-in closet and a private en-suite bath. The additional bedrooms are also roomy and versatile. The open-concept living and dining areas are filled with natural light and enhanced by new plantation shutters, creating a bright and welcoming atmosphere. Step outside to the covered front porch, perfect for relaxing or entertaining, which leads to a charming garden area complete with a fire pit--ideal for outdoor gatherings. The property is newly fenced, landscaped for easy maintenance, and includes a storage shed for added convenience. Ideally located just steps from the resort-style amenities of the exclusive 55+ community of Vista Montana, this home offers exceptional value, comfort, and convenience. An easy and short drive to Palm Springs further enhances its appeal. Residents enjoy beautifully maintained grounds with pools, a dog park, and a stunning clubhouse offering a variety of activities and social events. Do not miss this incredible and affordable opportunity--your perfect home awaits.

Key facts

• Covered front porch
• Charming garden area
• Fire pit

Tags

• MOVE IN READY
• WALK IN CLOSET
• PRIVATE EN SUITE BATH
• COVERED FRONT PORCH
• CHARMING GARDEN AREA
• FIRE PIT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $2,644/mo this rent would consume 59% 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 $1k of loan paydown is wiped out by about $6k 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 113 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 9y ago 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 $82k; list at $210k implies a 156% 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 $191,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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 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: 1.26% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 6.6

CMA / ARV

• ARV (median comp): $217,503
• List price: $210,000
• Delta: -3.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15300 Palm Dr #209	0.06mi	2/2.0 (-1)	1,335 (-1%)	3mo	$161,000	$121	88
15300 Palm Dr #119	0.19mi	3/2.0	1,344 (0%)	4mo	$220,000	$164	88
15300 Palm Dr #255	0.26mi	3/2.0	1,345 (+0%)	2mo	$203,500	$151	86
15300 Palm Dr #161	0.16mi	2/2.0 (-1)	1,333 (-1%)	1mo	$233,000	$175	85
15300 Palm Dr #138	0.15mi	2/2.0 (-1)	1,323 (-2%)	3mo	$237,000	$179	83
15300 Palm Dr #30	0.21mi	3/2.0	1,248 (-7%)	3mo	$200,000	$160	76
15300 Palm Dr #35	0.14mi	2/2.0 (-1)	1,430 (+6%)	5mo	$105,000	$73	74
15300 Palm Dr #22	0.24mi	2/2.0 (-1)	1,272 (-5%)	5mo	$219,000	$172	71
15300 Palm Dr #42	0.12mi	2/2.0 (-1)	1,178 (-12%)	2mo	$230,000	$195	67
15300 Palm Dr #146	0.20mi	3/2.0	1,539 (+14%)	5mo	$218,000	$142	62
14777 Palm Dr #186	0.53mi	3/2.0	1,440 (+7%)	2mo	$245,000	$170	61
14777 Palm Dr #15	0.48mi	2/2.0 (-1)	1,260 (-6%)	3mo	$180,000	$143	60

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-12,368
• Equity at exit: $31,312

10-year hold

• IRR: 5.1%
• Equity multiple: 1.39×
• Total profit: $22,868
• Equity at exit: $18,157

Cash invested: $58,800 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,644 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$329
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $309

