74456 Angels Camp Rd · Palm Desert, CA 92260

$339,500

2 bd · 2.0 ba · 1,638 sqft · Manufactured public records · 94 Days on market

Built 1985 5,663 sqft lot $207/sqft · at area comps Est $335k · at est. $455/mo HOA · 11% 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 +23.4/30.0
• DSCR +7.5/10.0
• 1% rule +7.3/10.0
• ARV discount +6.9/15.0
• 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

Welcome to your Desert Oasis home in the heart of Palm Desert & beautiful Portola Country Club where you Own your land. Overlooking the lush park greenbelt with great views of the Santa Rosa mountains, you will love sitting on the covered front veranda having your morning coffee. One of 3 pools, a Doggie Park, pickleball & bocce are also just across the street. An l8-hole Accredited Par-3 Golf course is a star feature of Portola & is included for the owners in the low monthly HOA fee of $455. Newly painted in a fresh tropical coral hue, the home has dual-pane windows for energy efficiency & lots of natural light. Plantation shutters are another bonus, along with drywall construction beautiful laminate flooring. High vaulted ceilings as you enter add a nice open feeling along with the wonderful views coming thru the windows. The inviting kitchen is situated off of the separate family room for ease of entertaining. The FR has dual-pane sliding doors that lead directly onto the side covered patio (great for Alfresco dining) The kitchen has bright recessed lighting, breakfast island & a gas cooktop with white tile backsplash with horizontal ship-lap ceiling border. Cooks will appreciate the large convenient pantry where everything is close at hand. The primary suite is well-sized with walk-in-closet & a huge ensuite bathroom with a separate soaking tub & shower & a double sink vanity. The second bathroom is located across from the guest bedroom. It features a great ''Aging in Place'' walk-in shower with grab bars & beautiful ''Rain-glass'' doors. The large laundry has a built-in desk/computer station and a door leading out to the covered carport & storage shed. The home is surrounded on 3 sides with a perimeter wall offering both privacy & a play area for any canine pals. Beautiful flowering vines & plants & even an extra area for a home garden. PCC is a 55+community with a hometown feel of only 500 homes. Enjoy the newly remodeled clubhouse & many social activities in your new Desert lifestyle. Located near El Paseo & its shops & restaurants, expansive Palm Desert Park with Aquatic Center, dog parks & beautiful walking trails. Eisenhower Hospital & great medical facilities are close by. Come & see why Portola Country Club is ''The'' choice for those looking for the perfect 55+Active Living experience.

Key facts

• Laminate flooring
• Dual-pane windows
• Plantation shutters

Tags

• COVERED FRONT VERANDA
• DUAL-PANE WINDOWS
• PLANTATION SHUTTERS
• DRYWALL CONSTRUCTION
• LAMINATE FLOORING
• HIGH VAULTED CEILINGS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $340k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $340k).
• Recommended offer: $309k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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); 70% 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 $4,188/mo this rent would consume 72% 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.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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 $252k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $308,945 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.23% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.95%
• DSCR: 1.35
• GRM: 6.8

CMA / ARV

• ARV (median comp): $335,254
• List price: $339,500
• Delta: 1.27%
• 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
74529 Azurite Cir	0.11mi	2/2.0	1,740 (+6%)	0mo	$427,500	$246	84
42090 Diadomite Way	0.03mi	2/2.0	1,520 (-7%)	7mo	$240,000	$158	81
74592 Nevada Cir E	0.36mi	2/2.0	1,590 (-3%)	2mo	$317,000	$199	77
74411 Gary Ave. Ave	0.38mi	2/2.0	1,584 (-3%)	5mo	$397,000	$251	73
74647 Azurite Cir E	0.30mi	3/2.0 (+1)	1,700 (+4%)	4mo	$260,000	$153	71
74584 Nevada Cir E	0.35mi	2/2.0	1,734 (+6%)	6mo	$257,500	$149	69
42585 Granite Pl	0.33mi	2/2.0	1,760 (+7%)	6mo	$175,000	$99	67
42099 Diadomite Way	0.06mi	3/2.0 (+1)	1,880 (+15%)	1mo	$279,000	$148	66
74596 Azurite Cir E	0.22mi	2/2.0	1,440 (-12%)	6mo	$201,600	$140	65
42605 Vanadium	0.40mi	2/2.0	1,416 (-14%)	2mo	$235,000	$166	57
42651 Vanadium Pl	0.42mi	2/2.0	1,440 (-12%)	4mo	$290,000	$201	57
74072 Mercury Circle Cir W	0.40mi	2/2.0	1,440 (-12%)	5mo	$222,000	$154	57

