6 Tortosa · Rancho Mirage, CA 92270

$475,000

2 bd · 2.0 ba · 1,741 sqft · Condo public records · 71 Days on market

Built 1977 $273/sqft · 18% below area Est $580k · 18% under $755/mo HOA · 14% 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 +16.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.3/10.0
• DSCR +5.0/10.0
• 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

LARGE 2-BED UNIT. Welcome to 6 Tortosa Drive in the highly desirable Rancho Las Palmas Country Club—a beautifully furnished residence offering exceptional space, style, and flexibility. This expanded 2-bedroom home features approximately 500 additional square feet compared to the typical model, creating a rare and highly sought-after layout within the community. Designed with both comfort and entertaining in mind, the home offers a spacious living room and a separate family room, providing versatile areas for relaxation or hosting guests. The flexible floor plan easily accommodates a sofa bed, allowing the home to function like a 3-bedroom when visitors are in town. The interiors showcase a warm, Tommy Bahama-inspired aesthetic with an energetic yet relaxed desert vibe, and the property is offered fully furnished—making it truly move-in ready or ideal as a turnkey investment or seasonal retreat. The home includes two well-appointed bathrooms, including a private ensuite in the primary suite, along with generous closet space throughout for added convenience. Ideally located on a quiet street within the community, the property is just moments from the Monterrey gate, community pool, and amenities—offering both privacy and easy access. This is a rare opportunity to own one of the larger, more versatile homes in Rancho Mirage’s premier golf communities.

Key facts

• $755 HOA
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $475k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $475k).
• Recommended offer: $446k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 $5,383/mo this rent would consume 60% 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 $3k of loan paydown is wiped out by about $14k 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 71 days — a 6% lower offer ($446k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $446,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 6.95%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 7.4

CMA / ARV

• ARV (median comp): $579,675
• List price: $475,000
• Delta: -18.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.58×
• Total profit: $-56,075
• Equity at exit: $70,824

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-9,188
• Equity at exit: $41,069

Cash invested: $133,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $5,383 high
• Mortgage (P&I): −$2,491
• Tax from tax record: −$550 /mo · $6,604/yr
• Insurance: −$198
• HOA: −$755
• Vacancy / Maint / Mgmt: −$1,130
• Net cashflow: $258

Break-even live

Break-even rent $5,056

Max offer price $475,000

Occupancy floor 90%

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Tortosa Dr Rancho Mirage, CA	3.0	2.0	1720	$7,495	$4.36	44d	1	0.01mi
142 Avenida Las Palmas Rancho Mirage, CA	3.0	2.5	2209	$7,395	$3.35	44d	1	0.06mi
110 Giralda Cir Palm Desert, CA	2.0	2.0	1584	$7,000	$4.42	44d	1	0.14mi
114 Giralda Cir Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	0.14mi
20 San Sebastian Dr Rancho Mirage, CA	2.0	2.0	1380	$2,950	$2.14	44d	1	0.14mi
27 Torremolinos Dr Rancho Mirage, CA	3.0	1.5	1621	$3,300	$2.04	44d	1	0.19mi
138 Gran Via Palm Desert, CA	2.0	2.0	1457	$5,500	$3.77	44d	1	0.19mi
11 Ronda Dr Rancho Mirage, CA	3.0	2.0	1680	$3,200	$1.90	44d	1	0.21mi
101 Juan Cir Palm Desert, CA	2.0	2.0	1600	$6,500	$4.06	44d	1	0.21mi
126 Castellana W Palm Desert, CA	2.0	2.0	2208	$6,400	$2.90	44d	1	0.22mi
128 Castellana W Palm Desert, CA	2.0	2.0	1670	$6,500	$3.89	44d	1	0.23mi
117 Juan Cir Palm Desert, CA	2.0	2.0	1584	$6,800	$4.29	44d	1	0.25mi
293 Serena Dr Palm Desert, CA	2.0	2.0	1670	$5,500	$3.29	44d	1	0.25mi
36 El Toro Dr Rancho Mirage, CA	2.0	2.0	1270	$4,000	$3.15	24d	1	0.25mi
291 Serena Dr Palm Desert, CA	2.0	1.5	1303	$5,300	$4.07	44d	1	0.25mi
63 Torremolinos Dr Rancho Mirage, CA	2.0	2.0	1270	$2,850	$2.24	44d	1	0.30mi
70 Durango Cir Rancho Mirage, CA	2.0	2.0	1500	$3,800	$2.53	15d	1	0.30mi
45 Cueta Dr Rancho Mirage, CA	2.0	2.0	1270	$3,000	$2.36	44d	1	0.30mi
172 Gran Via Palm Desert, CA	2.0	1.5	1584	$7,000	$4.42	44d	1	0.31mi
173 Gran Via Palm Desert, CA	2.0	2.0	1584	$5,000	$3.16	44d	1	0.32mi
159 Torremolinos Dr Rancho Mirage, CA	2.0	2.0	1513	$6,100	$4.03	44d	1	0.32mi
68 El Toro Dr Rancho Mirage, CA	2.0	2.0	1381	$4,000	$2.90	24d	1	0.32mi
175 Gran Via Palm Desert, CA	2.0	2.0	1656	$2,599	$1.57	5d	1	0.32mi
170 Castellana S Palm Desert, CA	2.0	2.0	1347	$6,000	$4.45	44d	1	0.36mi
186 Gran Via Palm Desert, CA	2.0	2.0	1303	$7,000	$5.37	44d	1	0.36mi
191 Madrid Ave Palm Desert, CA	2.0	2.0	1800	$5,500	$3.06	44d	1	0.36mi
197 Madrid Ave Palm Desert, CA	2.0	2.0	1336	$5,400	$4.04	44d	1	0.38mi
95 Torremolinos Dr Rancho Mirage, CA	3.0	2.0	1680	$3,600	$2.14	18d	1	0.38mi
21 Don Quixote Dr Rancho Mirage, CA	2.0	2.0	1270	$4,000	$3.15	24d	1	0.38mi
178 Castellana S Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	0.38mi
186 Madrid Ave Palm Desert, CA	2.0	2.0	1800	$7,100	$3.94	44d	1	0.38mi
294 San Vicente Cir Palm Desert, CA	2.0	2.0	1584	$5,300	$3.35	44d	1	0.39mi
278 San Vicente Cir Palm Desert, CA	2.0	2.0	1656	$5,200	$3.14	44d	1	0.41mi
184 Castellana S Palm Desert, CA	2.0	2.0	1457	$5,400	$3.71	44d	1	0.41mi
261 Santa Barbara Cir Palm Desert, CA	2.0	2.0	1656	$5,800	$3.50	44d	1	0.41mi
242 Serena Dr Palm Desert, CA	2.0	2.0	1347	$5,300	$3.93	44d	1	0.42mi
281 Tolosa Cir Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	0.44mi
41 Don Quixote Dr Rancho Mirage, CA	3.0	2.0	1995	$3,600	$1.80	24d	1	0.44mi
223 Serena Dr Palm Desert, CA	3.0	2.0	1584	$4,800	$3.03	44d	1	0.44mi
223 Serena Dr Palm Desert, CA	3.0	2.0	1584	$4,800	$3.03	18d	1	0.44mi