Break-even live

Break-even rent $2,253

Max offer price $210,000

Occupancy floor 83%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15300 Palm Dr Desert Hot Springs, CA	3.0	2.0	1458	$2,800	$1.92	43d	1	0.22mi
15123 Avenida Ramada Desert Hot Springs, CA	4.0	2.0	1745	$3,200	$1.83	17d	1	0.33mi
14777 Palm Dr Desert Hot Springs, CA	4.0	2.0	1573	$1,995	$1.27	43d	1	0.40mi
16111 Avenida Ramada Desert Hot Springs, CA	4.0	2.0	1773	$3,000	$1.69	43d	1	0.58mi
13987 El Cajon Dr Desert Hot Springs, CA	3.0	2.0	1215	$2,600	$2.14	7d	1	0.71mi
15490 Avenue Rambla Unit NA Desert Hot Springs, CA	3.0	2.0	1088	$2,600	$2.39	24d	1	0.72mi
15490 Avenida Rambla Desert Hot Springs, CA	3.0	2.0	1088	$2,600	$2.39	43d	1	0.72mi
66629 Joseph Way Unit B Desert Hot Springs, CA	4.0	2.0	1200	$2,900	$2.42	24d	1	0.73mi
16087 Bubbling Wells Rd Desert Hot Springs, CA	3.0	2.0	1850	$5,000	$2.70	43d	1	0.85mi
13950 West Dr Unit B Desert Hot Springs, CA	2.0	2.0	1008	$1,600	$1.59	1d	1	0.93mi
13244 El Cajon Dr Desert Hot Springs, CA	4.0	0.5	1320	$3,200	$2.42	43d	1	1.01mi
13715 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1318	$2,600	$1.97	7d	1	1.18mi
13437 Cuando Way Desert Hot Springs, CA	4.0	2.5	1853	$3,200	$1.73	43d	1	1.19mi
66824 Estrella Ave Desert Hot Springs, CA	3.0	1.0	1700	$2,300	$1.35	23d	1	1.25mi
13322 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1215	$2,750	$2.26	43d	1	1.28mi
12920 Maui Way Desert Hot Springs, CA	4.0	2.0	1570	$3,100	$1.97	43d	1	1.30mi
66444 Desert View Ave Unit B Desert Hot Springs, CA	3.0	2.0	1294	$2,275	$1.76	43d	1	1.35mi
13539 Quinta Way Desert Hot Springs, CA	4.0	2.0	1397	$3,500	$2.51	18d	1	1.41mi
12300 Ambrosio Dr Desert Hot Springs, CA	3.0	2.0	1260	$2,400	$1.90	43d	1	1.43mi
12557 Maui Way Desert Hot Springs, CA	3.0	2.0	1853	$2,600	$1.40	17d	1	1.43mi
12385 Sumac Dr Desert Hot Springs, CA	3.0	2.0	1804	$2,450	$1.36	24d	1	1.45mi
66369 Buena Vista Ave Apt A Desert Hot Springs, CA	3.0	2.0	931	$1,499	$1.61	43d	1	1.45mi
13440 Quinta Way Unit 2 Desert Hot Springs, CA	2.0	2.0	1032	$2,000	$1.94	43d	1	1.47mi
12550 Miracle Hill Rd Unit 2 Desert Hot Springs, CA	2.0	2.0	1000	$1,650	$1.65	5d	1	1.49mi
12550 Miracle Hill Rd Desert Hot Springs, CA	2.0	2.0	1000	$1,650	$1.65	3d	1	1.49mi

HOA detail

• Monthly dues: $329 · $3,948/yr
• Likely covers: landscapingpool

Listing history 47 events

1. 2026-06-18
   days on market $210,000 Active 113 DOM
2. 2026-06-17
   days on market $210,000 Active 112 DOM
3. 2026-06-16
   days on market $210,000 Active 111 DOM
4. 2026-06-15
   days on market $210,000 Active 110 DOM
5. 2026-06-13
   days on market $210,000 Active 108 DOM
6. 2026-06-13
   days on market $210,000 Active 107 DOM
7. 2026-06-09
   days on market $210,000 Active 104 DOM
8. 2026-06-08
   days on market $210,000 Active 103 DOM
9. 2026-06-07
   days on market $210,000 Active 102 DOM
10. 2026-06-04
    days on market $210,000 Active 99 DOM
11. 2026-06-03
    days on market $210,000 Active 98 DOM
12. 2026-06-02
    days on market $210,000 Active 97 DOM
13. 2026-06-01
    days on market $210,000 Active 96 DOM
14. 2026-05-31
    days on market $210,000 Active 95 DOM
15. 2026-02-25
    listed $210,000 Active 1245-char remark

    Show marketing remark (1245 chars)

    MOVE IN READY, YOU OWN THE LAND!! This well-maintained home features three spacious bedrooms and two full bathrooms, cathedral ceilings, and attractive wood laminate flooring throughout. The generously sized primary bedroom includes a walk-in closet and a private en-suite bath. The additional bedrooms are also roomy and versatile. The open-concept living and dining areas are filled with natural light and enhanced by new plantation shutters, creating a bright and welcoming atmosphere. Step outside to the covered front porch, perfect for relaxing or entertaining, which leads to a charming garden area complete with a fire pit--ideal for outdoor gatherings. The property is newly fenced, landscaped for easy maintenance, and includes a storage shed for added convenience. Ideally located just steps from the resort-style amenities of the exclusive 55+ community of Vista Montana, this home offers exceptional value, comfort, and convenience. An easy and short drive to Palm Springs further enhances its appeal. Residents enjoy beautifully maintained grounds with pools, a dog park, and a stunning clubhouse offering a variety of activities and social events. Do not miss this incredible and affordable opportunity--your perfect home awaits.

