55 Santa Maria St · Palm Springs, CA 92264

$124,227

2 bd · 1.0 ba · 920 sqft · Manufactured · 58 Days on market

Built 1969 $135/sqft · 47% above area Est $85k · 47% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Safari Park is a 55 & older mobile home park located in a convenient location of Palm Springs. Park has lots of amenities including pool/spa shuffleboard, library and rec room. Home comes furnished with a updated kitchen and also included is a golf cart. Sellers have enjoyed this home for many years and want it to have another owner who will enjoy it just as much!

Key facts

• Central ac
• Bonus room
• Sheds

Tags

• CUSTOM WINDOW COVERINGS
• CENTRAL AC
• BONUS ROOM
• SHEDS

Property features AI

Finance

• Other: Pet restrictions apply; Located in Safari Park (park manager: Christina)
• Financial info: Listing terms: Cash; Sale type: Standard; Possession at close of escrow; No short-term rentals permitted; Will not consider lease
• HOA & community: Monthly association/park fees reported as $0.00

Exterior

• Parking: Attached carport; One covered space; One carport space; Two total parking spaces
• Security: Other security features
• Utilities: Sewer connected and paid; PUD: Yes
• Home design: Single wide manufactured home; One story; Detached; Located in a lease land setting (land lease)
• Construction: Built as a mobile/manufactured home; Manufacturer: Champion; Model: M145; Length 50 ft, Width 12 ft
• Exterior features: Wood fencing; Street lights; Community in-ground pool; Community in-ground spa; Mountain views; Located in a senior community

Interior

• Kitchen: Refrigerator; Dishwasher
• Bedrooms: Two master bedrooms
• Flooring: Other
• Bathrooms: One full bathroom with shower stall
• Heating & cooling: Forced air heating; Central air conditioning; Evaporative cooling
• Interior features: Custom window coverings; Sliding doors; Partially furnished; Den/Study; Dining area
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $124k.

Deal economics

• At list price, monthly cash flow is $993 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $120k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 2.7% in Palm 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 66/100 on livability (#348 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: crime F, cost of living F, health & safety 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.
• Zoned schools: Cahuilla Elementary (421 students, 93% FRL); Raymond Cree Middle (708 students, 98% FRL); Palm Springs High (math 30% / reading 51%, grade F, #508 of 1,170 statewide, top 44%, 1,584 students, 97% FRL) — zoned schools average 96% FRL vs 73% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.4%/yr); 498 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• This rent runs 36% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $859 of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $28k; list at $124k implies a 352% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.89% ✓
• Cap rate: 15.89%
• Cash-on-cash: 34.27%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

• ARV (median comp): $84,685
• List price: $124,227
• Delta: 46.69%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
171 Balboa Dr	0.10mi	1/1.0 (-1)	945 (+3%)	1mo	$95,000	$101	85
46 Santa Maria	0.04mi	1/2.0 (-1)	920 (0%)	11mo	$95,000	$103	80
54 Santa Maria	0.02mi	2/2.0	1,000 (+9%)	14mo	$147,000	$147	69
47 Santa Maria St	0.04mi	2/2.0	800 (-13%)	9mo	$90,000	$113	65
57 Mars St	0.38mi	1/1.0 (-1)	888 (-4%)	14mo	$83,000	$93	60
127 Mars St	0.19mi	2/2.0	820 (-11%)	17mo	$150,000	$183	55

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 2.04×
• Total profit: $36,303
• Equity at exit: $18,523

10-year hold

• IRR: 32.0%
• Equity multiple: 3.49×
• Total profit: $86,675
• Equity at exit: $10,741

Cash invested: $34,784 (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 92264

• Rents YoY: -0.4%
• Active inventory: 498
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,344 high
• Mortgage (P&I): −$651
• Tax est. 1.5%: −$155 /mo · $1,863/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $993

