14777 Palm #102 · Desert Hot Springs, CA 92240

$210,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 90 Days on market

Built 2005 3,049 sqft lot $146/sqft · at area comps Est $212k · at est. $215/mo HOA · 9% of rent

---

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 +22.6/30.0
• ARV discount +8.0/15.0
• DSCR +7.3/10.0
• 1% rule +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

Welcome to Skys Haven, a desirable 55+ gated community in Desert Hot Springs offering comfort, convenience, and stunning mountain views. One of the standout features of this property is that you own the land—no space rent—providing long-term value and peace of mind. This well-maintained home features three bedrooms and two bathrooms, along with the convenience of indoor laundry. Covered carport spaces help protect your vehicles from the elements, while central heating and air conditioning ensure year-round comfort. Residents of Skys Haven enjoy resort-style amenities designed to keep you active and social, including three sparkling pools, relaxing hot tubs, a fitness room, sauna, shuffleboard courts, and a welcoming clubhouse complete with a kitchen—perfect for gatherings and community events. Ideally located near shopping, dining, casinos, entertainment venues, Palm Springs, and with easy access to the I-10 freeway, this home offers both tranquility and accessibility. A must-see opportunity to enjoy the best of desert living!

Key facts

• Gated community
• Relaxing hot tubs
• Covered carport

Tags

• GATED COMMUNITY
• OWN THE LAND
• INDOOR LAUNDRY
• COVERED CARPORT
• THREE SPARKLING POOLS
• RELAXING HOT TUBS

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 $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $2,485/mo this rent would consume 55% 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 90 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.18% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.32%
• DSCR: 1.33
• GRM: 7.0

CMA / ARV

• ARV (median comp): $212,412
• List price: $210,000
• Delta: -1.14%
• 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
14777 Palm Dr #186	0.09mi	3/2.0	1,440 (0%)	2mo	$245,000	$170	94
15300 Palm Dr #35	0.48mi	2/2.0 (-1)	1,430 (-1%)	5mo	$105,000	$73	68
15300 Palm Dr #255	0.44mi	3/2.0	1,345 (-7%)	2mo	$203,500	$151	67
14777 Palm Dr #15	0.17mi	2/2.0 (-1)	1,260 (-12%)	3mo	$180,000	$143	64
15300 Palm Dr #119	0.47mi	3/2.0	1,344 (-7%)	4mo	$220,000	$164	64
15300 Palm Dr #242	0.34mi	2/2.0 (-1)	1,552 (+8%)	3mo	$212,750	$137	63
15300 Palm Dr #146	0.48mi	3/2.0	1,539 (+7%)	5mo	$218,000	$142	62
15300 Palm Dr #30	0.39mi	3/2.0	1,248 (-13%)	3mo	$200,000	$160	57
15300 Palm Dr #161	0.57mi	2/2.0 (-1)	1,333 (-7%)	1mo	$233,000	$175	55
15300 Palm Dr #209	0.57mi	2/2.0 (-1)	1,335 (-7%)	3mo	$161,000	$121	54
15300 Palm Dr #138	0.54mi	2/2.0 (-1)	1,323 (-8%)	3mo	$237,000	$179	53
15300 Palm Dr #22	0.52mi	2/2.0 (-1)	1,272 (-12%)	5mo	$219,000	$172	47

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-9,380
• Equity at exit: $31,312

10-year hold

• IRR: 6.3%
• Equity multiple: 1.49×
• Total profit: $28,705
• 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: 7.0×

Monthly cashflow live

• Estimated rent: $2,485 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$200 /mo · $2,403/yr
• Insurance: −$88
• HOA: −$215
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $359

