282 Saguaro Dr. Dr · Palm Springs, CA 92264

$275,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 59 Days on market

Built 1976 4,356 sqft lot $191/sqft · 7% above area Est $258k · 7% over $355/mo HOA · 13% 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 +13.4/30.0
• 1% rule +4.6/10.0
• ARV discount +4.5/15.0
• DSCR +4.0/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

El Dorado Palms, You Own the Land, Location is exceptional, Next to Traders Joes, shopping, dining, and Casino. Airport is short drive Walmart and major shopping is on Ramon Road. This 55+ active community allows 30 days lease of your home, or longer, you can be here part time or full time, makes a excellent second home, furnished and turn key if you like. Indoor patio and outdoor patio allow for any season enjoyment, you are in the heart of Palm Springs for under $300K. Ample parking in carport and swing open fencing for extra car or storage. Inside wood flooring, two areas for eating and entertaining the flow of the floor plan is perfect for having gatherings. Indoor W/ D, area with stora

Key facts

• Wood flooring
• Ample parking
• Indoor patio

Tags

• YOU OWN THE LAND
• NEXT TO TRADERS JOES
• INDOOR PATIO
• OUTDOOR PATIO
• AMPLE PARKING
• WOOD FLOORING

Property features AI

Finance

• Other: Property sold turnkey — all items shown are included; Disclosures include CC&R and homeowners association documents; Directions: Use front gate at 6000 E. Palm Canyon Dr., hit call button then code; call agent if issues
• Financial info: Rental restrictions apply; Listing accepts cash and private financing; cash to new loan; Possession at close of escrow; Short-term rentals not allowed; Will not consider lease
• HOA & community: Senior, gated community; Monthly association fee; Association fee covers water and trash; Community amenities: clubhouse, sauna, fitness center, picnic area, other courts, guest parking, RV parking; Assoc pet rules apply; Association offers trailer/RV parking

Exterior

• Parking: Attached carport; 2 total parking spaces; 2 carport spaces; No garage
• Security: Automatic gate with card/code access; Gated community; Community access controls
• Utilities: Mutual water source; Sewer connected and paid; TV/cable available; Power: (not specified)
• Home design: Attached property; Double-wide manufactured home (Lancer model, Royal manufacturer); Single-story (ground level); Entry floor: 1; Has view of hills; Mobile home remains
• Construction: Manufactured double-wide (60 ft long, 12 ft wide); Year built: other / source: other
• Exterior features: Covered, enclosed patio; Vinyl fencing; Landscaped grounds; Street lights; Community pool and in-ground community spa with safety gate; Trailer/RV storage available

Interior

• Kitchen: Pantry; Wood counters; Refrigerator; Microwave; Gas range and gas oven; Dishwasher; Disposal; Exhaust fan
• Bedrooms: Entry level: 1
• Flooring: Mixed flooring
• Bathrooms: 2 full bathrooms; Double vanities; Shower stall; Linen closet; Fiberglass shower
• Heating & cooling: Natural gas heating with forced air; Central air conditioning; Evaporative cooling; Ceiling fans
• Interior features: Blinds and vertical blinds; Sliding doors; Turnkey / furnished; No fireplace; Mixed flooring; Bonus room
• Laundry & utility: Washer and dryer in individual laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $6 ($76/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (4.1% below list).
• Recommended offer: $264k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: schools C-, crime F, cost of living 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 soft (-0.4%/yr); 498 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 41% 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 $2k of loan paydown is wiped out by about $8k 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 ($267k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $88k; list at $275k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $263,802 (4.1% 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 4% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.96% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 8.7

