1865 N VíA Miraleste #1814 · Palm Springs, CA 92262

$250,000

1 bd · 1.0 ba · 854 sqft · Condo public records · 7 Days on market

Built 1980 $293/sqft · 15% below area Est $295k · 15% under $448/mo HOA · 17% 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 +15.7/30.0
• ARV discount +14.4/15.0
• 1% rule +5.5/10.0
• DSCR +4.8/10.0
• 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

This is easy! The best deal at Riviera Gardens: This mostly upgraded unit has a totally remodeled kitchen and tile flooring throughout. Be sure to note: There are two 1-bedroom floor plans at Riviera Gardens, and this is the bigger one. Located on the ground floor, this unit couldn't be more convenient. Not only is it close to parking, but it is far away from the street, offering peace and quiet. These units offer generous closets and great floor plans, with patios featuring more storage plus a laundry in the unit. The grounds are beautiful and offer walking paths, pools, and spas. The location, next to the famous Riviera hotel and mere minutes to the heart of Palm Springs, could not be bet

Key facts

• Generous closets
• Ground floor
• Laundry in unit

Tags

• REMODELED KITCHEN
• TILE FLOORING
• GROUND FLOOR
• GENEROUS CLOSETS
• PATIOS FEATURING STORAGE
• LAUNDRY IN UNIT

Property features AI

Finance

• Other: Short-term rentals not allowed; Will not consider lease
• Financial info: Rental restrictions exist; Listing terms: cash or cash to new loan; Included in sale: appliances
• HOA & community: Monthly HOA fee of $448 covering building and grounds maintenance; Association provides maintenance of grounds

Exterior

• Parking: Assigned parking; Detached carport (1 car); Total of 1 parking space
• Security: Gated community access
• Utilities: Water provided by water district (Desert Water Agency); Sewer connected and paid; Cable TV available; PUD: Yes
• Home design: Condominium (attached); Modern style; Two-story building; unit on ground/one level; Front door faces north; Property in need of cosmetic repair
• Construction: Stucco exterior; Slab foundation; Year built per assessor
• Exterior features: Gated community; Community pool and in-ground community spa/hot tub with safety fence; Covered brick/tile patio; No fencing; Sprinklers present; Zero lot line

Interior

• Kitchen: Remodeled kitchen with quartz counters; Dishwasher; Gas range; Microwave; Exhaust fan; Refrigerator
• Bedrooms: All bedrooms on lower level; Main-floor bedroom
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom; Shower over tub
• Heating & cooling: Forced-air heating (natural gas); Air conditioning
• Interior features: Ground-level entry with foyer, no interior steps; Unfurnished; Blinds; Laundry in closet with stacked washer/dryer configuration; Entry
• Laundry & utility: Stacked laundry in closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 6.8% 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); 52% 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).
• This rent runs 44% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $45k; list at $250k implies a 456% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 7.9

CMA / ARV

• ARV (median comp): $294,964
• List price: $250,000
• Delta: -15.24%
• 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: -16.5%
• Equity multiple: 0.43×
• Total profit: $-39,972
• Equity at exit: $37,276

10-year hold

• IRR: -14.5%
• Equity multiple: 0.28×
• Total profit: $-50,693
• Equity at exit: $21,615

Cash invested: $70,000 (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 92262

• Rents YoY: 0.5%
• Active inventory: 647
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,626 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$103 /mo · $1,232/yr
• Insurance: −$104
• HOA: −$448
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $108

