2620 N Whitewater Clb Unit D · Palm Springs, CA 92262

$310,000

2 bd · 2.0 ba · 1,420 sqft · Condo public records · 37 Days on market

Built 1978 $218/sqft · 17% below area Est $374k · 17% under $730/mo HOA · 19% 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 +20.1/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +6.4/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2620 N Whitewater Club Drive, a beautifully maintained desert getaway located in the gated community of Palm Springs Country Club. Surrounded by manicured greenbelts and framed by incredible mountain views, this spacious 2-bedroom, 2-bath residence offers approximately 1,420 square feet of relaxed desert living just minutes from the heart of downtown. Step inside to an airy open-concept layout filled with natural light. The open kitchen showcases modern cabinetry and modern touches, flowing seamlessly into the generous living and dining spaces designed for both comfort and entertaining. Additional improvements include recently replaced modern dual-pane windows and sliding glass d

Key facts

• Gated community
• High-speed internet
• Move-in-ready condo

Tags

• GATED COMMUNITY
• PANORAMIC MOUNTAIN VIEWS
• PRIVATE PATIO
• MULTIPLE COMMUNITY POOLS
• HIGH-SPEED INTERNET
• MOVE-IN-READY CONDO

Property features AI

Finance

• Other: Property is fee simple; Pool and spa: community heated in-ground pool and heated in-ground spa (fenced, community)
• HOA & community: Monthly association fee (approximately $730); Association covers cable TV, water, trash, and security; Association amenities include controlled access, grounds maintenance, guest parking and greenbelt/park; Association pet rules apply; Gated community with community mailbox

Exterior

• Parking: 2 total parking spaces; Detached 2-space carport; Covered, unassigned guest parking available
• Security: Gated community with automatic gate and card/code access; Controlled access; Community security included in association
• Utilities: Water provided by Desert Water District; Sewer connected and paid; Cable TV available
• Home design: Condominium (attached); Bungalow style; Single-story (ground level, no unit above); Front door faces south
• Construction: Stucco exterior; Common roof; Slab foundation; Builder-reported year built
• Exterior features: Community-controlled access and gated community with automatic gate and card/code access; Community maintenance and management; Guest parking; Community greenbelt/park; Enclosed patio; Stucco wall fencing; Sprinkler system with timer; Private lot location; Greenbelt view; Mountain and park/greenbelt views

Interior

• Kitchen: Laminate counters; Skylight(s); Electric cooktop; Electric oven with warmer oven drawer; Microwave oven; Refrigerator; Dishwasher; Disposal
• Bedrooms: Master suite with walk-in closet
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Double vanities; Shower stall and shower over tub options; Combination shower & tub
• Heating & cooling: Central forced air heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Open floorplan; In-closet stack laundry; Storage; Ground-level entry with no steps; Vertical blinds
• Laundry & utility: Washer; Dryer; Stackable washer/dryer hookup (in closet)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $310k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $310k).
• Recommended offer: $301k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.7% in Palm 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 66/100 on livability (#348 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: schools C-, crime F, cost of living 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 flat; 647 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); 65% 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 $3,830/mo this rent would consume 64% of the median local household income ($72k/yr) (locally 1866% 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 $9k 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 37 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $97k; list at $310k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F 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 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: 1.24% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 6.7

CMA / ARV

• ARV (median comp): $373,715
• List price: $310,000
• Delta: -17.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.46% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.60×
• Total profit: $-34,711
• Equity at exit: $46,222

10-year hold

• IRR: -7.2%
• Equity multiple: 0.61×
• Total profit: $-34,170
• Equity at exit: $26,803

Cash invested: $86,800 (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 92262

• Rents YoY: 0.5%
• Active inventory: 647
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,830 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$153 /mo · $1,833/yr
• Insurance: −$129
• HOA: −$730
• Vacancy / Maint / Mgmt: −$804
• Net cashflow: $388