CMA / ARV

• ARV (median comp): $257,935
• List price: $275,000
• Delta: 6.62%
• 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
2 Calle Abajo	0.08mi	2/2.0	1,440 (0%)	3mo	$190,000	$132	94
291 Juniper Dr	0.07mi	2/2.0	1,440 (0%)	4mo	$250,000	$174	93
284 Saguaro Dr	0.02mi	2/2.0	1,488 (+3%)	2mo	$267,240	$180	92
191 Figuaro Dr	0.18mi	2/2.0	1,440 (0%)	4mo	$289,000	$201	88
183 Figuaro Dr	0.17mi	2/2.0	1,440 (0%)	6mo	$387,000	$269	87
356 Saguaro Dr	0.04mi	2/2.0	1,539 (+7%)	0mo	$330,000	$214	86
274 Encino Dr	0.03mi	2/2.0	1,392 (-3%)	9mo	$275,000	$198	86
110 Aliso Dr	0.31mi	2/2.0	1,440 (0%)	3mo	$239,000	$166	83
210 Coyote Dr	0.15mi	2/2.0	1,488 (+3%)	7mo	$239,000	$161	81
81 Calle Del Espacio	0.13mi	2/2.0	1,536 (+7%)	3mo	$80,000	$52	80
175 Vista De Oeste	0.29mi	2/2.0	1,456 (+1%)	8mo	$140,000	$96	78
147 Vista De Oeste	0.27mi	2/2.0	1,291 (-10%)	0mo	$190,000	$147	70

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: -19.8%
• Equity multiple: 0.33×
• Total profit: $-51,740
• Equity at exit: $41,003

10-year hold

• IRR: -22.0%
• Equity multiple: 0.04×
• Total profit: $-73,807
• Equity at exit: $23,777

Cash invested: $77,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,638 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$166 /mo · $1,992/yr
• Insurance: −$115
• HOA: −$355
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $6

Break-even live

Break-even rent $2,630

Max offer price $275,000

Occupancy floor 95%

Sensitivity live

Price	-10% $162	-5% $84	+0% $6	+5% $-71	+10% $-149
Rent	-10% $-202	-5% $-98	+0% $6	+5% $111	+10% $215
Rate	-1.0pp $145	-0.5pp $76	base $6	+0.5pp $-65	+1.0pp $-137

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Pueblo Vista Dr Palm Springs, CA	3.0	2.0	1487	$3,200	$2.15	44d	1	0.24mi
2420 Los Coyotes Dr Palm Springs, CA	2.0	3.0	1608	$2,600	$1.62	44d	1	0.31mi
2010 Lawrence Crossley Rd Unit 8 Palm Springs, CA	2.0	1.5	993	$1,895	$1.91	15d	1	0.38mi
2700 Lawrence Crossley Rd #18 Palm Springs, CA	2.0	2.0	885	$2,050	$2.32	19d	1	0.41mi
2700 Lawrence Crossley Rd Unit B15 Palm Springs, CA	2.0	2.0	885	$1,950	$2.20	44d	1	0.41mi
5314 Los Coyotes Dr Palm Springs, CA	3.0	3.0	1550	$2,600	$1.68	21d	1	0.43mi
5951 Montecito Dr #5 Palm Springs, CA	3.0	2.5	1551	$2,300	$1.48	44d	1	0.43mi
2800 Lawrence Crossley Rd Palm Springs, CA	2.0	2.0	905	$2,022	$2.23	44d	1	0.46mi
5301 E Waverly Dr Palm Springs, CA	1.0–2.0	2.0	933	$2,300	$2.47	19d	2	0.53mi
5301 E Waverly Dr Palm Springs, CA	1.0–2.0	2.0	933	$2,300	$2.47	16d	2	0.53mi
5301 E Waverly Dr #192 Palm Springs, CA	2.0	2.0	979	$2,300	$2.35	25d	1	0.59mi
5301 E Waverly Dr #120 Palm Springs, CA	1.0	2.0	887	$2,800	$3.16	44d	1	0.59mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	16d	1	0.62mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	44d	1	0.62mi
6071 Hazeltine Plz Palm Springs, CA	2.0	2.0	1168	$3,200	$2.74	44d	1	0.68mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	11d	1	0.70mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	23d	1	0.70mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	14d	1	0.70mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	44d	1	0.70mi
5225 E Waverly Dr #66 Palm Springs, CA	1.0	2.0	887	$3,600	$4.06	44d	1	0.71mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	25d	1	0.73mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	5d	1	0.74mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	44d	1	0.78mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	8d	1	0.80mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	25d	1	0.87mi
2601 S Broadmoor Dr Palm Springs, CA	2.0	2.0	1178	$2,050	$1.74	44d	2	0.88mi
2441 S Birdie Way Unit E Palm Springs, CA	2.0	2.0	1438	$3,250	$2.26	25d	1	0.89mi
2104 S Birdie Way Palm Springs, CA	3.0	2.0	1456	$3,600	$2.47	44d	1	0.93mi
4850 N Winners Cir Unit A Palm Springs, CA	2.0	2.0	1275	$2,700	$2.12	17d	1	0.94mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	44d	1	1.00mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	44d	1	1.00mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	16d	1	1.04mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	44d	1	1.04mi
2550 Miramonte Cir E Unit C Palm Springs, CA	3.0	2.5	1397	$2,730	$1.95	25d	1	1.05mi
272 Desert Lakes Dr Palm Springs, CA	2.0	2.0	1545	$7,000	$4.53	44d	1	1.05mi
Lawrence Crossley Rd Unit 62 Palm Springs, CA	2.0	2.0	885	$2,100	$2.37	44d	1	1.07mi
306 Desert Lakes Dr Palm Springs, CA	2.0	2.0	1545	$8,000	$5.18	44d	1	1.08mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	21d	1	1.08mi
2350 Miramonte Cir E Unit E Palm Springs, CA	2.0	2.0	1241	$4,500	$3.63	44d	1	1.09mi
2350 Miramonte Cir E Unit A Palm Springs, CA	2.0	2.0	1264	$3,000	$2.37	25d	1	1.09mi

