34 Vistara Dr · Rancho Mirage, CA 92270

$625,000

3 bd · 2.0 ba · 2,079 sqft · SingleFamily public records · 76 Days on market

Built 1997 6,534 sqft lot $301/sqft · 14% below area Est $727k · 14% under $380/mo HOA · 6% 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 +18.4/30.0
• ARV discount +13.8/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Schools +3.8/10.0
• Rent growth +3.4/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you ready for a simpler lifestyle with minimal upkeep? Or maybe a stylish getaway that you can lock and leave with peace of mind? This is the home and the community for you. Welcome to 34 Vistara; located in the Gated Community of The Estates at Rancho Mirage, a small enclave of just 88 homes. This is a Hidden Gem in the Desert real estate scene with one of the best locations in the valley. Close to both The River, and El Paseo. The low HOA includes front landscape maintenance, 2 Pools, Spas, Sauna, Park, and beautiful community landscaping throughout. This is an Open Floor Plan that flows easily from Inside to Outdoor Living, with a very private backyard, large enough to add a private pool, but no need - both of the community pools are close. This is your opportunity to own a piece of paradise in one of the valley's most desirable communities.

Key facts

• Low hoas
• Close to dining
• Community pools

Tags

• GENEROUS BACKYARD
• ELEVATED DINING SPACE
• LOW MAINTENANCE BACKYARD
• COMMUNITY POOLS
• LOW HOAS
• CLOSE TO DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $625k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/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 $617k (1.2% below list).
• Recommended offer: $588k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.0% in Rancho Mirage — 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 (#1,065 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: amenities F, commute F, cost of living 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 (+3.7%/yr); 529 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); 80% 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).
• At $6,174/mo this rent would consume 69% of the median local household income ($107k/yr) (locally 498% 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 $4k of loan paydown is wiped out by about $19k 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 76 days — a 6% lower offer ($588k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $175k; list at $625k implies a 257% 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 $587,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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. 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: 0.99% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $726,999
• List price: $625,000
• Delta: -14.03%
• 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
25 Vistara Dr	0.06mi	3/2.0	2,079 (0%)	6mo	$740,000	$356	92
1 Novato Ter	0.09mi	3/2.0	2,120 (+2%)	8mo	$960,000	$453	85
15 Florentina Dr	0.16mi	3/3.0	2,142 (+3%)	2mo	$745,000	$348	82
16 White Sun Way	0.23mi	3/2.0	2,078 (-0%)	10mo	$820,000	$395	80
2 Vistara Dr	0.18mi	3/2.0	2,120 (+2%)	11mo	$620,000	$292	79
32 Vistara Dr	0.01mi	3/2.0	1,848 (-11%)	5mo	$604,000	$327	77
22 Vistara Dr	0.07mi	3/2.0	1,848 (-11%)	3mo	$675,000	$365	76
5 Novato Ter	0.11mi	3/2.0	1,848 (-11%)	12mo	$564,500	$305	66
465 Monte Vis	0.34mi	3/3.0	1,927 (-7%)	2mo	$680,000	$353	66
72794 Rancho Grande Dr	0.74mi	3/2.0	2,008 (-3%)	0mo	$528,000	$263	60
72815 Tampico Dr	0.72mi	3/2.0	1,999 (-4%)	7mo	$590,000	$295	54
72278 Barbara Dr	0.51mi	3/2.0	2,288 (+10%)	14mo	$1,640,000	$717	48

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-59,346
• Equity at exit: $93,190

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $15,481
• Equity at exit: $54,039

Cash invested: $175,000 (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 92270

• Rents YoY: 3.7%
• Active inventory: 529
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $6,174 high
• Mortgage (P&I): −$3,278
• Tax from tax record: −$373 /mo · $4,474/yr
• Insurance: −$260
• HOA: −$380
• Vacancy / Maint / Mgmt: −$1,296
• Net cashflow: $586

Break-even live

Break-even rent $5,431

Max offer price $625,000

Occupancy floor 86%

Sensitivity live

Price	-10% $940	-5% $763	+0% $586	+5% $410	+10% $233
Rent	-10% $99	-5% $343	+0% $586	+5% $830	+10% $1,074
Rate	-1.0pp $901	-0.5pp $745	base $586	+0.5pp $424	+1.0pp $260