Break-even live

Break-even rent $2,030

Max offer price $210,000

Occupancy floor 81%

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14777 Palm Dr Desert Hot Springs, CA	4.0	2.0	1573	$1,995	$1.27	43d	1	0.19mi
13987 El Cajon Dr Desert Hot Springs, CA	3.0	2.0	1215	$2,600	$2.14	7d	1	0.42mi
13950 West Dr Unit B Desert Hot Springs, CA	2.0	2.0	1008	$1,600	$1.59	1d	1	0.48mi
15300 Palm Dr Desert Hot Springs, CA	3.0	2.0	1458	$2,800	$1.92	43d	1	0.51mi
13715 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1318	$2,600	$1.97	7d	1	0.70mi
66629 Joseph Way Unit B Desert Hot Springs, CA	4.0	2.0	1200	$2,900	$2.42	24d	1	0.71mi
13244 El Cajon Dr Desert Hot Springs, CA	4.0	0.5	1320	$3,200	$2.42	43d	1	0.79mi
13322 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1215	$2,750	$2.26	43d	1	0.85mi
15123 Avenida Ramada Desert Hot Springs, CA	4.0	2.0	1745	$3,200	$1.83	18d	1	0.86mi
16111 Avenida Ramada Desert Hot Springs, CA	4.0	2.0	1773	$3,000	$1.69	43d	1	1.03mi
66444 Desert View Ave Unit B Desert Hot Springs, CA	3.0	2.0	1294	$2,275	$1.76	43d	1	1.20mi
15490 Avenida Rambla Desert Hot Springs, CA	3.0	2.0	1088	$2,600	$2.39	43d	1	1.25mi
15490 Avenue Rambla Unit NA Desert Hot Springs, CA	3.0	2.0	1088	$2,600	$2.39	24d	1	1.25mi
66824 Estrella Ave Desert Hot Springs, CA	3.0	1.0	1700	$2,300	$1.35	23d	1	1.26mi
66369 Buena Vista Ave Apt A Desert Hot Springs, CA	3.0	2.0	931	$1,499	$1.61	43d	1	1.27mi
65565 Acoma Ave #49 Desert Hot Springs, CA	3.0	2.0	1396	$2,300	$1.65	43d	1	1.34mi
16087 Bubbling Wells Rd Desert Hot Springs, CA	3.0	2.0	1850	$5,000	$2.70	43d	1	1.37mi
13175 Little Morongo Rd Desert Hot Springs, CA	4.0	2.5	1056	$1,995	$1.89	43d	1	1.50mi

HOA detail

• Monthly dues: $215 · $2,580/yr
• Likely covers: poolsecurity

Listing history 44 events

1. 2026-06-18
   days on market $210,000 Active 90 DOM
2. 2026-06-17
   days on market $210,000 Active 89 DOM
3. 2026-06-16
   days on market $210,000 Active 88 DOM
4. 2026-06-15
   days on market $210,000 Active 87 DOM
5. 2026-06-13
   days on market $210,000 Active 85 DOM
6. 2026-06-13
   days on market $210,000 Active 84 DOM
7. 2026-06-09
   days on market $210,000 Active 81 DOM
8. 2026-06-08
   days on market $210,000 Active 80 DOM
9. 2026-06-07
   days on market $210,000 Active 79 DOM
10. 2026-06-04
    days on market $210,000 Active 76 DOM
11. 2026-06-03
    days on market $210,000 Active 75 DOM
12. 2026-06-02
    days on market $210,000 Active 74 DOM
13. 2026-06-01
    days on market $210,000 Active 73 DOM
14. 2026-05-31
    days on market $210,000 Active 72 DOM
15. 2026-03-20
    listed $210,000 Active 1060-char remark

    Show marketing remark (1060 chars)

    Welcome to Skys Haven, a desirable 55+ gated community in Desert Hot Springs offering comfort, convenience, and stunning mountain views. One of the standout features of this property is that you own the land—no space rent—providing long-term value and peace of mind. This well-maintained home features three bedrooms and two bathrooms, along with the convenience of indoor laundry. Covered carport spaces help protect your vehicles from the elements, while central heating and air conditioning ensure year-round comfort. Residents of Skys Haven enjoy resort-style amenities designed to keep you active and social, including three sparkling pools, relaxing hot tubs, a fitness room, sauna, shuffleboard courts, and a welcoming clubhouse complete with a kitchen—perfect for gatherings and community events. Ideally located near shopping, dining, casinos, entertainment venues, Palm Springs, and with easy access to the I-10 freeway, this home offers both tranquility and accessibility. A must-see opportunity to enjoy the best of desert living!

