77912 Michigan Dr Unit A6a · Palm Desert, CA 92211

$195,000

1 bd · 1.0 ba · 825 sqft · Condo public records · 156 Days on market

Built 1963 $236/sqft · 7% below area Est $211k · 7% under $214/mo HOA · 10% 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 +18.6/30.0
• ARV discount +10.9/15.0
• 1% rule +5.8/10.0
• DSCR +5.8/10.0
• Schools +3.8/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Condominium located near shopping, schools, restaurants! For info please call [phone]

Key facts

• $214 HOA
• Garage
• Built 1963

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.4% 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 soft (-0.3%/yr); 635 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 156 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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 $95k; list at $195k implies a 105% gain — meaningful room to come down on a strong offer.

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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.08% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 7.7

CMA / ARV

• ARV (median comp): $210,748
• List price: $195,000
• Delta: -7.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.53×
• Total profit: $-25,645
• Equity at exit: $29,075

10-year hold

• IRR: -10.7%
• Equity multiple: 0.45×
• Total profit: $-30,209
• Equity at exit: $16,860

Cash invested: $54,600 (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 92211

• Rents YoY: -0.3%
• Active inventory: 635
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,097 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$151 /mo · $1,806/yr
• Insurance: −$81
• HOA: −$214
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $188

Break-even live

Break-even rent $1,859

Max offer price $195,000

Occupancy floor 86%

Sensitivity live

Price	-10% $299	-5% $243	+0% $188	+5% $133	+10% $78
Rent	-10% $23	-5% $105	+0% $188	+5% $271	+10% $354
Rate	-1.0pp $287	-0.5pp $238	base $188	+0.5pp $138	+1.0pp $86