Break-even live

Break-even rent $2,488

Max offer price $250,000

Occupancy floor 91%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1925 N Via Miraleste #1412 Palm Springs, CA	2.0	2.0	1036	$4,999	$4.83	43d	1	0.02mi
1925 N Via Miraleste #1412 Palm Springs, CA	2.0	2.0	1036	$4,999	$4.83	14d	1	0.02mi
1995 N Via Miraleste #1112 Palm Springs, CA	2.0	2.0	1034	$5,500	$5.32	12d	1	0.04mi
2023 N Via Miraleste Palm Springs, CA	1.0	1.0	651	$1,950	$3.00	4d	1	0.05mi
685 East Vista Chino Unit 9 Palm Springs, CA	1.0	1.0	600	$1,595	$2.66	21d	1	0.19mi
685 East Vista Chino Unit C Palm Springs, CA	1.0	1.0	600	$1,595	$2.66	43d	1	0.19mi
685 East Vista Chino Unit 10 Palm Springs, CA	2.0	1.0	900	$1,995	$2.22	24d	1	0.19mi
401 E Vista Chino #1 Palm Springs, CA	2.0	2.0	1095	$2,250	$2.05	4d	1	0.21mi
850 E Vista Chino Palm Springs, CA	2.0	2.0	850	$1,995	$2.35	43d	1	0.25mi
800 E Cottonwood Rd #2 Palm Springs, CA	2.0	1.5	816	$3,600	$4.41	43d	1	0.26mi
807 E Cottonwood Rd Unit 11 Palm Springs, CA	1.0	1.0	800	$1,475	$1.84	43d	1	0.29mi
392 E Stevens Rd Palm Springs, CA	1.0–2.0	1.0–2.0	822	$1,700	$2.07	3d	5	0.33mi
2074 N Mira Vista Way Palm Springs, CA	2.0	1.5	1088	$1,999	$1.84	43d	1	0.42mi
2231 N Palm Canyon Dr Unit 5 Palm Springs, CA	—	1.0	600	$1,250	$2.08	24d	1	0.46mi
291 E Mel Ave Palm Springs, CA	2.0	2.0	902	$1,975	$2.19	7d	2	0.47mi
291 E Mel Ave #253 Palm Springs, CA	2.0	2.0	902	$1,850	$2.05	43d	1	0.47mi
291 E Mel Ave #342 Palm Springs, CA	2.0	2.0	902	$2,100	$2.33	4d	1	0.49mi
2636 N Indian Canyon Dr Palm Springs, CA	2.0	2.0	810	$1,812	$2.24	43d	1	0.56mi
1407 N Sunrise Way #29 Palm Springs, CA	2.0	2.0	1100	$2,750	$2.50	43d	1	0.78mi
1407 N Sunrise Way Palm Springs, CA	1.0–2.0	1.0–2.0	935	$1,795	$1.92	7d	2	0.79mi
2626 N Junipero Ave Palm Springs, CA	1.0	1.0	650	$1,445	$2.22	43d	1	0.79mi
2626 N Junipero Ave Unit 5 Palm Springs, CA	1.0	1.0	650	$1,445	$2.22	24d	1	0.79mi
1181 Sunflower Ln Palm Springs, CA	2.0	2.0	1068	$3,000	$2.81	43d	1	0.86mi
1411 N Sunrise Way Palm Springs, CA	2.0	2.0	1067	$1,899	$1.78	43d	1	0.86mi
835 N Avenida Palmas Palm Springs, CA	1.0	1.0	770	$2,400	$3.12	43d	1	0.87mi
1751 E Sandalwood Dr Palm Springs, CA	2.0	2.0	1050	$2,600	$2.48	24d	1	0.90mi
1421 Sunflower Cir N Palm Springs, CA	2.0	1.0	837	$3,000	$3.58	43d	1	0.99mi
420 N Villa Ct #100 Palm Springs, CA	1.0	1.0	589	$1,800	$3.06	43d	1	1.01mi
1889 N Cerritos Rd Apt 7 Palm Springs, CA	2.0	1.0	600	$1,650	$2.75	24d	1	1.03mi
1889 N Cerritos Rd Palm Springs, CA	2.0	1.0	600	$1,700	$2.83	43d	1	1.03mi
1426 Sunflower Cir N Palm Springs, CA	2.0	1.0	837	$2,750	$3.29	43d	1	1.04mi
510 N Villa Ct Palm Springs, CA	1.0	1.0	589	$2,500	$4.24	2d	2	1.05mi
510 N Villa Ct Palm Springs, CA	1.0	1.0	589	$2,250	$3.82	43d	4	1.05mi
2825 N Los Felices Rd #203 Palm Springs, CA	1.0	1.0	589	$2,195	$3.73	43d	1	1.05mi
2801 N Los Felices Rd Unit D 107 Palm Springs, CA	1.0	1.0	589	$1,800	$3.06	2d	1	1.07mi
550 N Villa Ct Palm Springs, CA	1.0	1.0	589	$2,300	$3.90	43d	1	1.08mi
575 N Villa Ct #204 Palm Springs, CA	1.0	1.0	589	$1,600	$2.72	2d	1	1.08mi
2857 N Los Felices Rd Palm Springs, CA	1.0	1.0	589	$1,650	$2.80	43d	2	1.09mi
2857 N Los Felices Rd Palm Springs, CA	1.0	1.0	589	$1,642	$2.79	7d	2	1.09mi
2875 N Los Felices Rd Palm Springs, CA	1.0	1.0	600	$1,395	$2.33	13d	1	1.09mi

HOA detail condo

• Monthly dues: $448 · $5,376/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $250,000 Active 7 DOM
2. 2026-06-17
   days on market $250,000 Active 6 DOM
3. 2026-06-16
   days on market $250,000 Active 5 DOM
4. 2026-06-15
   days on market $250,000 Active 4 DOM
5. 2026-06-13
   days on market $250,000 Active 2 DOM
6. 2026-06-13
   days on marketlisting id $250,000 Active 1 DOM
7. 2026-06-09
   days on market $250,000 Active 75 DOM
8. 2026-06-08
   days on market $250,000 Active 74 DOM
9. 2026-06-07
   days on market $250,000 Active 73 DOM
10. 2026-06-04
    days on market $250,000 Active 70 DOM
11. 2026-06-03
    days on market $250,000 Active 69 DOM
12. 2026-06-02
    days on market $250,000 Active 68 DOM
13. 2026-06-01
    days on market $250,000 Active 67 DOM
14. 2026-05-31
    days on market $250,000 Active 66 DOM
15. 2026-05-14
    historical Active Under Contract 748-char remark
16. 2026-04-10
    price $250,000 748-char remark
17. 2026-03-26
    listed $254,900 Active 748-char remark
18. 1989-05-24
    soldstatus $45,000

ⓘ 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: $1,232 · $103/mo
• Projected year-2 tax: $1,900 · $158/mo
• Expected delta: +$668/yr (+$56/mo · 54.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 8 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,506
• − Mortgage interest: −$14,004
• − Property taxes: −$1,232
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,520
• − Management: −$2,520
• − HOA: −$5,376
• − Depreciation: −$7,273
• Taxable loss: −$2,670
• Est. tax savings @ 24.0%: +$641
• After-tax cash flow: $1,940/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

+455.6% since first listed

7 events — show timeline

• 2026-06-12 Listing Removed — GPSMLS
• 2026-05-22 Relisted — GPSMLS
• 2026-05-14 Contingent — GPSMLS
• 2026-04-10 Price Changed $250,000 GPSMLS
• 2026-03-26 Listed $250,000 GPSMLS
• 2026-03-26 Listed $254,900 GPSMLS
• 1989-05-24 Sold (Public Records) $45,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,232 · -2.1% YoY. Source: county tax records.