HOA detail condo

• Monthly dues: $755 · $9,060/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $475,000 Active 71 DOM
2. 2026-06-17
   days on market $475,000 Active 70 DOM
3. 2026-06-16
   days on market $475,000 Active 69 DOM
4. 2026-06-15
   days on market $475,000 Active 68 DOM
5. 2026-06-13
   days on market $475,000 Active 66 DOM
6. 2026-06-09
   days on market $475,000 Active 62 DOM
7. 2026-06-08
   days on market $475,000 Active 61 DOM
8. 2026-06-07
   days on market $475,000 Active 60 DOM
9. 2026-06-04
   days on market $475,000 Active 57 DOM
10. 2026-06-03
    days on market $475,000 Active 56 DOM
11. 2026-06-02
    days on market $475,000 Active 55 DOM
12. 2026-06-01
    days on market $475,000 Active 54 DOM
13. 2026-05-31
    days on market $475,000 Active 53 DOM
14. 2026-04-08
    listed $475,000 Active 1395-char remark

    Show marketing remark (1395 chars)

    LARGE 2-BED UNIT. Welcome to 6 Tortosa Drive in the highly desirable Rancho Las Palmas Country Club—a beautifully furnished residence offering exceptional space, style, and flexibility. This expanded 2-bedroom home features approximately 500 additional square feet compared to the typical model, creating a rare and highly sought-after layout within the community. Designed with both comfort and entertaining in mind, the home offers a spacious living room and a separate family room, providing versatile areas for relaxation or hosting guests. The flexible floor plan easily accommodates a sofa bed, allowing the home to function like a 3-bedroom when visitors are in town. The interiors showcase a warm, Tommy Bahama-inspired aesthetic with an energetic yet relaxed desert vibe, and the property is offered fully furnished—making it truly move-in ready or ideal as a turnkey investment or seasonal retreat. The home includes two well-appointed bathrooms, including a private ensuite in the primary suite, along with generous closet space throughout for added convenience. Ideally located on a quiet street within the community, the property is just moments from the Monterrey gate, community pool, and amenities—offering both privacy and easy access. This is a rare opportunity to own one of the larger, more versatile homes in Rancho Mirage’s premier golf communities.

15. 2021-08-20
    soldstatus $465,000 Closed 724-char remark

    Show marketing remark (724 chars)

    Remodeled and gorgeous! This 2 Bedroom / 2 Bath residence has been reconfigured by enclosing the front atrium to create the perfect den/office/family room and increasing the living space to 1,741 Sq/Ft. Completely updated throughout. Updated kitchen and baths with granite counters, custom cabinetry, and stainless steel appliances, solid wood doors, window treatments, and tiled throughout even the garage. The increased use of space makes for great entertaining or separation. Across from The River with theaters, shopping and fine dining. Rancho Las Palmas Country Club offers 29 pools and spa, fitness center, clubhouse for dining pleasure, 27 holes of golf and tennis. .. .. .a perfect place to call home. A must see!!!