16. 2025-02-06
    price
17. 2025-01-16
    status Active
18. 2025-01-01
    listed Active
19. 2024-10-10
    price
20. 2024-09-04
    listed Active
21. 2024-06-18
    historical
22. 2024-05-16
    listed $265,000 Active
23. 2024-05-14
    historical
24. 2024-04-10
    price $269,000
25. 2024-03-19
    listed $275,000 Active
26. 2024-03-18
    historical
27. 2024-01-29
    historical
28. 2024-01-21
    status Active
29. 2024-01-13
    status Active
30. 2023-12-16
    listed $200,000 Active
31. 2023-07-09
    listed $275,000 Active
32. 2023-07-08
    historical
33. 2017-11-13
    soldstatus $82,000 Closed
34. 2017-11-13
    soldstatus $82,000 Closed
35. 2017-09-18
    status Pending
36. 2017-08-08
    status Active
37. 2017-08-01
    status Backup Offers Accepted
38. 2017-07-20
    listed $84,900 Active
39. 2017-07-16
    historical
40. 2017-06-28
    status Active
41. 2017-06-23
    status Backup Offers Accepted
42. 2017-05-28
    status Pending
43. 2017-05-26
    historical
44. 2017-05-15
    price $84,500
45. 2017-03-14
    status Active
46. 2017-02-26
    status Pending
47. 2017-02-13
    listed $89,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥111°F today · 20 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: $31,729
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,538
• − Management: −$2,538
• − HOA: −$3,948
• − Depreciation: −$6,109
• Taxable income: $632
• Est. tax owed @ 24.0%: −$152
• After-tax cash flow: $3,551/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

+133.6% since first listed

33 events — show timeline

• 2026-02-25 Listed $210,000 GPSMLS
• 2025-02-06 Price Changed — TheMLS
• 2025-01-16 Relisted — TheMLS
• 2025-01-01 Listed — TheMLS
• 2024-10-10 Price Changed — TheMLS
• 2024-09-04 Listed — TheMLS
• 2024-06-18 Listing Removed — GPSMLS
• 2024-05-16 Listed $265,000 GPSMLS
• 2024-05-14 Listing Removed — GPSMLS
• 2024-04-10 Price Changed $269,000 GPSMLS
• 2024-03-19 Listed $275,000 GPSMLS
• 2024-03-18 Coming Soon — GPSMLS
• 2024-01-29 Listing Removed — CRMLS
• 2024-01-21 Relisted — CRMLS
• 2024-01-13 Relisted — CRMLS
• 2023-12-16 Listed $200,000 CRMLS
• 2023-07-09 Listed $275,000 GPSMLS
• 2023-07-08 Coming Soon — GPSMLS
• 2017-11-13 Sold (MLS) $82,000 GPSMLS
• 2017-11-13 Sold (MLS) $82,000 GPSMLS
• 2017-09-18 Pending — GPSMLS
• 2017-08-08 Relisted — GPSMLS
• 2017-08-01 Pending — GPSMLS
• 2017-07-20 Listed $84,900 GPSMLS
• 2017-07-16 Listing Removed — GPSMLS
• 2017-06-28 Relisted — GPSMLS
• 2017-06-23 Pending — GPSMLS
• 2017-05-28 Pending — GPSMLS
• 2017-05-26 Listing Removed — GPSMLS
• 2017-05-15 Price Changed $84,500 GPSMLS
• 2017-03-14 Relisted — GPSMLS
• 2017-02-26 Pending — GPSMLS
• 2017-02-13 Listed $89,900 GPSMLS

Property tax history

-0.6%/yr

Latest (2017): $316 · +39.9% YoY. Source: county tax records.