74495 Gary Ave · Palm Desert, CA 92260

$324,900

2 bd · 2.0 ba · 1,881 sqft · Manufactured public records · 17 Days on market

Built 1987 3,920 sqft lot Est $303k · 7% over $455/mo HOA · 10% 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +4.2/15.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1987 Silvercrest with a Bonus 494 Sq Ft addition (not included in listed square footage) & 2 Car side-by-side carport in a secluded, quiet location. Situated in the 55+ affordable Gated Community of Portola CC where you OWN the land. HOA of $270/month includes free Golf for 2, Cable TV, trash removal 3 pools, tennis, gym & more! All dual paned windows, drywall & vaulted ceilings. Mostly wood laminate & tile floors. Many quality features such as remote controlled ceiling fans, , large Master suite with 2 walk-in closets, newer A/C & furnace plus whole-house evaporative cooler, newer dishwasher, quality LG Front-load washer and dryer, separate A/C units for Addition AND Storeroom and newer roof. Spacious storeroom can also be used as a Golf Cart garage! Needs a little work to be shining once again. Wow! Price reduced to $107,700.

Key facts

• Gas cooktop
• Resealed roof
• Flex spaces

Tags

• RESEALED ROOF
• SOLAR PANELS
• REMODELED PRIMARY BATHROOM
• NEWER HVAC SYSTEM
• FLEX SPACES
• GAS COOKTOP

Property features AI

Finance

• Other: Community pool and heated in-ground spa with safety/fencing (community-owned, fenced); Park name: Portola Country Club; Will consider conventional, cash-to-new-loan, or cash offers; possession at close of escrow
• HOA & community: Monthly association fee ($455); HOA fees include clubhouse and cable TV; Community amenities: clubhouse, golf (par 3), tennis courts, bocce ball court, pickleball courts, dog park, maintained grounds, controlled access; Senior community; Gated community; space rent includes HOA fee (mobile home park: Portola Country Club)

Exterior

• Parking: Attached carport; Two covered spaces and two carport spaces (total 4 parking spaces)
• Security: Gated community with card/code access; Controlled access (community amenity)
• Utilities: PUD: Yes; Sewer: Unknown
• Home design: Detached single-story home; One level; Part of a gated community with card/code access
• Construction: Manufactured home (Silvercrest Bradford House model); Manufacture date 08/12/1987; Concrete skirting
• Exterior features: Wrap-around patio; Block and wrought iron fencing; Grab bars in bathroom(s) for accessibility; Single lot

Interior

• Kitchen: Laminate countertops; Pantry; Refrigerator; Gas oven; Gas cooktop; Dishwasher
• Bedrooms: Main floor primary bedroom with walk-in closet
• Flooring: Ceramic tile; Vinyl; Laminate
• Bathrooms: Two full bathrooms; Shower and tub; Shower stall
• Heating & cooling: Forced air heating; Propane gas and solar heating fuel; Air conditioning with wall/window units; Ceiling fans
• Interior features: Ground-level entry with steps; Unfurnished; Bonus room; Great room; Living/dining combo
• Laundry & utility: Washer and dryer located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $325k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $325k).
• Recommended offer: $320k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 rising (+1.6%/yr); 545 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); 68% 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 $4,601/mo this rent would consume 79% of the median local household income ($70k/yr) (locally 1734% 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 $10k 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 + 1.6% rent growth), your $91k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 27y 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 $108k; list at $325k implies a 202% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $320,026 (1.5% below list)

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 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?
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: 1.42% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.45%
• DSCR: 1.69
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $302,841
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74658 Zircon Cir E	0.07mi	2/2.5	1,940 (+3%)	1mo	$425,000	$219	88
42627 Granite Pl	0.20mi	2/2.0	1,872 (-0%)	10mo	$239,000	$128	82
74577 Azurite Cir E	0.19mi	2/2.0	1,920 (+2%)	11mo	$309,000	$161	79
74584 Nevada Cir E	0.10mi	2/2.0	1,734 (-8%)	6mo	$257,500	$149	77
42099 Diadomite Way	0.36mi	3/2.0 (+1)	1,880 (-0%)	2mo	$279,000	$148	77
74529 Azurite Cir	0.27mi	2/2.0	1,740 (-8%)	0mo	$427,500	$246	74
42585 Granite Pl	0.21mi	2/2.0	1,760 (-6%)	6mo	$175,000	$99	74
74647 Azurite Cir E	0.09mi	3/2.0 (+1)	1,700 (-10%)	4mo	$260,000	$153	71
42298 Bodie Rd	0.54mi	2/2.0	1,920 (+2%)	9mo	$295,000	$154	64
74349 Angels Camp Rd	0.39mi	3/2.0 (+1)	2,007 (+7%)	4mo	$380,000	$189	63
74085 Angels Camp Rd	0.51mi	2/2.0	2,046 (+9%)	2mo	$335,000	$164	60
74276 Zircon Cir E	0.41mi	3/2.0 (+1)	1,664 (-12%)	8mo	$405,000	$243	50