Break-even live

Break-even rent $3,339

Max offer price $310,000

Occupancy floor 85%

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2522 N Whitewater Club Dr Unit C Palm Springs, CA	2.0	2.0	1101	$4,320	$3.92	43d	1	0.16mi
2660 N Farrell Dr Palm Springs, CA	3.0	2.0	1696	$4,900	$2.89	43d	1	0.17mi
2750 E Vincentia Rd Palm Springs, CA	3.0	2.0	1826	$4,400	$2.41	24d	1	0.24mi
2455 E Rogers Rd Palm Springs, CA	3.0	2.0	1403	$3,900	$2.78	24d	1	0.24mi
3010 E Verona Rd Palm Springs, CA	3.0	2.0	1700	$4,500	$2.65	43d	1	0.24mi
3033 E Verona Rd Palm Springs, CA	3.0	2.0	1652	$2,999	$1.82	24d	1	0.28mi
2415 E Finley Rd Palm Springs, CA	3.0	2.0	1600	$3,560	$2.23	43d	1	0.29mi
2342 N San Gorgonio Rd Palm Springs, CA	3.0	3.0	1700	$4,275	$2.51	43d	1	0.33mi
2184 E Powell Rd Palm Springs, CA	3.0	2.0	1391	$3,500	$2.52	15d	1	0.33mi
2184 E Powell Rd Palm Springs, CA	3.0	2.0	1391	$3,500	$2.52	43d	1	0.33mi
2375 N San Antonio Rd Palm Springs, CA	3.0	2.0	1382	$3,600	$2.60	24d	1	0.34mi
2290 N Victoria Rd Palm Springs, CA	3.0	3.0	1752	$5,270	$3.01	43d	1	0.40mi
2240 N San Gorgonio Rd Palm Springs, CA	3.0	2.0	1260	$3,600	$2.86	24d	1	0.40mi
2601 N Cerritos Rd Palm Springs, CA	3.0	2.0	1224	$3,095	$2.53	16d	1	0.42mi
2525 N Cerritos Rd Palm Springs, CA	3.0	2.0	1345	$7,495	$5.57	15d	1	0.43mi
2525 N Cerritos Rd Palm Springs, CA	3.0	2.0	1345	$7,495	$5.57	43d	1	0.43mi
2200 Acacia Rd E Palm Springs, CA	3.0	2.0	1597	$5,800	$3.63	43d	1	0.43mi
2200 Acacia Rd E Palm Springs, CA	3.0	2.0	1597	$5,800	$3.63	20d	1	0.43mi
2235 N Los Alamos Rd Palm Springs, CA	3.0	2.0	1399	$5,000	$3.57	43d	1	0.46mi
2223 N Magnolia Rd Palm Springs, CA	3.0	2.0	1472	$3,600	$2.45	24d	1	0.46mi
2600 N Chuperosa Rd Palm Springs, CA	3.0	2.0	1447	$3,875	$2.68	43d	1	0.48mi
3005 N Chuperosa Rd Palm Springs, CA	3.0	2.0	1134	$3,500	$3.09	43d	1	0.54mi
2990 N Bahada Rd Palm Springs, CA	3.0	2.0	1550	$6,000	$3.87	43d	1	0.54mi
2295 Nicola Rd E Palm Springs, CA	3.0	2.0	1338	$3,990	$2.98	43d	1	0.56mi
2630 N Biskra Rd Palm Springs, CA	3.0	2.0	1450	$2,900	$2.00	4d	1	0.57mi
3663 E Paseo Barbara Palm Springs, CA	3.0	2.0	1708	$3,499	$2.05	43d	1	0.95mi
3370 E Avenida Fey Norte Palm Springs, CA	3.0	2.0	1518	$5,500	$3.62	43d	1	0.95mi
1181 Sunflower Ln Palm Springs, CA	2.0	2.0	1068	$3,000	$2.81	43d	1	0.98mi
1331 E Luna Way Palm Springs, CA	3.0	2.0	1512	$4,900	$3.24	43d	1	0.98mi
2564 N Aurora Dr Palm Springs, CA	3.0	2.0	1354	$3,500	$2.58	43d	1	1.01mi
1751 E Sandalwood Dr Palm Springs, CA	2.0	2.0	1050	$2,600	$2.48	24d	1	1.11mi
1411 N Sunrise Way Palm Springs, CA	2.0	2.0	1067	$1,899	$1.78	43d	1	1.15mi
1407 N Sunrise Way #29 Palm Springs, CA	2.0	2.0	1100	$2,750	$2.50	43d	1	1.17mi
1407 N Sunrise Way Palm Springs, CA	1.0–2.0	1.0–2.0	935	$2,750	$2.94	7d	2	1.17mi
1123 E El Cid Palm Springs, CA	3.0	2.0	1722	$4,775	$2.77	43d	1	1.19mi
1405 N Sunrise Way #2 Palm Springs, CA	2.0	2.0	1170	$2,200	$1.88	43d	1	1.20mi
915 E Racquet Club Rd Palm Springs, CA	3.0	2.0	1225	$7,480	$6.11	15d	1	1.20mi
915 E Racquet Club Rd Palm Springs, CA	3.0	2.0	1225	$7,480	$6.11	43d	1	1.20mi
1020 N Cerritos Dr Palm Springs, CA	3.0	2.0	1516	$13,950	$9.20	43d	1	1.29mi
688 E Spencer Dr Palm Springs, CA	3.0	2.0	1225	$7,560	$6.17	43d	1	1.33mi

