21 Colonial · Rancho Mirage, CA 92270

$699,000

4 bd · 4.0 ba · 2,644 sqft · Condo public records · 13 Days on market

Built 1989 $264/sqft · 21% below area Est $887k · 21% under $900/mo HOA · 14% of rent

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +11.2/30.0
• 1% rule +4.3/10.0
• Rent growth +3.4/5.0
• DSCR +3.3/10.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Panoramic Mountain and Double Fairway views - This beautiful FURNISHED Doral plan (located on fee simple property-you own the land) has 4 bedrooms and 4 baths which includes a CASITA with its own private entrance!. 22 SOLAR Panels (seller states electric bill is zero and credits are generated back the grid) , - Newer high efficiency dual-pane windows, New Water Heater. Enter the property through a beautifully landscaped private gated courtyard with access to a spacious backyard, one of the LARGEST in the community! Enjoy unrestricted breathtaking views through the frame-less Kitchen windows overlooking the 6th green of the Westin Pete Dye Resort Course. The amazing, remodeled kitchen features New Stainless Appliances, stunning cabinetry, and an abundance of quartz counter space with tons of storage. The living room includes a fireplace which opens nicely to the dining room and patio area for easy entertainment. Additionally, one of the community pools/spas is located approx. 100ft away from the home! In the main home there are 2 primary ensuites with an additional guest bedroom and bath on the main level – DON’T FORGET THE CASITA! Additional features – home is equipped with 7 mini-splits each with their own controls which provide an efficient, heating, and cooling solution, 3 car-garage with direct access, oversized driveway, inside laundry and so much more! HOA Includes – Exterior/Roof maintenance, grounds maintenance, trash, cable internet, guard gated, and 4 community pools. Just a short golf cart ride to both Mission Hills Clubhouse and Westin Resort. Golf, Fitness, Tennis and Pickleball memberships available – ask for details.

Key facts

• Double fairway views
• Spacious backyard
• Fee simple property

Tags

• PANORAMIC MOUNTAIN VIEWS
• DOUBLE FAIRWAY VIEWS
• FEE SIMPLE PROPERTY
• PRIVATE ENTRANCE
• SOLAR PANELS
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath condo listed at $699k.

Deal economics

• At list price, monthly cash flow is $-267 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $652k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $647k (7.4% below list).
• Recommended offer: $647k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• 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 rising (+3.7%/yr); 529 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $6,474/mo this rent would consume 72% 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 $5k of loan paydown is wiped out by about $21k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $100k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $325k; list at $699k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $647,395 (7.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 9.0

CMA / ARV

• ARV (median comp): $886,773
• List price: $699,000
• Delta: -15.54%
• 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: -18.0%
• Equity multiple: 0.36×
• Total profit: $-125,125
• Equity at exit: $104,223

10-year hold

• IRR: -8.6%
• Equity multiple: 0.44×
• Total profit: $-109,427
• Equity at exit: $60,437

Cash invested: $195,720 (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: 9.0×

Monthly cashflow live

• Estimated rent: $6,474 high
• Mortgage (P&I): −$3,666
• Tax from tax record: −$525 /mo · $6,297/yr
• Insurance: −$291
• HOA: −$900
• Vacancy / Maint / Mgmt: −$1,360
• Net cashflow: $-267