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
77845 California Dr Unit D2 Palm Desert, CA	1.0	1.0	750	$1,950	$2.60	44d	1	0.06mi
77845 California Dr Unit D2 Palm Desert, CA	1.0	1.0	750	$1,800	$2.40	6d	1	0.06mi
77835 California Dr Unit C1 Palm Desert, CA	1.0	1.0	750	$1,700	$2.27	21d	1	0.07mi
77805 California Dr Palm Desert, CA	1.0	1.0	750	$1,500	$2.00	25d	1	0.09mi
77901 Dudley Dr Palm Desert, CA	2.0	1.5	950	$1,975	$2.08	6d	1	0.19mi
42780 Washington St Bermuda Dunes, CA	2.0	2.0	1020	$1,750	$1.72	44d	1	0.21mi
43065 Washington St Unit 14 Palm Desert, CA	2.0	2.0	975	$2,100	$2.15	11d	1	0.35mi
43065 Washington St Palm Desert, CA	2.0	2.0	950	$2,000	$2.11	5d	1	0.36mi
77380 Minnesota Ave Palm Desert, CA	2.0	2.0	1064	$2,750	$2.58	44d	1	0.47mi
43100 Palm Royale Dr La Quinta, CA	1.0–2.0	1.0–2.0	921	$2,060	$2.24	0d	8	0.49mi
41773 Preston Trl Palm Desert, CA	2.0	2.0	1091	$6,000	$5.50	44d	1	0.53mi
40880 Whirling Wind Dr Unit C Palm Desert, CA	2.0	2.0	925	$2,800	$3.03	44d	1	0.76mi
78601 Avenue 42 Unit B Bermuda Dunes, CA	2.0	2.0	1100	$2,195	$2.00	21d	1	0.77mi
78601 Avenue 42 Unit A Bermuda Dunes, CA	2.0	2.0	1100	$2,195	$2.00	16d	1	0.77mi
77818 Calypso Rd Palm Desert, CA	2.0	2.0	1094	$1,950	$1.78	25d	1	0.84mi
77179 Pauma Valley Way Palm Desert, CA	2.0	2.0	940	$3,200	$3.40	25d	1	0.84mi
42680 Wisconsin Ave Palm Desert, CA	2.0	1.5	1064	$2,400	$2.26	44d	1	0.86mi
77795 Sunnybrook Dr Palm Desert, CA	2.0	1.0	980	$2,800	$2.86	44d	1	0.86mi
41691 Kansas St Palm Desert, CA	2.0	2.0	1091	$5,000	$4.58	44d	1	0.89mi
78149 Indigo Dr La Quinta, CA	1.0	1.5	763	$2,300	$3.01	19d	1	0.93mi
78069 Cobalt Ct La Quinta, CA	1.0	1.0	763	$3,500	$4.59	19d	1	0.93mi
40657 Preston Trl Palm Desert, CA	2.0	2.0	938	$2,850	$3.04	25d	1	0.96mi
78301 Terra Cotta Ct La Quinta, CA	2.0	2.0	926	$2,200	$2.38	17d	1	0.97mi
78650 Ave 42 Bermuda Dunes, CA	2.0	2.0	960	$2,080	$2.17	6d	1	0.98mi
40595 Preston Trl Palm Desert, CA	2.0	2.0	938	$2,100	$2.24	44d	1	0.99mi
40215 Harris Ln Palm Desert, CA	2.0	1.5	1050	$1,825	$1.74	44d	1	1.01mi
78167 Crimson Ct La Quinta, CA	1.0	1.0	763	$2,180	$2.86	22d	1	1.01mi
40461 Bay Hill Way Palm Desert, CA	2.0	2.0	938	$2,500	$2.67	44d	1	1.03mi
40300 Washington St Bermuda Dunes, CA	1.0–2.0	1.0–2.0	865	$1,810	$2.09	0d	16	1.04mi
40420 Bay Hill Way Palm Desert, CA	2.0	2.0	938	$2,995	$3.19	44d	1	1.07mi
78650 Avenue 42 #616 Bermuda Dunes, CA	2.0	2.0	960	$2,500	$2.60	44d	1	1.08mi
78650 Avenue 42 #505 Bermuda Dunes, CA	1.0	1.0	760	$1,900	$2.50	25d	1	1.09mi
42205 Adams St Unit 4 Bermuda Dunes, CA	1.0	1.0	1000	$1,995	$2.00	44d	1	1.12mi
78435 Magenta Dr La Quinta, CA	2.0	2.0	912	$3,500	$3.84	6d	1	1.12mi
78650 Avenue 42 #901 Bermuda Dunes, CA	2.0	2.0	960	$2,350	$2.45	6d	1	1.13mi
78981 Savanna La Mar Dr Unit D1 Bermuda Dunes, CA	2.0	2.5	1100	$2,295	$2.09	19d	1	1.15mi
77402 Preston Trl Palm Desert, CA	2.0	1.0	938	$3,200	$3.41	44d	1	1.22mi
79090 Avenue 42 Bermuda Dunes, CA	2.0	2.0	1022	$2,211	$2.16	0d	1	1.23mi
77361 Preston Trl Palm Desert, CA	2.0	2.0	938	$2,800	$2.99	25d	1	1.24mi
78490 Via Palomino Unit 101 La Quinta, CA	1.0	1.0	560	$1,800	$3.21	44d	1	1.25mi

HOA detail condo

• Monthly dues: $214 · $2,568/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $195,000 Active 156 DOM
2. 2026-06-18
   days on market $195,000 Active 153 DOM
3. 2026-06-17
   days on market $195,000 Active 152 DOM
4. 2026-06-16
   days on market $195,000 Active 151 DOM
5. 2026-06-15
   days on market $195,000 Active 150 DOM
6. 2026-06-13
   days on market $195,000 Active 148 DOM
7. 2026-06-09
   days on market $195,000 Active 144 DOM
8. 2026-06-08
   days on market $195,000 Active 143 DOM
9. 2026-06-07
   days on market $195,000 Active 142 DOM
10. 2026-06-04
    days on market $195,000 Active 139 DOM
11. 2026-06-03
    days on market $195,000 Active 138 DOM
12. 2026-06-02
    days on market $195,000 Active 137 DOM
13. 2026-06-01
    days on market $195,000 Active 136 DOM
14. 2026-05-31
    days on market $195,000 Active 135 DOM
15. 2026-01-16
    listed $195,000 Active 96-char remark

    Show marketing remark (96 chars)

    Nice Condominium located near shopping, schools, restaurants! For info please call [phone]

16. 2016-04-18
    soldstatus $95,000 Sold 443-char remark

    Show marketing remark (443 chars)

    Lovely upstairs condo with private patio in front with view of Palm Desert Country Club Community Clubhouse directly across the street with pool, spa, park and exercise classes held weekly. The large one bedroom home has newer carpet and recently painted. The kitchen features a dishwasher, stove and stackable washer/dryer. The home has new wooden window blinds in Living Room & kitchen. End unit so very private with separate stairway.