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
159 Torremolinos Dr Rancho Mirage, CA	2.0	2.0	1513	$6,100	$4.03	44d	1	0.04mi
70 Durango Cir Rancho Mirage, CA	2.0	2.0	1500	$3,800	$2.53	15d	1	0.13mi
11 Ronda Dr Rancho Mirage, CA	3.0	2.0	1680	$3,200	$1.90	44d	1	0.13mi
95 Torremolinos Dr Rancho Mirage, CA	3.0	2.0	1680	$3,600	$2.14	19d	1	0.22mi
27 Torremolinos Dr Rancho Mirage, CA	3.0	1.5	1621	$3,300	$2.04	44d	1	0.27mi
142 Avenida Las Palmas Rancho Mirage, CA	3.0	2.5	2209	$7,395	$3.35	44d	1	0.28mi
72408 Desert Dr Rancho Mirage, CA	3.0	3.0	2328	$10,500	$4.51	44d	1	0.32mi
16 Tortosa Dr Rancho Mirage, CA	3.0	2.0	1720	$7,495	$4.36	44d	1	0.32mi
128 Castellana W Palm Desert, CA	2.0	2.0	1670	$6,500	$3.89	44d	1	0.32mi
126 Castellana W Palm Desert, CA	2.0	2.0	2208	$6,400	$2.90	44d	1	0.32mi
72382 Desert Dr Rancho Mirage, CA	4.0	4.0	2543	$14,995	$5.90	19d	1	0.35mi
81 Marbella Dr Rancho Mirage, CA	2.0	2.0	1582	$5,500	$3.48	44d	1	0.35mi
117 Juan Cir Palm Desert, CA	2.0	2.0	1584	$6,800	$4.29	44d	1	0.38mi
101 Juan Cir Palm Desert, CA	2.0	2.0	1600	$6,500	$4.06	44d	1	0.40mi
138 Gran Via Palm Desert, CA	2.0	2.0	1457	$5,500	$3.77	44d	1	0.41mi
110 Giralda Cir Palm Desert, CA	2.0	2.0	1584	$7,000	$4.42	44d	1	0.42mi
27 Calle Encinitas Rancho Mirage, CA	2.0	2.0	1537	$2,200	$1.43	24d	1	0.45mi
173 Gran Via Palm Desert, CA	2.0	2.0	1584	$5,000	$3.16	44d	1	0.47mi
175 Gran Via Palm Desert, CA	2.0	2.0	1656	$2,599	$1.57	6d	1	0.47mi
172 Gran Via Palm Desert, CA	2.0	1.5	1584	$7,000	$4.42	44d	1	0.50mi
184 Castellana S Palm Desert, CA	2.0	2.0	1457	$5,400	$3.71	44d	1	0.51mi
191 Madrid Ave Palm Desert, CA	2.0	2.0	1800	$5,500	$3.06	44d	1	0.56mi
293 Serena Dr Palm Desert, CA	2.0	2.0	1670	$5,500	$3.29	44d	1	0.56mi
186 Madrid Ave Palm Desert, CA	2.0	2.0	1800	$7,100	$3.94	44d	1	0.59mi
222 Castellana S Palm Desert, CA	2.0	2.5	1656	$7,700	$4.65	44d	1	0.63mi
224 Castellana S Palm Desert, CA	2.0	2.0	1457	$5,300	$3.64	44d	1	0.64mi
73073 Santa Rosa Way Palm Desert, CA	3.0	2.0	1596	$2,750	$1.72	44d	1	0.67mi
236 Castellana S Palm Desert, CA	2.0	2.0	1684	$8,000	$4.75	44d	1	0.67mi
294 San Vicente Cir Palm Desert, CA	2.0	2.0	1584	$5,300	$3.35	44d	1	0.68mi
278 San Vicente Cir Palm Desert, CA	2.0	2.0	1656	$5,200	$3.14	44d	1	0.71mi
261 Santa Barbara Cir Palm Desert, CA	2.0	2.0	1656	$5,800	$3.50	44d	1	0.73mi
41 Don Quixote Dr Rancho Mirage, CA	3.0	2.0	1995	$3,600	$1.80	25d	1	0.75mi
223 Serena Dr Palm Desert, CA	3.0	2.0	1584	$4,800	$3.03	18d	1	0.77mi
223 Serena Dr Palm Desert, CA	3.0	2.0	1584	$4,800	$3.03	44d	1	0.77mi
254 Santa Barbara Cir Palm Desert, CA	2.0	2.0	1656	$8,000	$4.83	44d	1	0.77mi
246 Santa Barbara Cir Palm Desert, CA	2.0	2.0	1656	$9,000	$5.43	44d	1	0.79mi
222 Serena Dr Palm Desert, CA	2.0	2.5	2055	$6,300	$3.07	44d	1	0.79mi
235 Santa Barbara Cir Palm Desert, CA	3.0	3.0	1800	$7,500	$4.17	44d	1	0.80mi
207 Serena Dr Palm Desert, CA	2.0	2.0	1584	$5,900	$3.72	44d	1	0.80mi
240 Santa Barbara Cir Palm Desert, CA	2.0	2.0	1457	$6,000	$4.12	25d	1	0.81mi