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 · 1.6% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.17×
• Total profit: $15,752
• Equity at exit: $48,444

10-year hold

• IRR: 12.6%
• Equity multiple: 1.94×
• Total profit: $85,086
• Equity at exit: $28,091

Cash invested: $90,972 (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 92260

• Rents YoY: 1.6%
• Active inventory: 545
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $4,601 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$170 /mo · $2,038/yr
• Insurance: −$135
• HOA: −$455
• Vacancy / Maint / Mgmt: −$966
• Net cashflow: $1,171

Break-even live

Break-even rent $3,119

Max offer price $324,900

Occupancy floor 70%

Sensitivity live

Price	-10% $1,355	-5% $1,263	+0% $1,171	+5% $1,079	+10% $987
Rent	-10% $808	-5% $989	+0% $1,171	+5% $1,353	+10% $1,535
Rate	-1.0pp $1,335	-0.5pp $1,254	base $1,171	+0.5pp $1,087	+1.0pp $1,001

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74036 Mercury Cir W Palm Desert, CA	2.0	2.0	1440	$2,800	$1.94	44d	1	0.37mi
74401 Hovley Lane East Palm Desert, CA	1.0–3.0	1.0–2.0	1042	$2,671	$2.56	0d	22	0.49mi
34931 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,375	$2.11	19d	1	0.51mi
34934 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,400	$2.12	19d	1	0.51mi
34946 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,400	$2.12	19d	1	0.51mi
34921 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,375	$2.11	19d	1	0.51mi
70 Rocio Ct Palm Desert, CA	3.0	2.5	2500	$4,450	$1.78	12d	1	0.54mi
82 Presidio Pl Palm Desert, CA	3.0	2.0	1851	$5,500	$2.97	44d	1	0.67mi
84 Presidio Pl Palm Desert, CA	3.0	2.0	1921	$6,500	$3.38	44d	1	0.68mi
92 Presidio Pl Palm Desert, CA	3.0	2.0	1821	$5,500	$3.02	44d	1	0.69mi
44226 Kings Canyon Ln Palm Desert, CA	3.0	2.5	2442	$5,500	$2.25	18d	1	0.72mi
168 Camino Arroyo S Palm Desert, CA	3.0	3.0	2051	$5,000	$2.44	44d	1	0.74mi
72560 1/2 Santa Fe Trl Palm Desert, CA	2.0	1.0–2.0	840	$3,517	$4.19	0d	25	0.77mi
181 Camino Arroyo S Palm Desert, CA	3.0	2.0	1821	$6,300	$3.46	44d	1	0.77mi
44299 Capri Ct Palm Desert, CA	3.0	2.0	1543	$3,200	$2.07	44d	1	0.80mi
289 Castellana N Palm Desert, CA	2.0	2.0	1457	$3,000	$2.06	25d	1	0.80mi
44451 Kings Canyon Ln Palm Desert, CA	3.0	2.5	2181	$10,600	$4.86	44d	1	0.84mi
38 Conejo Cir Palm Desert, CA	3.0	3.0	2056	$6,500	$3.16	44d	1	0.85mi
44509 Baden Ct Palm Desert, CA	3.0	2.0	1543	$4,250	$2.75	44d	1	0.87mi
74237 Catalina Way Palm Desert, CA	3.0	2.0	1344	$2,750	$2.05	22d	1	0.88mi
74237 Catalina Way Palm Desert, CA	3.0	2.0	1344	$2,695	$2.01	13d	1	0.88mi
39 Camino Arroyo Pl Palm Desert, CA	2.0	2.0	1533	$6,000	$3.91	44d	1	0.90mi
259 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,200	$3.99	44d	1	0.93mi
257 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,300	$4.07	44d	1	0.94mi
432 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,300	$3.35	44d	1	0.94mi
430 S Sierra Madre Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	0.95mi
280 Castellana S Palm Desert, CA	2.0	2.0	1303	$6,000	$4.60	44d	1	0.96mi
85 Conejo Cir Palm Desert, CA	3.0	3.0	2119	$6,000	$2.83	44d	1	0.98mi
82 Conejo Cir Palm Desert, CA	3.0	2.0	1759	$6,500	$3.70	44d	1	1.00mi
352 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,800	$3.66	44d	1	1.05mi
44397 Mesquite Dr Indian Wells, CA	3.0	2.0	2117	$8,000	$3.78	44d	1	1.07mi
153 Camino Arroyo N Palm Desert, CA	3.0	2.0	1980	$7,300	$3.69	21d	1	1.08mi
44458 San Juan Ave Palm Desert, CA	3.0	2.0	1400	$2,499	$1.78	44d	1	1.09mi
22 Belmonte Dr Palm Desert, CA	3.0	2.5	2292	$6,275	$2.74	25d	1	1.09mi
365 San Remo St Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	1.10mi
363 San Remo St Palm Desert, CA	2.0	2.0	1656	$7,500	$4.53	44d	1	1.10mi
25 Maximo Way Palm Desert, CA	3.0	3.0	2056	$7,800	$3.79	44d	1	1.11mi
236 Castellana S Palm Desert, CA	2.0	2.0	1684	$8,000	$4.75	44d	1	1.12mi
44350 Michigan Ct Indian Wells, CA	3.0	3.5	2368	$7,200	$3.04	44d	1	1.12mi
359 Villena Way Palm Desert, CA	2.0	2.0	2208	$9,500	$4.30	44d	1	1.12mi