17. 2016-04-15
    soldstatus $90,000
18. 2016-03-30
    status Pending 443-char remark

    Show marketing remark (443 chars)

    Lovely upstairs condo with private patio in front with view of Palm Desert Country Club Community Clubhouse directly across the street with pool, spa, park and exercise classes held weekly. The large one bedroom home has newer carpet and recently painted. The kitchen features a dishwasher, stove and stackable washer/dryer. The home has new wooden window blinds in Living Room & kitchen. End unit so very private with separate stairway.

19. 2016-02-29
    listed $95,000 Active 443-char remark

    Show marketing remark (443 chars)

    Lovely upstairs condo with private patio in front with view of Palm Desert Country Club Community Clubhouse directly across the street with pool, spa, park and exercise classes held weekly. The large one bedroom home has newer carpet and recently painted. The kitchen features a dishwasher, stove and stackable washer/dryer. The home has new wooden window blinds in Living Room & kitchen. End unit so very private with separate stairway.

20. 2009-04-01
    historical
21. 2009-03-19
    price $69,900
22. 2009-02-18
    price $74,900
23. 2009-01-29
    price $79,900
24. 2008-12-10
    price $84,900
25. 2008-11-07
    listed $89,900
26. 2005-09-06
    soldstatus $170,000
27. 2005-07-19
    historical
28. 2005-06-07
    listed $169,900
29. 2004-02-20
    soldstatus $92,000
30. 2004-01-16
    historical
31. 2003-11-01
    listed $96,000

ⓘ 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: $1,806 · $151/mo
• Projected year-2 tax: $1,806 · $151/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 3/10 Moderate
• 🌡 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,165
• − Mortgage interest: −$10,923
• − Property taxes: −$1,806
• − Insurance: −$975
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − HOA: −$2,568
• − Depreciation: −$5,673
• Taxable loss: −$807
• Est. tax savings @ 24.0%: +$194
• After-tax cash flow: $2,453/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): 28,092
• Household income: $88,477
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 1181.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 11% Asian 4% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Scotch-Irish 3% Slovak 3% Romanian 3%
• Foreign-born: 16% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% Tagalog/Filipino 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: ▼ -166.92%
• Current HPI: 233.4619
• Rent YoY: ▼ -0.30%
• 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

+103.1% since first listed

17 events — show timeline

• 2026-01-16 Listed $195,000 GPSMLS
• 2016-04-18 Sold (MLS) $95,000 GPSMLS
• 2016-04-15 Sold (Public Records) $90,000 Public Records
• 2016-03-30 Pending — GPSMLS
• 2016-02-29 Listed $95,000 GPSMLS
• 2009-04-01 Listing Removed — GPSMLS
• 2009-03-19 Price Changed $69,900 GPSMLS
• 2009-02-18 Price Changed $74,900 GPSMLS
• 2009-01-29 Price Changed $79,900 GPSMLS
• 2008-12-10 Price Changed $84,900 GPSMLS
• 2008-11-07 Listed $89,900 GPSMLS
• 2005-09-06 Sold (Public Records) $170,000 Public Records
• 2005-07-19 Listing Removed — GPSMLS
• 2005-06-07 Listed $169,900 GPSMLS
• 2004-02-20 Sold (Public Records) $92,000 Public Records
• 2004-01-16 Listing Removed — GPSMLS
• 2003-11-01 Listed $96,000 GPSMLS

Property tax history

-1.5%/yr

Latest (2025): $1,806 · +3.3% YoY. Source: county tax records.