476 Evergreen Ash · Palm Desert, CA 92211

$390,000

2 bd · 2.0 ba · 1,330 sqft · Condo public records · 59 Days on market

Built 1989 $870/mo HOA · 20% of rent

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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 +15.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• DSCR +4.7/10.0
• Schools +3.8/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled within the prestigious guard-gated community of Desert Falls Country Club in the heart of Palm Desert, 476 Evergreen Ash is the kind of home that immediately feels welcoming the moment you arrive. As you step into the living room you'll notice it has real character. A timeless white brick fireplace anchors the space, while a built-in wet bar with granite countertops and mirrored glass shelving adds a touch of retro charm. Sliding glass doors lead out to a private upper balcony, where sweeping views create the perfect backdrop. Whether it's a relaxed evening or hosting friends, this is a space people naturally gravitate toward. The kitchen has been thoughtfully updated with sage-green shaker cabinetry, rich granite countertops, and a full suite of stainless steel appliances. A pass-through window connects seamlessly to the dining area, while the breakfast nook offers a bright, inviting spot to start your day. The formal dining area flows effortlessly into the living space, making the layout ideal for both entertaining and easy daily living. Step outside onto the balcony and you'll instantly see why this home stands out. You'll fall in love with the expansive green trees and desert views, a gas BBQ, and plenty of room to relax, making it a true extension of the living space -- perfect for morning coffee, sunset dinners, or simply unwinding at the end of the day. The primary suite is spacious, peaceful, and designed for comfort, featuring direct access to the balcony so you can enjoy fresh air first thing in the morning. The en-suite bathroom includes a generous double vanity with dual sinks, ample counter space, and a walk-in shower/tub combination. The second bedroom offers a warm and inviting feel with rich tones while the full bathroom with a glass-enclosed tub/shower combo is ideal for guests or everyday use. Additional features include turnkey furnishings for a seamless move-in, an attached two-car garage, a dedicated laundry room, and a private balcony designed to maximize the surrounding views. Living in Desert Falls means access to one of the Coachella Valley's most sought-after communities. Residents enjoy a championship 18-hole golf course, tennis and pickleball courts, a fitness center, clubhouse, and 24-hour guard-gated security -- all set within beautifully maintained grounds. And if you are looking for an income producing property, you've found it! With multiple 5 star reviews this property makes a GREAT rental!

Key facts

• $870 HOA
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $390k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $390k).
• Recommended offer: $378k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 soft (-0.3%/yr); 626 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); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $4,437/mo this rent would consume 60% of the median local household income ($88k/yr) (locally 1181% 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 $3k of loan paydown is wiped out by about $12k 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 59 days — a 3% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $140k; list at $390k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $378,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.14% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.39×
• Total profit: $-66,122
• Equity at exit: $58,150

10-year hold

• IRR: -19.3%
• Equity multiple: 0.14×
• Total profit: $-93,545
• Equity at exit: $33,720

Cash invested: $109,200 (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 92211

• Rents YoY: -0.3%
• Active inventory: 626
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $4,437 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$277 /mo · $3,324/yr
• Insurance: −$162
• HOA: −$870
• Vacancy / Maint / Mgmt: −$932
• Net cashflow: $151