Break-even live

Break-even rent $6,812

Max offer price $651,802

Occupancy floor 99%

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Colonial Dr Rancho Mirage, CA	3.0	3.0	2005	$3,600	$1.80	3d	1	0.07mi
42 Colonial Dr Rancho Mirage, CA	3.0	3.0	2005	$3,600	$1.80	22d	1	0.07mi
65 La Costa Dr Rancho Mirage, CA	4.0	3.0	2736	$10,500	$3.84	44d	1	0.14mi
51 Pebble Beach Dr Rancho Mirage, CA	3.0	2.0	1806	$6,000	$3.32	44d	1	0.25mi
45 Pebble Beach Dr Rancho Mirage, CA	4.0	3.0	3200	$3,950	$1.23	24d	1	0.27mi
25 Buckingham Way Rancho Mirage, CA	5.0	3.5	3332	$5,800	$1.74	17d	1	0.56mi
464 Sunningdale Dr Rancho Mirage, CA	3.0	3.0	1751	$6,000	$3.43	44d	1	0.58mi
4 Bentley Rd Rancho Mirage, CA	4.0	2.5	3068	$6,500	$2.12	44d	1	0.60mi
5 Victoria Falls Dr Rancho Mirage, CA	4.0	4.0	3427	$4,500	$1.31	24d	1	0.64mi
81 Claret Rancho Mirage, CA	3.0	2.0	2329	$4,995	$2.14	44d	1	0.67mi
22 San Leandro Ct Rancho Mirage, CA	3.0	3.5	2563	$5,500	$2.15	44d	1	0.73mi
38 Burgundy Rancho Mirage, CA	3.0	3.0	2726	$4,500	$1.65	18d	1	0.80mi
829 Inverness Dr Rancho Mirage, CA	4.0	3.0	2527	$11,000	$4.35	12d	1	0.84mi
69 San Marino Cir Rancho Mirage, CA	3.0	2.5	2601	$3,795	$1.46	22d	1	0.88mi
136 Royal Saint Georges Way Rancho Mirage, CA	3.0	3.0	3349	$13,000	$3.88	20d	1	0.90mi
134 Royal Saint Georges Way Rancho Mirage, CA	3.0	3.5	3598	$12,000	$3.34	44d	1	0.91mi
162 Saint Thomas Pl Rancho Mirage, CA	3.0	2.5	2477	$6,000	$2.42	44d	1	0.92mi
913 Inverness Dr Rancho Mirage, CA	3.0	3.0	2690	$6,800	$2.53	44d	1	0.93mi
714 Inverness Dr Rancho Mirage, CA	3.0	3.0	2227	$3,500	$1.57	44d	1	0.95mi
108 Clearwater Way Rancho Mirage, CA	4.0	2.5	2815	$4,200	$1.49	18d	1	1.00mi
70895 Ironwood Dr Rancho Mirage, CA	4.0	2.5	2575	$7,995	$3.10	5d	1	1.06mi
20 Via Bella Rancho Mirage, CA	3.0	2.5	2367	$3,995	$1.69	22d	1	1.09mi
18 Via Bella Rancho Mirage, CA	3.0	3.0	2333	$5,200	$2.23	44d	1	1.10mi
21 Via Bella Rancho Mirage, CA	3.0	2.0	2331	$3,900	$1.67	24d	1	1.11mi
35018 Mission Hills Dr Rancho Mirage, CA	3.0	3.0	3066	$7,500	$2.45	44d	1	1.13mi
35018 Mission Hills Dr Rancho Mirage, CA	3.0	3.0	3066	$7,500	$2.45	17d	1	1.13mi
36726 Jasmine Ln Rancho Mirage, CA	4.0	3.0	2539	$14,000	$5.51	44d	1	1.13mi
645 Hospitality Dr Rancho Mirage, CA	3.0	3.0	2727	$4,300	$1.58	44d	1	1.18mi
70955 Sunny Ln Rancho Mirage, CA	4.0	4.5	3623	$17,500	$4.83	44d	1	1.19mi
253 Loch Lomond Rd Rancho Mirage, CA	3.0	4.0	2452	$11,900	$4.85	44d	1	1.23mi
267 Loch Lomond Rd Rancho Mirage, CA	4.0	5.0	3038	$13,000	$4.28	44d	1	1.32mi
34 Paris Way Rancho Mirage, CA	3.0	3.0	2101	$6,000	$2.86	44d	1	1.33mi
278 Loch Lomond Rd Rancho Mirage, CA	4.0	4.0	2471	$12,000	$4.86	44d	1	1.40mi
1 Picasso Ct Rancho Mirage, CA	3.0	3.0	2450	$5,200	$2.12	44d	1	1.44mi
96 Via Bella Rancho Mirage, CA	3.0	3.5	3006	$13,000	$4.32	44d	1	1.45mi

HOA detail condo

• Monthly dues: $900 · $10,800/yr
• Likely covers: watertrashelectricinternetcablelandscapingroofpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $699,000 Active 13 DOM
2. 2026-06-17
   days on market $699,000 Active 12 DOM
3. 2026-06-16
   days on market $699,000 Active 11 DOM
4. 2026-06-15
   days on market $699,000 Active 10 DOM
5. 2026-06-13
   days on market $699,000 Active 8 DOM
6. 2026-06-13
   days on market $699,000 Active 7 DOM
7. 2026-06-03
   days on market $699,000 Active 5 DOM
8. 2026-06-02
   days on market $699,000 Active 4 DOM
9. 2026-06-01
   days on market $699,000 Active 3 DOM
10. 2026-05-31
    days on market $699,000 Active 2 DOM
11. 2026-04-29
    price $749,000 1689-char remark

    Show marketing remark (1689 chars)