HOA detail

• Monthly dues: $455 · $5,460/yr
• Likely covers: trashcablepoolgymsecurity

Listing history 12 events

1. 2026-06-18
   days on market $324,900 Active 17 DOM
2. 2026-06-17
   days on market $324,900 Active 16 DOM
3. 2026-06-16
   days on market $324,900 Active 15 DOM
4. 2026-06-15
   days on market $324,900 Active 14 DOM
5. 2026-06-13
   days on market $324,900 Active 12 DOM
6. 2026-06-09
   days on market $324,900 Active 8 DOM
7. 2026-06-08
   days on market $324,900 Active 7 DOM
8. 2026-06-07
   days on market $324,900 Active 6 DOM
9. 2026-06-04
   days on market $324,900 Active 3 DOM
10. 2026-06-03
    days on market $324,900 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $324,900 Active 1 DOM

ⓘ 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: $2,038 · $170/mo
• Projected year-2 tax: $2,469 · $206/mo
• Expected delta: +$432/yr (+$36/mo · 21.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,217
• − Mortgage interest: −$18,199
• − Property taxes: −$2,038
• − Insurance: −$1,624
• − Repairs & maintenance: −$4,417
• − Management: −$4,417
• − HOA: −$5,460
• − Depreciation: −$9,452
• Taxable income: $9,609
• Est. tax owed @ 24.0%: −$2,306
• After-tax cash flow: $11,747/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): 30,523
• Household income: $70,091
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1734.0

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 White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 31% Two or more races 20% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 18% · Canada, South Korea, Vietnam
• Languages at home: 73% English-only · Spanish 22% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -364.94%
• Current HPI: 294.9425
• Rent YoY: ▲ 1.60%
• 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

+2306.7% since first listed

28 events — show timeline

• 2026-06-01 Listed $324,900 GPSMLS
• 2014-08-01 Sold (MLS) $107,700 GPSMLS
• 2014-08-01 Sold (MLS) $107,700 GPSMLS
• 2014-07-31 Pending — GPSMLS
• 2014-06-16 Pending — GPSMLS
• 2014-06-16 Price Changed $107,700 GPSMLS
• 2014-05-02 Relisted — GPSMLS
• 2014-05-02 Price Changed $117,700 GPSMLS
• 2014-04-08 Pending — GPSMLS
• 2014-03-17 Price Changed $109,700 GPSMLS
• 2014-03-17 Pending — GPSMLS
• 2014-03-17 Pending — GPSMLS
• 2014-03-17 Relisted — GPSMLS
• 2014-03-17 Relisted — GPSMLS
• 2014-03-03 Listed $119,700 GPSMLS
• 2014-03-01 Listing Removed — GPSMLS
• 2014-01-16 Price Changed $119,900 GPSMLS
• 2013-12-10 Price Changed $137,700 GPSMLS
• 2013-09-08 Listed $149,000 GPSMLS
• 2001-10-18 Sold (Public Records) $115,000 Public Records
• 2001-08-31 Listing Removed — GPSMLS
• 2001-07-29 Listed $118,900 GPSMLS
• 2001-07-05 Listing Removed — GPSMLS
• 2000-12-28 Listed $126,500 GPSMLS
• 2000-06-07 Listing Removed — GPSMLS
• 1999-12-06 Listed $119,500 GPSMLS
• 1989-12-21 Sold (Public Records) $25,000 Public Records
• 1982-04-01 Sold (Public Records) $13,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,038 · +3.2% YoY. Source: county tax records.