49305 Highway 74 #136 · Palm Desert, CA 92260

$229,000

3 bd · 2.0 ba · 1,824 sqft · Manufactured public records · 272 Days on market

Built 1977 $126/sqft · at area comps Est $225k · at est.

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.7/15.0
• 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

Location Location Location This property is located steps away from the Pool, Spa, and Clubhouse. It boasts 3 bedrooms and 2 baths approximatelt 1900 sq ft triple wide configuration and has a patio plus ample parking. The home is in need of a new roof and upgrading flooring ect. perfect for someone who would like to make this a diamond in the ruff. Please do not hesitate to make an offer seller is motivated. Call Marilyn Schwartz for showings

Key facts

• Steps away from spa
• Ample parking
• Patio

Tags

• STEPS AWAY FROM THE POOL
• STEPS AWAY FROM SPA
• STEPS AWAY FROM CLUBHOUSE
• PATIO
• AMPLE PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $229k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $4,237/mo this rent would consume 73% 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 $7k 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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $64k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 10 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 $54k; list at $229k implies a 324% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 9→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.85% ✓
• Cap rate: 15.54%
• Cash-on-cash: 33.02%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

• ARV (median comp): $225,000
• List price: $229,000
• Delta: 1.78%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49305 Hwy 74 Spc 49	0.00mi	3/2.0	1,920 (+5%)	5mo	$255,000	$133	87
49305 Highway 74 #101	0.00mi	3/2.0	1,640 (-10%)	1mo	$90,000	$55	82
49305 Highway 74 #111	0.00mi	2/2.0 (-1)	1,650 (-10%)	4mo	$299,950	$182	76
50 Country Club Dr	0.25mi	2/2.0 (-1)	1,740 (-5%)	1mo	$170,000	$98	75
12 Yucca Ln	0.39mi	3/2.0	1,770 (-3%)	15mo	$155,000	$88	65
49305 Highway 74 #121	0.00mi	2/2.0 (-1)	1,560 (-14%)	18mo	$246,000	$158	56
27 Rustic Rock Ln	0.19mi	2/2.0 (-1)	1,608 (-12%)	16mo	$255,000	$159	53

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: 26.6%
• Equity multiple: 2.08×
• Total profit: $69,446
• Equity at exit: $34,145

10-year hold

• IRR: 33.4%
• Equity multiple: 3.84×
• Total profit: $181,952
• Equity at exit: $19,800

Cash invested: $64,120 (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: 4.5×

Monthly cashflow live

• Estimated rent: $4,237 high
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$890
• Net cashflow: $1,764

Break-even live

Break-even rent $2,003

Max offer price $229,000

Occupancy floor 53%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72304 Blueridge Ct Palm Desert, CA	2.0	2.0	1786	$4,000	$2.24	10d	1	0.21mi
48950 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$5,000	$3.71	2d	1	0.22mi
73280 Avenida Descanso Palm Desert, CA	3.0	2.0	1290	$4,250	$3.29	3d	1	0.24mi
48983 Canyon Crest Ln Unit 1 Palm Desert, CA	3.0	2.0	1892	$2,300	$1.22	2d	1	0.26mi
48790 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$2,500	$1.85	24d	1	0.29mi
48790 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$2,500	$1.85	2d	1	0.29mi
48728 Desert Flower Dr Palm Desert, CA	3.0	2.0	1348	$2,400	$1.78	24d	1	0.31mi
72417 Rolling Knolls Dr Palm Desert, CA	3.0	2.0	1548	$6,500	$4.20	44d	1	0.35mi
72346 Sommerset Dr Palm Desert, CA	2.0	2.0	1440	$3,950	$2.74	44d	1	0.40mi
72350 Rim Dr Palm Desert, CA	3.0	3.0	1744	$3,800	$2.18	15d	1	0.50mi
72409 Glenview Cir Palm Desert, CA	3.0	2.0	1786	$2,700	$1.51	18d	1	0.52mi
72499 Desert Flower Dr Palm Desert, CA	3.0	2.0	1786	$3,400	$1.90	44d	1	0.59mi
73103 Ajo Ln Palm Desert, CA	2.0	3.0	1689	$8,250	$4.88	2d	1	0.69mi
48624 Torrito Ct Palm Desert, CA	2.0	2.0	1745	$7,000	$4.01	2d	1	0.77mi
73153 Ajo Ln Palm Desert, CA	2.0	2.0	1585	$4,500	$2.84	3d	1	0.93mi
72818 Skyward Way Palm Desert, CA	3.0	2.0	1810	$4,000	$2.21	44d	1	0.96mi
72827 Haystack Rd Palm Desert, CA	4.0	4.0	2247	$7,500	$3.34	44d	1	1.03mi
73407 Foxtail Ln Palm Desert, CA	2.0	2.0	1426	$2,600	$1.82	44d	1	1.11mi
73405 Foxtail Ln Palm Desert, CA	3.0	2.5	1525	$4,000	$2.62	44d	1	1.11mi
73422 Irontree Dr Palm Desert, CA	2.0	2.5	1502	$3,500	$2.33	4d	1	1.11mi
73416 Mariposa Dr Palm Desert, CA	2.0	2.0	1685	$5,000	$2.97	44d	1	1.13mi
72870 Deer Grass Dr Palm Desert, CA	4.0	2.5	2220	$5,999	$2.70	44d	1	1.15mi
73429 Foxtail Ln Palm Desert, CA	2.0	3.0	1525	$3,250	$2.13	44d	1	1.15mi
73441 Foxtail Ln Palm Desert, CA	2.0	2.0	1426	$3,495	$2.45	44d	1	1.16mi
73335 Oriole Ct Palm Desert, CA	2.0	2.0	1700	$6,500	$3.82	44d	1	1.22mi
73476 Dalea Ln Palm Desert, CA	2.0	2.0	1271	$5,000	$3.93	44d	1	1.24mi
73055 Amber St Palm Desert, CA	3.0	2.5	2534	$9,250	$3.65	44d	1	1.27mi
73503 Foxtail Ln Palm Desert, CA	2.0	3.0	1502	$2,800	$1.86	18d	1	1.27mi
48910 Noline Pl Palm Desert, CA	2.0	2.0	1512	$7,000	$4.63	3d	1	1.30mi
73409 Little Bend Trl Palm Desert, CA	3.0	3.0	1847	$4,000	$2.17	24d	1	1.32mi
73428 Little Bend Trl Palm Desert, CA	3.0	2.0	1885	$4,500	$2.39	11d	1	1.36mi
73680 Irontree Dr Palm Desert, CA	2.0	2.5	1819	$6,500	$3.57	3d	1	1.36mi
73310 Calliandra St Palm Desert, CA	3.0	3.5	2225	$6,600	$2.97	3d	1	1.42mi
72751 Citrus Ct Unit Na Palm Desert, CA	2.0	2.0	1350	$4,000	$2.96	44d	1	1.46mi
48832 Cassia Pl Palm Desert, CA	3.0	3.5	2238	$12,000	$5.36	44d	1	1.48mi
47967 Sun Corral Trl Palm Desert, CA	4.0	4.0	2374	$10,000	$4.21	24d	1	1.49mi