HOA detail

• Monthly dues: $380 · $4,560/yr
• Likely covers: landscapingpoolsecurity

Listing history 17 events

1. 2026-06-18
   days on market $625,000 Active 76 DOM
2. 2026-06-17
   days on market $625,000 Active 75 DOM
3. 2026-06-16
   days on market $625,000 Active 74 DOM
4. 2026-06-15
   days on market $625,000 Active 73 DOM
5. 2026-06-13
   days on market $625,000 Active 71 DOM
6. 2026-06-09
   days on market $625,000 Active 67 DOM
7. 2026-06-08
   days on market $625,000 Active 66 DOM
8. 2026-06-07
   days on market $625,000 Active 65 DOM
9. 2026-06-04
   days on market $625,000 Active 62 DOM
10. 2026-06-03
    days on market $625,000 Active 61 DOM
11. 2026-06-02
    days on market $625,000 Active 60 DOM
12. 2026-06-02
    price $625,000 Active 59 DOM
13. 2026-06-01
    days on market $640,000 Active 59 DOM
14. 2026-05-31
    days on market $640,000 Active 58 DOM
15. 2026-05-08
    price $640,000 860-char remark

    Show marketing remark (860 chars)

    Are you ready for a simpler lifestyle with minimal upkeep? Or maybe a stylish getaway that you can lock and leave with peace of mind? This is the home and the community for you. Welcome to 34 Vistara; located in the Gated Community of The Estates at Rancho Mirage, a small enclave of just 88 homes. This is a Hidden Gem in the Desert real estate scene with one of the best locations in the valley. Close to both The River, and El Paseo. The low HOA includes front landscape maintenance, 2 Pools, Spas, Sauna, Park, and beautiful community landscaping throughout. This is an Open Floor Plan that flows easily from Inside to Outdoor Living, with a very private backyard, large enough to add a private pool, but no need - both of the community pools are close. This is your opportunity to own a piece of paradise in one of the valley's most desirable communities.

16. 2026-04-03
    listed $672,500 Active 860-char remark

    Show marketing remark (860 chars)

    Are you ready for a simpler lifestyle with minimal upkeep? Or maybe a stylish getaway that you can lock and leave with peace of mind? This is the home and the community for you. Welcome to 34 Vistara; located in the Gated Community of The Estates at Rancho Mirage, a small enclave of just 88 homes. This is a Hidden Gem in the Desert real estate scene with one of the best locations in the valley. Close to both The River, and El Paseo. The low HOA includes front landscape maintenance, 2 Pools, Spas, Sauna, Park, and beautiful community landscaping throughout. This is an Open Floor Plan that flows easily from Inside to Outdoor Living, with a very private backyard, large enough to add a private pool, but no need - both of the community pools are close. This is your opportunity to own a piece of paradise in one of the valley's most desirable communities.

17. 1997-07-30
    soldstatus $175,000

ⓘ 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: $4,474 · $373/mo
• Projected year-2 tax: $4,750 · $396/mo
• Expected delta: +$276/yr (+$23/mo · 6.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 21 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: $74,085
• − Mortgage interest: −$35,010
• − Property taxes: −$4,474
• − Insurance: −$3,125
• − Repairs & maintenance: −$5,927
• − Management: −$5,927
• − HOA: −$4,560
• − Depreciation: −$18,182
• Taxable loss: −$3,119
• Est. tax savings @ 24.0%: +$749
• After-tax cash flow: $7,786/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 — Rancho Mirage

• Score: 51/100
• State rank: #1065
• US rank: #25255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Mirage, CA
• County: Riverside County · 2,287,001 people
• City population: 17,563
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 17,563
• Household income: $107,364
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 498.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, South Korea, China
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -210.99%
• Current HPI: 282.2957
• Rent YoY: ▲ 3.72%
• 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

+265.7% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $640,000 GPSMLS
• 2026-04-03 Listed $672,500 GPSMLS
• 1997-07-30 Sold (Public Records) $175,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $4,474 · +4.6% YoY. Source: county tax records.