HOA detail

• Monthly dues: $355 · $4,260/yr

Listing history 26 events

1. 2026-06-21
   days on market $275,000 Active 59 DOM
2. 2026-06-18
   days on market $275,000 Active 56 DOM
3. 2026-06-17
   days on market $275,000 Active 55 DOM
4. 2026-06-16
   days on market $275,000 Active 54 DOM
5. 2026-06-15
   days on market $275,000 Active 53 DOM
6. 2026-06-13
   days on market $275,000 Active 51 DOM
7. 2026-06-13
   days on market $275,000 Active 50 DOM
8. 2026-06-09
   days on market $275,000 Active 47 DOM
9. 2026-06-08
   days on market $275,000 Active 46 DOM
10. 2026-06-07
    days on market $275,000 Active 45 DOM
11. 2026-06-04
    days on market $275,000 Active 42 DOM
12. 2026-06-03
    days on market $275,000 Active 41 DOM
13. 2026-06-02
    days on market $275,000 Active 40 DOM
14. 2026-06-01
    days on market $275,000 Active 39 DOM
15. 2026-05-31
    days on market $275,000 Active 38 DOM
16. 2026-04-20
    listed $275,000 Active 846-char remark
17. 2009-07-20
    listed $97,000
18. 2009-07-01
    historical
19. 2009-03-21
    price $114,999
20. 2009-01-07
    price $115,000
21. 2008-08-26
    listed $125,000
22. 2008-05-31
    historical
23. 2007-03-29
    listed $149,900
24. 2007-03-27
    historical
25. 2006-10-11
    listed
26. 2004-07-09
    soldstatus $88,000

ⓘ 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: $1,992 · $166/mo
• Projected year-2 tax: $2,090 · $174/mo
• Expected delta: +$98/yr (+$8/mo · 4.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $31,656
• − Mortgage interest: −$15,404
• − Property taxes: −$1,992
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,532
• − Management: −$2,532
• − HOA: −$4,260
• − Depreciation: −$8,000
• Taxable loss: −$4,440
• Est. tax savings @ 24.0%: +$1,066
• After-tax cash flow: $1,142/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

+212.5% since first listed

11 events — show timeline

• 2026-04-20 Listed $275,000 GPSMLS
• 2009-07-20 Listed $97,000 GPSMLS
• 2009-07-01 Listing Removed — GPSMLS
• 2009-03-21 Price Changed $114,999 GPSMLS
• 2009-01-07 Price Changed $115,000 GPSMLS
• 2008-08-26 Listed $125,000 GPSMLS
• 2008-05-31 Listing Removed — GPSMLS
• 2007-03-29 Listed $149,900 GPSMLS
• 2007-03-27 Delisted — PALM
• 2006-10-11 Listed — PALM
• 2004-07-09 Sold (Public Records) $88,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,992 · -2.3% YoY. Source: county tax records.