9650 Troon Ct · Desert Hot Springs, CA 92240

$250,000

3 bd · 2.0 ba · 1,726 sqft · SingleFamily public records · 13 Days on market

Built 1989 7,841 sqft lot $145/sqft · 36% below area Est $393k · 36% under $465/mo HOA · 16% 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 +20.8/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +6.6/10.0
• 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

Experience the potential of this distinctive 3BR, 2BA home situated within the sought-after Mission Lakes Country Club, Desert Hot Springs. Offering 1,726 sq ft of space, this HUD-owned property presents a canvas for those with a vision to create an exceptional desert retreat. At the heart of the home lies a welcoming living area, anchored by a fireplace that sets a foundational warmth in the cooler months. A layout that invites customization, the space allows for imaginative redesign to suit modern living while preserving intimacy. The kitchen, ready for transformation, opens towards the dining and living areas, promising a vibrant future filled with gatherings and shared moments. Outside,

Key facts

• Large patio cover
• Cul-de-sac
• Fireplace

Tags

• WELCOMING LIVING AREA
• FIREPLACE
• SUBSTANTIAL SIDE YARD
• LARGE PATIO COVER
• CUL-DE-SAC

Property features AI

Finance

• Other: Listed as Real Estate Owned; Acceptable financing: Conventional, FHA, Cash; Property sold as-is; CC&R apply
• HOA & community: Monthly association fee of $465; Association amenities include clubhouse, greenbelt/park, golf course, fitness center, card room; Part of an association

Exterior

• Parking: 2 total parking spaces; Attached 2-car garage; Covered parking with direct entrance
• Utilities: PUD: Yes; Sewer: Unknown
• Home design: Single family residence, detached; One story
• Construction: Year built per assessor
• Exterior features: Fee simple land; Development has a golf course; Other security/safety features

Interior

• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Decorative fireplace in the great room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 7.9% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,969/mo this rent would consume 66% 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $126k; list at $250k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $250,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.19% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 7.0

CMA / ARV

• ARV (median comp): $392,644
• List price: $250,000
• Delta: -36.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9621 Siwanoy Dr	0.07mi	4/2.0 (+1)	1,664 (-4%)	1mo	$400,000	$240	84
9740 Capiland Rd	0.20mi	3/2.0	1,772 (+3%)	3mo	$400,000	$226	84
8817 Clubhouse Blvd	0.45mi	3/2.0	1,749 (+1%)	2mo	$395,000	$226	75
9187 Oakmount Blvd	0.39mi	3/2.0	1,672 (-3%)	2mo	$409,000	$245	75
64754 Pinehurst Cir	0.31mi	3/2.0	1,831 (+6%)	2mo	$465,000	$254	74
8965 Mountain Pass Dr	0.57mi	3/2.0	1,749 (+1%)	2mo	$379,000	$217	70
64771 Augusta Ave	0.54mi	3/2.5	1,749 (+1%)	3mo	$425,000	$243	68
9086 Silver Star Ave	0.51mi	3/2.0	1,835 (+6%)	3mo	$410,000	$223	63
64178 Yosemite Ln	0.57mi	3/2.0	1,835 (+6%)	2mo	$360,000	$196	61
64543 Pinehurst Cir	0.34mi	2/2.0 (-1)	1,536 (-11%)	1mo	$329,000	$214	60
8753 Rockies Ave	0.70mi	3/2.0	1,630 (-6%)	3mo	$392,000	$240	56
9980 Hoylake Rd	0.44mi	2/2.0 (-1)	1,540 (-11%)	3mo	$310,000	$201	54

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: -6.3%
• Equity multiple: 0.76×
• Total profit: $-16,556
• Equity at exit: $37,276

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $22,723
• Equity at exit: $21,615

Cash invested: $70,000 (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 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 515
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,969 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$124 /mo · $1,488/yr
• Insurance: −$104
• HOA: −$465
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $342

Break-even live

Break-even rent $2,537

Max offer price $250,000

Occupancy floor 84%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9591 Capiland Rd Desert Hot Springs, CA	3.0	2.0	1707	$2,450	$1.44	24d	1	0.19mi
8780 Warwick Dr Desert Hot Springs, CA	3.0	3.0	1896	$3,195	$1.69	2d	1	0.22mi
64356 Doral Dr Desert Hot Springs, CA	3.0	2.5	1976	$3,500	$1.77	19d	1	0.34mi
8960 Kirkwood Ct Desert Hot Springs, CA	3.0	3.0	2176	$4,700	$2.16	43d	1	0.35mi
64243 Eagle Mountain Ave Desert Hot Springs, CA	3.0	2.0	2221	$2,500	$1.13	10d	1	0.57mi
64355 Silver Star Ave Desert Hot Springs, CA	3.0	3.0	2107	$4,000	$1.90	2d	1	0.60mi
65161 Rolling Hills Dr Desert Hot Springs, CA	4.0	2.0	1922	$3,400	$1.77	5d	1	0.62mi
64224 Silver Star Ave Desert Hot Springs, CA	2.0	2.0	1206	$2,750	$2.28	1d	1	0.65mi
65439 Via del Sol Desert Hot Springs, CA	3.0	2.0	1811	$2,500	$1.38	15d	1	0.76mi
8419 Meadows Way Desert Hot Springs, CA	3.0	2.0	2172	$2,600	$1.20	43d	1	0.76mi
65548 Avenida Barona Desert Hot Springs, CA	3.0	2.0	1200	$2,799	$2.33	10d	1	0.97mi
11693 Mountain Hawk Ln Desert Hot Springs, CA	4.0	3.0	1666	$2,500	$1.50	43d	1	1.29mi

HOA detail

• Monthly dues: $465 · $5,580/yr

Listing history 5 events

1. 2026-05-08
   status Pending 1317-char remark
2. 2026-04-25
   listed $250,000 Active 1317-char remark
3. 1992-04-30
   soldstatus $125,500
4. 1989-05-31
   soldstatus $115,000
5. 1988-06-27
   soldstatus $11,000

ⓘ 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: $1,488 · $124/mo
• Projected year-2 tax: $1,900 · $158/mo
• Expected delta: +$412/yr (+$34/mo · 27.7%)

ⓘ 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 ≥110°F today · 21 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: $35,631
• − Mortgage interest: −$14,004
• − Property taxes: −$1,488
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,851
• − Management: −$2,851
• − HOA: −$5,580
• − Depreciation: −$7,273
• Taxable income: $336
• Est. tax owed @ 24.0%: −$81
• After-tax cash flow: $4,018/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

• 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

+2172.7% since first listed

5 events — show timeline

• 2026-05-08 Pending — GPSMLS
• 2026-04-25 Listed $250,000 GPSMLS
• 1992-04-30 Sold (Public Records) $125,500 Public Records
• 1989-05-31 Sold (Public Records) $115,000 Public Records
• 1988-06-27 Sold (Public Records) $11,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,488 · -30.7% YoY. Source: county tax records.