16. 2026-02-02
    historical
17. 2025-12-01
    listed $210,000 Active
18. 2025-09-14
    historical
19. 2025-06-04
    price $218,000
20. 2025-05-08
    price $223,000
21. 2025-03-13
    listed $233,000 Active
22. 2022-04-01
    soldstatus $192,500 Closed Sale
23. 2022-03-11
    status Pending Sale
24. 2022-02-10
    historical Active Under Contract
25. 2022-01-20
    listed $203,000 Active
26. 2015-01-06
    soldstatus $61,000 Closed
27. 2015-01-06
    soldstatus $61,000 Closed
28. 2015-01-06
    soldstatus $61,000
29. 2014-10-02
    status Pending
30. 2014-10-01
    listed $65,000 Active
31. 2011-11-18
    soldstatus $34,500 Closed
32. 2011-10-17
    status Pending
33. 2011-09-23
    price $34,500
34. 2011-08-09
    price $38,900
35. 2011-07-13
    listed $44,900 Active
36. 2011-07-10
    historical
37. 2011-06-15
    price $54,900
38. 2011-05-19
    price $71,000
39. 2011-04-18
    price $78,900
40. 2011-02-27
    listed $86,900 Active
41. 2010-05-15
    historical
42. 2009-11-21
    listed $128,000 Active
43. 2005-12-30
    soldstatus $155,000
44. 2005-06-08
    soldstatus $100,000

ⓘ 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: $2,403 · $200/mo
• Projected year-2 tax: $2,403 · $200/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 18 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: $29,816
• − Mortgage interest: −$11,763
• − Property taxes: −$2,403
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,385
• − Management: −$2,385
• − HOA: −$2,580
• − Depreciation: −$6,109
• Taxable income: $1,140
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $4,033/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

+110.0% since first listed

30 events — show timeline

• 2026-03-20 Listed $210,000 CRMLS
• 2026-02-02 Listing Removed — GPSMLS
• 2025-12-01 Listed $210,000 GPSMLS
• 2025-09-14 Listing Removed — GPSMLS
• 2025-06-04 Price Changed $218,000 GPSMLS
• 2025-05-08 Price Changed $223,000 GPSMLS
• 2025-03-13 Listed $233,000 GPSMLS
• 2022-04-01 Sold (MLS) $192,500 CRMLS
• 2022-03-11 Pending — CRMLS
• 2022-02-10 Contingent — CRMLS
• 2022-01-20 Listed $203,000 CRMLS
• 2015-01-06 Sold (Public Records) $61,000 Public Records
• 2015-01-06 Sold (MLS) $61,000 GPSMLS
• 2015-01-06 Sold (MLS) $61,000 GPSMLS
• 2014-10-02 Pending — GPSMLS
• 2014-10-01 Listed $65,000 GPSMLS
• 2011-11-18 Sold (MLS) $34,500 CRMLS
• 2011-10-17 Pending — CRMLS
• 2011-09-23 Price Changed $34,500 CRMLS
• 2011-08-09 Price Changed $38,900 CRMLS
• 2011-07-13 Listed $44,900 CRMLS
• 2011-07-10 Listing Removed — GPSMLS
• 2011-06-15 Price Changed $54,900 GPSMLS
• 2011-05-19 Price Changed $71,000 GPSMLS
• 2011-04-18 Price Changed $78,900 GPSMLS
• 2011-02-27 Listed $86,900 GPSMLS
• 2010-05-15 Listing Removed — GPSMLS
• 2009-11-21 Listed $128,000 GPSMLS
• 2005-12-30 Sold (Public Records) $155,000 Public Records
• 2005-06-08 Sold (Public Records) $100,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,403 · -2.4% YoY. Source: county tax records.