    Panoramic Mountain and Double Fairway views - This beautiful FURNISHED Doral plan (located on fee simple property-you own the land) has 4 bedrooms and 4 baths which includes a CASITA with its own private entrance!. 22 SOLAR Panels (seller states electric bill is zero and credits are generated back the grid) , - Newer high efficiency dual-pane windows, New Water Heater. Enter the property through a beautifully landscaped private gated courtyard with access to a spacious backyard, one of the LARGEST in the community! Enjoy unrestricted breathtaking views through the frame-less Kitchen windows overlooking the 6th green of the Westin Pete Dye Resort Course. The amazing, remodeled kitchen features New Stainless Appliances, stunning cabinetry, and an abundance of quartz counter space with tons of storage. The living room includes a fireplace which opens nicely to the dining room and patio area for easy entertainment. Additionally, one of the community pools/spas is located approx. 100ft away from the home! In the main home there are 2 primary ensuites with an additional guest bedroom and bath on the main level – DON’T FORGET THE CASITA! Additional features – home is equipped with 7 mini-splits each with their own controls which provide an efficient, heating, and cooling solution, 3 car-garage with direct access, oversized driveway, inside laundry and so much more! HOA Includes – Exterior/Roof maintenance, grounds maintenance, trash, cable internet, guard gated, and 4 community pools. Just a short golf cart ride to both Mission Hills Clubhouse and Westin Resort. Golf, Fitness, Tennis and Pickleball memberships available – ask for details.

12. 2026-03-07
    listed $799,000 Active 1689-char remark

    Show marketing remark (1689 chars)

    Panoramic Mountain and Double Fairway views - This beautiful FURNISHED Doral plan (located on fee simple property-you own the land) has 4 bedrooms and 4 baths which includes a CASITA with its own private entrance!. 22 SOLAR Panels (seller states electric bill is zero and credits are generated back the grid) , - Newer high efficiency dual-pane windows, New Water Heater. Enter the property through a beautifully landscaped private gated courtyard with access to a spacious backyard, one of the LARGEST in the community! Enjoy unrestricted breathtaking views through the frame-less Kitchen windows overlooking the 6th green of the Westin Pete Dye Resort Course. The amazing, remodeled kitchen features New Stainless Appliances, stunning cabinetry, and an abundance of quartz counter space with tons of storage. The living room includes a fireplace which opens nicely to the dining room and patio area for easy entertainment. Additionally, one of the community pools/spas is located approx. 100ft away from the home! In the main home there are 2 primary ensuites with an additional guest bedroom and bath on the main level – DON’T FORGET THE CASITA! Additional features – home is equipped with 7 mini-splits each with their own controls which provide an efficient, heating, and cooling solution, 3 car-garage with direct access, oversized driveway, inside laundry and so much more! HOA Includes – Exterior/Roof maintenance, grounds maintenance, trash, cable internet, guard gated, and 4 community pools. Just a short golf cart ride to both Mission Hills Clubhouse and Westin Resort. Golf, Fitness, Tennis and Pickleball memberships available – ask for details.

13. 2025-04-09
    historical
14. 2025-01-27
    price $849,000
15. 2024-11-27
    listed $890,000 Active
16. 2007-02-24
    historical
17. 2006-10-23
    listed $649,000
18. 2000-06-02
    soldstatus $325,000
19. 2000-04-04
    historical
20. 2000-01-03
    listed $338,975
21. 1989-11-09
    soldstatus $263,000

ⓘ 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: $6,297 · $525/mo
• Projected year-2 tax: $6,297 · $525/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 4 d/yr ≥114°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $77,687
• − Mortgage interest: −$39,155
• − Property taxes: −$6,297
• − Insurance: −$3,495
• − Repairs & maintenance: −$6,215
• − Management: −$6,215
• − HOA: −$10,800
• − Depreciation: −$20,335
• Taxable loss: −$14,824
• Est. tax savings @ 24.0%: +$3,558
• After-tax cash flow: $352/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 — 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

+184.8% since first listed

11 events — show timeline

• 2026-04-29 Price Changed $749,000 CRMLS
• 2026-03-07 Listed $799,000 CRMLS
• 2025-04-09 Listing Removed — CRMLS
• 2025-01-27 Price Changed $849,000 CRMLS
• 2024-11-27 Listed $890,000 CRMLS
• 2007-02-24 Listing Removed — GPSMLS
• 2006-10-23 Listed $649,000 GPSMLS
• 2000-06-02 Sold (Public Records) $325,000 Public Records
• 2000-04-04 Listing Removed — GPSMLS
• 2000-01-03 Listed $338,975 GPSMLS
• 1989-11-09 Sold (Public Records) $263,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $6,297 · -1.0% YoY. Source: county tax records.