HOA detail condo

• Monthly dues: $730 · $8,760/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $310,000 Active 37 DOM
2. 2026-06-17
   days on market $310,000 Active 36 DOM
3. 2026-06-16
   days on market $310,000 Active 35 DOM
4. 2026-06-15
   days on market $310,000 Active 34 DOM
5. 2026-06-13
   days on market $310,000 Active 32 DOM
6. 2026-06-13
   days on market $310,000 Active 31 DOM
7. 2026-06-09
   days on market $310,000 Active 28 DOM
8. 2026-06-08
   pricedays on market $310,000 Active 27 DOM
9. 2026-06-07
   days on market $325,000 Active 26 DOM
10. 2026-06-04
    days on market $325,000 Active 23 DOM
11. 2026-06-03
    days on market $325,000 Active 22 DOM
12. 2026-06-02
    days on market $325,000 Active 21 DOM
13. 2026-06-01
    days on market $325,000 Active 20 DOM
14. 2026-05-31
    days on market $325,000 Active 19 DOM
15. 2026-04-22
    listed $325,000 Active 1475-char remark
16. 2001-11-14
    soldstatus $97,000
17. 1995-10-19
    soldstatus $75,000

ⓘ 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: $1,833 · $153/mo
• Projected year-2 tax: $2,356 · $196/mo
• Expected delta: +$523/yr (+$44/mo · 28.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 20 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: $45,957
• − Mortgage interest: −$17,365
• − Property taxes: −$1,833
• − Insurance: −$1,550
• − Repairs & maintenance: −$3,677
• − Management: −$3,677
• − HOA: −$8,760
• − Depreciation: −$9,018
• Taxable income: $78
• Est. tax owed @ 24.0%: −$19
• After-tax cash flow: $4,636/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 — Palm Springs

• Score: 66/100
• State rank: #348
• US rank: #11850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, CA
• County: Riverside County · 2,287,001 people
• City population: 46,786
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 26,887
• Household income: $71,672
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 1866.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Hispanic / Latino 27% Two or more races 13% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 2%
• Foreign-born: 17% · Canada, China
• Languages at home: 75% English-only · Spanish 19% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -1082.67%
• Current HPI: 434.0524
• Rent YoY: ▲ 0.46%
• 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

+313.3% since first listed

4 events — show timeline

• 2026-06-08 Price Changed $310,000 GPSMLS
• 2026-04-22 Listed $325,000 GPSMLS
• 2001-11-14 Sold (Public Records) $97,000 Public Records
• 1995-10-19 Sold (Public Records) $75,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,833 · -2.2% YoY. Source: county tax records.