Break-even live

Break-even rent $1,087

Max offer price $124,227

Occupancy floor 53%

Sensitivity live

Price	-10% $1,079	-5% $1,036	+0% $993	+5% $950	+10% $908
Rent	-10% $808	-5% $901	+0% $993	+5% $1,086	+10% $1,179
Rate	-1.0pp $1,056	-0.5pp $1,025	base $993	+0.5pp $961	+1.0pp $928

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: $31,057
• Closing costs: $3,727
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1700 S Araby Dr Palm Springs, CA	1.0–2.0	1.0–2.0	871	$2,682	$3.08	0d	5	0.63mi
2540 S Araby Dr Palm Springs, CA	1.0	1.0	678	$2,900	$4.28	45d	1	0.72mi
5225 E Waverly Dr #66 Palm Springs, CA	1.0	2.0	887	$3,600	$4.06	45d	1	0.85mi
5300 E Waverly Dr Unit C4 Palm Springs, CA	2.0	1.5	768	$1,900	$2.47	4d	1	0.92mi
5301 E Waverly Dr #192 Palm Springs, CA	2.0	2.0	979	$2,300	$2.35	26d	1	0.97mi
5301 E Waverly Dr #120 Palm Springs, CA	1.0	2.0	887	$2,800	$3.16	45d	1	0.97mi
5300 E Waverly Dr Palm Springs, CA	1.0–2.0	1.5–2.0	768	$1,900	$2.47	26d	2	1.01mi
5301 E Waverly Dr Palm Springs, CA	1.0–2.0	2.0	933	$2,300	$2.47	20d	2	1.05mi
5301 E Waverly Dr Palm Springs, CA	1.0–2.0	2.0	933	$2,300	$2.47	16d	2	1.05mi
2800 Lawrence Crossley Rd Palm Springs, CA	2.0	2.0	905	$2,022	$2.23	45d	1	1.15mi
2700 Lawrence Crossley Rd #18 Palm Springs, CA	2.0	2.0	885	$2,050	$2.32	20d	1	1.16mi
2700 Lawrence Crossley Rd Unit B15 Palm Springs, CA	2.0	2.0	885	$1,950	$2.20	45d	1	1.16mi
2010 Lawrence Crossley Rd Unit 8 Palm Springs, CA	2.0	1.5	993	$1,895	$1.91	15d	1	1.43mi
587 El Placer Rd Palm Springs, CA	1.0	1.0	550	$1,750	$3.18	45d	1	1.47mi
579 Highland Dr Apt 4 Palm Springs, CA	1.0	1.0	558	$1,399	$2.51	45d	1	1.49mi

Listing history 23 events

1. 2026-06-21
   days on market $124,227 Active 58 DOM
2. 2026-06-18
   days on market $124,227 Active 55 DOM
3. 2026-06-17
   days on market $124,227 Active 54 DOM
4. 2026-06-16
   days on market $124,227 Active 53 DOM
5. 2026-06-15
   days on market $124,227 Active 52 DOM
6. 2026-06-13
   days on market $124,227 Active 50 DOM
7. 2026-06-13
   days on market $124,227 Active 49 DOM
8. 2026-06-09
   days on market $124,227 Active 46 DOM
9. 2026-06-08
   days on market $124,227 Active 45 DOM
10. 2026-06-07
    days on market $124,227 Active 44 DOM
11. 2026-06-04
    days on market $124,227 Active 41 DOM
12. 2026-06-03
    days on market $124,227 Active 40 DOM
13. 2026-06-02
    days on market $124,227 Active 39 DOM
14. 2026-06-01
    days on market $124,227 Active 38 DOM
15. 2026-05-31
    days on market $124,227 Active 37 DOM
16. 2026-04-24
    listed $124,227 Active 289-char remark
17. 2021-01-22
    soldstatus $27,500 Closed 372-char remark

    Show marketing remark (372 chars)

    Safari Park is a 55 & older mobile home park located in a convenient location of Palm Springs. Park has lots of amenities including pool/spa shuffleboard, library and rec room. Home comes furnished with a updated kitchen and also included is a golf cart. Sellers have enjoyed this home for many years and want it to have another owner who will enjoy it just as much!