16. 2021-08-20
    soldstatus $465,000

    Show marketing remark (724 chars)

    Remodeled and gorgeous! This 2 Bedroom / 2 Bath residence has been reconfigured by enclosing the front atrium to create the perfect den/office/family room and increasing the living space to 1,741 Sq/Ft. Completely updated throughout. Updated kitchen and baths with granite counters, custom cabinetry, and stainless steel appliances, solid wood doors, window treatments, and tiled throughout even the garage. The increased use of space makes for great entertaining or separation. Across from The River with theaters, shopping and fine dining. Rancho Las Palmas Country Club offers 29 pools and spa, fitness center, clubhouse for dining pleasure, 27 holes of golf and tennis. .. .. .a perfect place to call home. A must see!!!

17. 2021-08-11
    listed Active Under Contract 724-char remark

    Show marketing remark (724 chars)

    Remodeled and gorgeous! This 2 Bedroom / 2 Bath residence has been reconfigured by enclosing the front atrium to create the perfect den/office/family room and increasing the living space to 1,741 Sq/Ft. Completely updated throughout. Updated kitchen and baths with granite counters, custom cabinetry, and stainless steel appliances, solid wood doors, window treatments, and tiled throughout even the garage. The increased use of space makes for great entertaining or separation. Across from The River with theaters, shopping and fine dining. Rancho Las Palmas Country Club offers 29 pools and spa, fitness center, clubhouse for dining pleasure, 27 holes of golf and tennis. .. .. .a perfect place to call home. A must see!!!

18. 2021-08-02
    listed $465,000 724-char remark

    Show marketing remark (724 chars)

    Remodeled and gorgeous! This 2 Bedroom / 2 Bath residence has been reconfigured by enclosing the front atrium to create the perfect den/office/family room and increasing the living space to 1,741 Sq/Ft. Completely updated throughout. Updated kitchen and baths with granite counters, custom cabinetry, and stainless steel appliances, solid wood doors, window treatments, and tiled throughout even the garage. The increased use of space makes for great entertaining or separation. Across from The River with theaters, shopping and fine dining. Rancho Las Palmas Country Club offers 29 pools and spa, fitness center, clubhouse for dining pleasure, 27 holes of golf and tennis. .. .. .a perfect place to call home. A must see!!!

19. 2018-08-07
    historical
20. 2018-08-02
    soldstatus $315,000 Sold
21. 2018-08-02
    soldstatus $315,000
22. 2018-07-30
    status Pending
23. 2018-07-10
    status Backup Offers Accepted
24. 2018-04-19
    price $330,000
25. 2018-02-16
    price $339,000
26. 2017-11-10
    listed $345,000 Active
27. 2017-10-02
    historical Hold
28. 2017-06-28
    listed $349,000 Active
29. 2017-05-12
    historical
30. 2017-04-11
    price $369,000
31. 2016-11-03
    listed $399,000 Active
32. 2004-04-08
    soldstatus $285,000
33. 2004-03-06
    listed $299,000

ⓘ 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: $6,604 · $550/mo
• Projected year-2 tax: $6,604 · $550/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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 20 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: $64,594
• − Mortgage interest: −$26,607
• − Property taxes: −$6,604
• − Insurance: −$2,375
• − Repairs & maintenance: −$5,168
• − Management: −$5,168
• − HOA: −$9,060
• − Depreciation: −$13,818
• Taxable loss: −$4,205
• Est. tax savings @ 24.0%: +$1,009
• After-tax cash flow: $4,108/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

+58.9% since first listed

20 events — show timeline

• 2026-04-08 Listed $475,000 CRMLS
• 2021-08-20 Sold (Public Records) $465,000 Public Records
• 2021-08-20 Sold (MLS) $465,000 GPSMLS
• 2021-08-11 Listed — GPSMLS
• 2021-08-02 Listed $465,000 GPSMLS
• 2018-08-07 Listing Removed — GPSMLS
• 2018-08-02 Sold (Public Records) $315,000 Public Records
• 2018-08-02 Sold (MLS) $315,000 GPSMLS
• 2018-07-30 Pending — GPSMLS
• 2018-07-10 Pending — GPSMLS
• 2018-04-19 Price Changed $330,000 GPSMLS
• 2018-02-16 Price Changed $339,000 GPSMLS
• 2017-11-10 Listed $345,000 GPSMLS
• 2017-10-02 Delisted — GPSMLS
• 2017-06-28 Listed $349,000 GPSMLS
• 2017-05-12 Listing Removed — GPSMLS
• 2017-04-11 Price Changed $369,000 GPSMLS
• 2016-11-03 Listed $399,000 GPSMLS
• 2004-04-08 Sold (Public Records) $285,000 Public Records
• 2004-03-06 Listed $299,000 GPSMLS

Property tax history

+3.1%/yr

Latest (2025): $6,604 · +2.3% YoY. Source: county tax records.