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-20,450
• Equity at exit: $50,621

10-year hold

• IRR: 1.9%
• Equity multiple: 1.12×
• Total profit: $11,719
• Equity at exit: $29,354

Cash invested: $95,060 (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: 6.8×

Monthly cashflow live

• Estimated rent: $4,188 high
• Mortgage (P&I): −$1,780
• Tax from tax record: −$302 /mo · $3,624/yr
• Insurance: −$141
• HOA: −$455
• Vacancy / Maint / Mgmt: −$880
• Net cashflow: $630

Break-even live

Break-even rent $3,391

Max offer price $339,500

Occupancy floor 80%

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: $84,875
• Closing costs: $10,185
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74401 Hovley Lane East Palm Desert, CA	1.0–3.0	1.0–2.0	1042	$2,685	$2.58	2d	22	0.14mi
74036 Mercury Cir W Palm Desert, CA	2.0	2.0	1440	$2,800	$1.94	43d	1	0.42mi
74350 Magnesia Falls Dr Unit 1 Palm Desert, CA	3.0	2.0	1200	$2,595	$2.16	11d	1	0.48mi
82 Presidio Pl Palm Desert, CA	3.0	2.0	1851	$5,500	$2.97	43d	1	0.53mi
84 Presidio Pl Palm Desert, CA	3.0	2.0	1921	$6,500	$3.38	43d	1	0.53mi
92 Presidio Pl Palm Desert, CA	3.0	2.0	1821	$5,500	$3.02	43d	1	0.56mi
255 Via Rengo Palm Desert, CA	2.0	2.0	1122	$2,600	$2.32	5d	1	0.56mi
255 Via Rengo Palm Desert, CA	2.0	2.0	1122	$2,700	$2.41	43d	1	0.56mi
42575 Cook St Palm Desert, CA	2.0	2.0	1050	$1,950	$1.86	24d	1	0.59mi
168 Camino Arroyo S Palm Desert, CA	3.0	3.0	2051	$5,000	$2.44	43d	1	0.69mi
432 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,300	$3.35	43d	1	0.70mi
39 Camino Arroyo Pl Palm Desert, CA	2.0	2.0	1533	$6,000	$3.91	43d	1	0.70mi
430 S Sierra Madre Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	43d	1	0.71mi
181 Camino Arroyo S Palm Desert, CA	3.0	2.0	1821	$6,300	$3.46	43d	1	0.72mi
206 Lakecrest Ln Palm Desert, CA	2.0	2.0	1138	$2,300	$2.02	11d	1	0.74mi
38 Conejo Cir Palm Desert, CA	3.0	3.0	2056	$6,500	$3.16	43d	1	0.79mi
34946 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,400	$2.12	18d	1	0.79mi
34934 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,400	$2.12	18d	1	0.79mi
34921 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,375	$2.11	18d	1	0.79mi
34931 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,375	$2.11	18d	1	0.79mi
289 Castellana N Palm Desert, CA	2.0	2.0	1457	$3,000	$2.06	24d	1	0.81mi
166 Wimbledon Ct Palm Desert, CA	2.0	2.0	1250	$3,200	$2.56	43d	1	0.82mi
352 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,800	$3.66	43d	1	0.82mi
191 Winterhaven Cir Palm Desert, CA	2.0	1.5	1250	$2,800	$2.24	43d	1	0.82mi
1 Marbella Ln Palm Desert, CA	2.0	2.0	1080	$4,500	$4.17	43d	1	0.83mi
150 Willow Lake Dr Palm Desert, CA	2.0	2.0	1138	$2,500	$2.20	43d	1	0.84mi
365 San Remo St Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	43d	1	0.84mi
363 San Remo St Palm Desert, CA	2.0	2.0	1656	$7,500	$4.53	43d	1	0.84mi
359 Villena Way Palm Desert, CA	2.0	2.0	2208	$9,500	$4.30	43d	1	0.88mi
153 Camino Arroyo N Palm Desert, CA	3.0	2.0	1980	$7,300	$3.69	20d	1	0.88mi
75250 Vista Huerto Palm Desert, CA	3.0	2.0	1184	$5,500	$4.65	24d	1	0.89mi
85 Conejo Cir Palm Desert, CA	3.0	3.0	2119	$6,000	$2.83	43d	1	0.91mi
82 Conejo Cir Palm Desert, CA	3.0	2.0	1759	$6,500	$3.70	43d	1	0.93mi
316 S Sierra Madre Palm Desert, CA	2.0	2.0	1656	$5,700	$3.44	43d	1	0.94mi
25 Maximo Way Palm Desert, CA	3.0	3.0	2056	$7,800	$3.79	43d	1	0.94mi
323 San Remo St Palm Desert, CA	2.0	2.0	1556	$8,500	$5.46	43d	1	0.95mi
337 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,000	$3.84	43d	1	0.96mi
259 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,200	$3.99	43d	1	0.96mi
257 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,300	$4.07	43d	1	0.96mi
336 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	43d	1	0.97mi