Break-even live

Break-even rent $4,247

Max offer price $390,000

Occupancy floor 92%

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
474 Evergreen Ash Palm Desert, CA	2.0	2.0	1330	$2,850	$2.14	24d	1	0.02mi
491 Desert Falls Dr N Palm Desert, CA	2.0	2.0	1360	$6,500	$4.78	44d	1	0.04mi
432 Desert Falls Dr N Palm Desert, CA	3.0	2.5	1814	$4,800	$2.65	44d	1	0.14mi
413 Desert Falls Dr N Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.20mi
551 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$5,500	$4.14	44d	1	0.22mi
319 Vista Royale Dr Palm Desert, CA	3.0	2.5	1814	$2,900	$1.60	44d	1	0.22mi
274 Vista Royale Cir E Palm Desert, CA	3.0	2.5	1814	$2,900	$1.60	24d	1	0.28mi
607 Calle Vibrante Palm Desert, CA	3.0	2.0	1873	$2,895	$1.55	44d	1	0.29mi
607 Calle Vibrante Palm Desert, CA	3.0	2.5	1873	$2,795	$1.49	24d	1	0.29mi
270 Vista Royale Cir E Palm Desert, CA	3.0	2.5	1814	$3,250	$1.79	5d	1	0.30mi
270 Vista Royale Cir E Palm Desert, CA	3.0	2.5	1814	$3,250	$1.79	44d	1	0.30mi
510 Calle Vibrante Palm Desert, CA	3.0	2.5	1624	$2,695	$1.66	18d	1	0.31mi
635 Calle Vibrante Palm Desert, CA	3.0	2.5	1574	$2,800	$1.78	44d	1	0.33mi
520 Calle Vibrante Unit 520 Palm Desert, CA	3.0	6.0	1873	$4,000	$2.14	44d	1	0.33mi
259 Vista Royale Cir W Palm Desert, CA	2.0	2.0	1330	$5,600	$4.21	44d	1	0.35mi
248 Vista Royale Cir W Palm Desert, CA	2.0	2.0	1330	$4,999	$3.76	44d	1	0.37mi
237 Vista Royale Cir W Palm Desert, CA	3.0	2.5	1814	$6,200	$3.42	44d	1	0.42mi
221 Vista Royale Cir E Palm Desert, CA	2.0	2.0	1360	$5,900	$4.34	24d	1	0.43mi
651 Vista Lago Cir N Palm Desert, CA	2.0	2.0	1330	$5,700	$4.29	44d	1	0.44mi
272 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$6,250	$4.70	44d	1	0.46mi
221 Vista Royale Cir W Palm Desert, CA	2.0	2.5	1360	$5,900	$4.34	24d	1	0.46mi
245 Paseo Gregario Palm Desert, CA	2.0	2.0	1602	$2,700	$1.69	44d	1	0.47mi
709 Vista Lago Cir N Palm Desert, CA	2.0	2.0	1360	$2,700	$1.99	44d	1	0.48mi
127 Villa Ct Palm Desert, CA	2.0	2.0	1330	$6,800	$5.11	44d	1	0.50mi
139 Villa Ct Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.52mi
194 Paseo Bravo Palm Desert, CA	2.0	3.0	1307	$2,500	$1.91	44d	1	0.52mi
37600 College Dr Palm Desert, CA	1.0–3.0	1.0–2.5	1195	$2,458	$2.06	2d	21	0.55mi
156 Falls Ct Palm Desert, CA	3.0	2.5	1814	$6,000	$3.31	44d	1	0.59mi
216 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$3,250	$2.44	44d	1	0.62mi
207 Desert Falls Cir Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.63mi
38941 Kilimanjaro Dr Palm Desert, CA	2.0	2.0	1731	$7,000	$4.04	44d	1	0.65mi
199 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.67mi
38780 Tandika Trl N Palm Desert, CA	2.0	2.0	1815	$3,900	$2.15	44d	1	0.67mi
187 Desert Falls Cir Palm Desert, CA	3.0	2.5	1814	$5,999	$3.31	44d	1	0.68mi
189 Desert Falls Cir Palm Desert, CA	2.0	2.5	1814	$6,500	$3.58	44d	1	0.68mi
726 Vista Lago Dr N Palm Desert, CA	3.0	2.5	1814	$4,900	$2.70	44d	1	0.70mi
781 Montana Vista Dr Palm Desert, CA	2.0	2.0	1330	$6,000	$4.51	44d	1	0.70mi
778 Montana Vista Dr Palm Desert, CA	3.0	2.5	1814	$6,500	$3.58	44d	1	0.71mi
182 Desert Falls Cir Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.71mi
160 Desert Falls Cir Palm Desert, CA	2.0	2.0	1330	$4,000	$3.01	2d	1	0.78mi