18. 2020-10-06
    status Pending 372-char remark

    Show marketing remark (372 chars)

    Safari Park is a 55 & older mobile home park located in a convenient location of Palm Springs. Park has lots of amenities including pool/spa shuffleboard, library and rec room. Home comes furnished with a updated kitchen and also included is a golf cart. Sellers have enjoyed this home for many years and want it to have another owner who will enjoy it just as much!

19. 2020-08-07
    price $33,995 372-char remark

    Show marketing remark (372 chars)

    Safari Park is a 55 & older mobile home park located in a convenient location of Palm Springs. Park has lots of amenities including pool/spa shuffleboard, library and rec room. Home comes furnished with a updated kitchen and also included is a golf cart. Sellers have enjoyed this home for many years and want it to have another owner who will enjoy it just as much!

20. 2020-07-24
    price $35,995 372-char remark

    Show marketing remark (372 chars)

    Safari Park is a 55 & older mobile home park located in a convenient location of Palm Springs. Park has lots of amenities including pool/spa shuffleboard, library and rec room. Home comes furnished with a updated kitchen and also included is a golf cart. Sellers have enjoyed this home for many years and want it to have another owner who will enjoy it just as much!

21. 2020-07-13
    price $39,995 372-char remark

    Show marketing remark (372 chars)

    Safari Park is a 55 & older mobile home park located in a convenient location of Palm Springs. Park has lots of amenities including pool/spa shuffleboard, library and rec room. Home comes furnished with a updated kitchen and also included is a golf cart. Sellers have enjoyed this home for many years and want it to have another owner who will enjoy it just as much!

22. 2020-06-22
    price $44,995 372-char remark

    Show marketing remark (372 chars)

    Safari Park is a 55 & older mobile home park located in a convenient location of Palm Springs. Park has lots of amenities including pool/spa shuffleboard, library and rec room. Home comes furnished with a updated kitchen and also included is a golf cart. Sellers have enjoyed this home for many years and want it to have another owner who will enjoy it just as much!

23. 2020-05-05
    listed $49,995 Active 372-char remark

    Show marketing remark (372 chars)

    Safari Park is a 55 & older mobile home park located in a convenient location of Palm Springs. Park has lots of amenities including pool/spa shuffleboard, library and rec room. Home comes furnished with a updated kitchen and also included is a golf cart. Sellers have enjoyed this home for many years and want it to have another owner who will enjoy it just as much!

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,130
• − Mortgage interest: −$6,959
• − Property taxes: −$1,863
• − Insurance: −$621
• − Repairs & maintenance: −$2,250
• − Management: −$2,250
• − Depreciation: −$3,614
• Taxable income: $10,572
• Est. tax owed @ 24.0%: −$2,537
• After-tax cash flow: $9,383/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 — Palm Springs

• Score: 66/100
• State rank: #348
• US rank: #11850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, CA
• County: Riverside County · 2,287,001 people
• City population: 46,786
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 19,899
• Household income: $77,688
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1215.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 12% Asian 6% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 13% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -489.04%
• Current HPI: 357.0969
• Rent YoY: ▼ -0.43%
• 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

+148.5% since first listed

8 events — show timeline

• 2026-04-24 Listed $124,227 GPSMLS
• 2021-01-22 Sold (MLS) $27,500 GPSMLS
• 2020-10-06 Pending — GPSMLS
• 2020-08-07 Price Changed $33,995 GPSMLS
• 2020-07-24 Price Changed $35,995 GPSMLS
• 2020-07-13 Price Changed $39,995 GPSMLS
• 2020-06-22 Price Changed $44,995 GPSMLS
• 2020-05-05 Listed $49,995 GPSMLS