HOA detail

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

Listing history 12 events

1. 2026-02-13
   listed $339,500 Active 2456-char remark

   Show marketing remark (2456 chars)

   Welcome to your Desert Oasis home in the heart of Palm Desert & beautiful Portola Country Club where you Own your land. Overlooking the lush park greenbelt with great views of the Santa Rosa mountains, you will love sitting on the covered front veranda having your morning coffee. One of 3 pools, a Doggie Park, pickleball & bocce are also just across the street. An l8-hole Accredited Par-3 Golf course is a star feature of Portola & is included for the owners in the low monthly HOA fee of $455. Newly painted in a fresh tropical coral hue, the home has dual-pane windows for energy efficiency & lots of natural light. Plantation shutters are another bonus, along with drywall construction beautiful laminate flooring. High vaulted ceilings as you enter add a nice open feeling along with the wonderful views coming thru the windows. The inviting kitchen is situated off of the separate family room for ease of entertaining. The FR has dual-pane sliding doors that lead directly onto the side covered patio (great for Alfresco dining) The kitchen has bright recessed lighting, breakfast island & a gas cooktop with white tile backsplash with horizontal ship-lap ceiling border. Cooks will appreciate the large convenient pantry where everything is close at hand. The primary suite is well-sized with walk-in-closet & a huge ensuite bathroom with a separate soaking tub & shower & a double sink vanity. The second bathroom is located across from the guest bedroom. It features a great ''Aging in Place'' walk-in shower with grab bars & beautiful ''Rain-glass'' doors. The large laundry has a built-in desk/computer station and a door leading out to the covered carport & storage shed. The home is surrounded on 3 sides with a perimeter wall offering both privacy & a play area for any canine pals. Beautiful flowering vines & plants & even an extra area for a home garden. PCC is a 55+community with a hometown feel of only 500 homes. Enjoy the newly remodeled clubhouse & many social activities in your new Desert lifestyle. Located near El Paseo & its shops & restaurants, expansive Palm Desert Park with Aquatic Center, dog parks & beautiful walking trails. Eisenhower Hospital & great medical facilities are close by. Come & see why Portola Country Club is ''The'' choice for those looking for the perfect 55+Active Living experience.

2. 2024-12-30
   historical $3,000
3. 2024-11-18
   listed Active
4. 2024-10-28
   price $3,000
5. 2024-10-17
   listed $3,500
6. 2022-09-07
   soldstatus $252,000 Closed Sale
7. 2022-07-29
   status Pending Sale
8. 2022-07-12
   listed $252,000 Active
9. 2003-11-26
   soldstatus $140,000
10. 2002-01-11
    soldstatus $115,000
11. 2001-11-25
    historical
12. 2001-10-04
    listed $119,500

ⓘ 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: $3,624 · $302/mo
• Projected year-2 tax: $3,624 · $302/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 (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: $50,258
• − Mortgage interest: −$19,017
• − Property taxes: −$3,624
• − Insurance: −$1,698
• − Repairs & maintenance: −$4,021
• − Management: −$4,021
• − HOA: −$5,460
• − Depreciation: −$9,876
• Taxable income: $2,542
• Est. tax owed @ 24.0%: −$610
• After-tax cash flow: $6,948/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

+184.1% since first listed

12 events — show timeline

• 2026-02-13 Listed $339,500 GPSMLS
• 2024-12-30 Rental Removed $3,000 CLAW
• 2024-11-18 Listed — TheMLS
• 2024-10-28 Price Changed $3,000 CLAW
• 2024-10-17 Listed for Rent $3,500 CLAW
• 2022-09-07 Sold (MLS) $252,000 CRMLS
• 2022-07-29 Pending — CRMLS
• 2022-07-12 Listed $252,000 CRMLS
• 2003-11-26 Sold (Public Records) $140,000 Public Records
• 2002-01-11 Sold (Public Records) $115,000 Public Records
• 2001-11-25 Listing Removed — GPSMLS
• 2001-10-04 Listed $119,500 GPSMLS

Property tax history

+3.6%/yr

Latest (2025): $3,624 · +3.3% YoY. Source: county tax records.