HOA detail condo

• Monthly dues: $870 · $10,440/yr
• Likely covers: gaslandscapinggymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-04-01
   listed $390,000 Active 2475-char remark

   Show marketing remark (2475 chars)

   Nestled within the prestigious guard-gated community of Desert Falls Country Club in the heart of Palm Desert, 476 Evergreen Ash is the kind of home that immediately feels welcoming the moment you arrive. As you step into the living room you'll notice it has real character. A timeless white brick fireplace anchors the space, while a built-in wet bar with granite countertops and mirrored glass shelving adds a touch of retro charm. Sliding glass doors lead out to a private upper balcony, where sweeping views create the perfect backdrop. Whether it's a relaxed evening or hosting friends, this is a space people naturally gravitate toward. The kitchen has been thoughtfully updated with sage-green shaker cabinetry, rich granite countertops, and a full suite of stainless steel appliances. A pass-through window connects seamlessly to the dining area, while the breakfast nook offers a bright, inviting spot to start your day. The formal dining area flows effortlessly into the living space, making the layout ideal for both entertaining and easy daily living. Step outside onto the balcony and you'll instantly see why this home stands out. You'll fall in love with the expansive green trees and desert views, a gas BBQ, and plenty of room to relax, making it a true extension of the living space -- perfect for morning coffee, sunset dinners, or simply unwinding at the end of the day. The primary suite is spacious, peaceful, and designed for comfort, featuring direct access to the balcony so you can enjoy fresh air first thing in the morning. The en-suite bathroom includes a generous double vanity with dual sinks, ample counter space, and a walk-in shower/tub combination. The second bedroom offers a warm and inviting feel with rich tones while the full bathroom with a glass-enclosed tub/shower combo is ideal for guests or everyday use. Additional features include turnkey furnishings for a seamless move-in, an attached two-car garage, a dedicated laundry room, and a private balcony designed to maximize the surrounding views. Living in Desert Falls means access to one of the Coachella Valley's most sought-after communities. Residents enjoy a championship 18-hole golf course, tennis and pickleball courts, a fitness center, clubhouse, and 24-hour guard-gated security -- all set within beautifully maintained grounds. And if you are looking for an income producing property, you've found it! With multiple 5 star reviews this property makes a GREAT rental!

2. 2025-09-22
   historical
3. 2025-06-10
   listed $399,000 Active
4. 2000-10-20
   soldstatus $140,500
5. 2000-07-17
   historical
6. 2000-03-23
   listed $145,000

ⓘ 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: $3,324 · $277/mo
• Projected year-2 tax: $3,324 · $277/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥114°F today · 16 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: $53,249
• − Mortgage interest: −$21,846
• − Property taxes: −$3,324
• − Insurance: −$1,950
• − Repairs & maintenance: −$4,260
• − Management: −$4,260
• − HOA: −$10,440
• − Depreciation: −$11,345
• Taxable loss: −$4,177
• Est. tax savings @ 24.0%: +$1,002
• After-tax cash flow: $2,812/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): 28,092
• Household income: $88,477
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 1181.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 11% Asian 4% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Scotch-Irish 3% Slovak 3% Romanian 3%
• Foreign-born: 16% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% Tagalog/Filipino 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: ▼ -166.92%
• Current HPI: 233.4619
• Rent YoY: ▼ -0.30%
• 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

+169.0% since first listed

6 events — show timeline

• 2026-04-01 Listed $390,000 GPSMLS
• 2025-09-22 Listing Removed — GPSMLS
• 2025-06-10 Listed $399,000 GPSMLS
• 2000-10-20 Sold (Public Records) $140,500 Public Records
• 2000-07-17 Listing Removed — GPSMLS
• 2000-03-23 Listed $145,000 GPSMLS

Property tax history

+2.8%/yr

Latest (2025): $3,324 · +3.3% YoY. Source: county tax records.