Listing history 29 events

1. 2026-06-04
   days on market $229,000 Active 272 DOM
2. 2026-06-03
   days on market $229,000 Active 271 DOM
3. 2026-06-02
   days on market $229,000 Active 270 DOM
4. 2026-06-01
   days on market $229,000 Active 269 DOM
5. 2026-05-31
   days on market $229,000 Active 268 DOM
6. 2025-09-18
   price $229,000 447-char remark

   Show marketing remark (447 chars)

   Location Location Location This property is located steps away from the Pool, Spa, and Clubhouse. It boasts 3 bedrooms and 2 baths approximatelt 1900 sq ft triple wide configuration and has a patio plus ample parking. The home is in need of a new roof and upgrading flooring ect. perfect for someone who would like to make this a diamond in the ruff. Please do not hesitate to make an offer seller is motivated. Call Marilyn Schwartz for showings

7. 2025-09-05
   listed $239,000 Active 447-char remark

   Show marketing remark (447 chars)

   Location Location Location This property is located steps away from the Pool, Spa, and Clubhouse. It boasts 3 bedrooms and 2 baths approximatelt 1900 sq ft triple wide configuration and has a patio plus ample parking. The home is in need of a new roof and upgrading flooring ect. perfect for someone who would like to make this a diamond in the ruff. Please do not hesitate to make an offer seller is motivated. Call Marilyn Schwartz for showings

8. 2017-06-29
   historical
9. 2017-04-12
   listed $62,500 Active
10. 2016-10-06
    soldstatus $54,000 Closed
11. 2016-10-06
    soldstatus $54,000 Sold
12. 2016-09-02
    status Pending
13. 2016-07-14
    price $55,700
14. 2016-07-13
    listed $57,700 Active
15. 2016-01-18
    historical
16. 2016-01-02
    listed $67,900 Active
17. 2014-05-18
    historical Hold
18. 2014-04-08
    listed $78,500 Active
19. 2014-04-01
    historical
20. 2014-01-31
    price $78,500
21. 2013-11-06
    listed $86,500 Active
22. 2013-11-06
    historical
23. 2013-05-03
    listed $86,500 Active
24. 2006-11-11
    historical
25. 2006-05-16
    listed $99,900
26. 2006-05-10
    historical
27. 2005-11-06
    listed $120,000
28. 2002-01-04
    historical
29. 2001-06-27
    listed $67,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 9 d/yr ≥107°F today · 25 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: $50,840
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$4,067
• − Management: −$4,067
• − Depreciation: −$6,662
• Taxable income: $18,636
• Est. tax owed @ 24.0%: −$4,473
• After-tax cash flow: $16,700/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

+239.3% since first listed

24 events — show timeline

• 2025-09-18 Price Changed $229,000 GPSMLS
• 2025-09-05 Listed $239,000 GPSMLS
• 2017-06-29 Listing Removed — GPSMLS
• 2017-04-12 Listed $62,500 GPSMLS
• 2016-10-06 Sold (MLS) $54,000 GPSMLS
• 2016-10-06 Sold (MLS) $54,000 GPSMLS
• 2016-09-02 Pending — GPSMLS
• 2016-07-14 Price Changed $55,700 GPSMLS
• 2016-07-13 Listed $57,700 GPSMLS
• 2016-01-18 Listing Removed — GPSMLS
• 2016-01-02 Listed $67,900 GPSMLS
• 2014-05-18 Delisted — GPSMLS
• 2014-04-08 Listed $78,500 GPSMLS
• 2014-04-01 Listing Removed — GPSMLS
• 2014-01-31 Price Changed $78,500 GPSMLS
• 2013-11-06 Listed $86,500 GPSMLS
• 2013-11-06 Listing Removed — GPSMLS
• 2013-05-03 Listed $86,500 GPSMLS
• 2006-11-11 Listing Removed — GPSMLS
• 2006-05-16 Listed $99,900 GPSMLS
• 2006-05-10 Listing Removed — GPSMLS
• 2005-11-06 Listed $120,000 GPSMLS
• 2002-01-04 Listing Removed — GPSMLS
• 2001-06-27 Listed $67,500 GPSMLS

Property tax history

-4.0%/yr

Latest (2025): $394 · +1.8% YoY. Source: county tax records.