324 Wigwam · Palm Springs, CA 92264

$199,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 56 Days on market

Built 2026 Fair condition

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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 +7.5/15.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.4/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, lifestyle, and Palm Springs charm come together beautifully in this stylish new 2-bedroom, 2-bath home in iconic Ramon Mobile Park. Known as the first mobile home park in the City of Palm Springs and featured on the Modernism Tour Ramon Park offers a rare blend of history, character, affordability, and community in the heart of town. Set among quaint mid-century homes and framed by beautiful mountain views, this light-filled retreat features vaulted ceilings, clerestory and double-pane windows, vinyl plank flooring, quartz countertops, stainless steel Whirlpool kitchen appliances, and the convenience of indoor laundry. The open living area flows easily to a private deck, creatin

Key facts

• Private deck
• Quartz counters
• Indoor laundry

Tags

• MOUNTAIN VIEWS
• PRIVATE DECK
• VAULTED CEILINGS
• VINYL PLANK FLOORING
• QUARTZ COUNTERS
• INDOOR LAUNDRY

Property features AI

Finance

• Other: Enter Ramon Mobile Park; unit is near the clubhouse; Complex cross street: Sunrise; Planned urban development; Senior community and planned development disclosures
• Financial info: Month-to-month land lease; Manager approval required; Listing terms: cash to new loan; Private transfer taxes apply; Rent includes pool
• HOA & community: Ramon Mobile Park (senior park); Approximately 300 units in the complex; Amenities include clubhouse, banquet/meeting rooms, card room, multipurpose recreation room, spa, courts, common RV parking, guest parking and pool; Association rules allow pets (association pet rules apply); Association fees include clubhouse

Exterior

• Parking: Private driveway parking; Onsite guest parking; 2 total parking spaces; 2 additional open spaces
• Utilities: Central water heater
• Home design: Manufactured residential mobile home; Double wide mobile home; New construction condition; Faces south; Single-story; 44 x 24 dimensions; Cement board skirt
• Construction: Cavco manufactured home (Canyon Lake model); Manufactured by Cavco Manufacturing LLC; Mobile home will remain; License information to be determined; Built/manufacture date listed
• Exterior features: Shingle roof; Front porch; Decks; Vinyl fence; Lot level/flat; Resident manager on site; Asphalt street; Community pool and spa; Views of pool and mountains; High ceilings (9 feet+)

Interior

• Kitchen: Range; Oven; Free-standing gas range; Refrigerator; Dishwasher; Microwave; Vented exhaust fan; Range/oven included
• Bedrooms: Walk-in closet in bedroom
• Flooring: Vinyl floors
• Bathrooms: One full bath; One 3/4 bath; Tile surfaces; Double vanity(s)
• Heating & cooling: Central heating; Central cooling; Ceiling fan(s); Central water heater
• Interior features: Drywall walls; Cathedral/vaulted ceilings; Detached unit with no common walls; Ground-level entry with steps; Laundry closet with stacked units; Utility room; Open patio; Great room; Service entrance; Walk-in closet
• Laundry & utility: Laundry in unit; Laundry area with stacked washer/dryer hookup; Stackable washer/dryer hookup

🏗️ New construction. The $199,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $130,000.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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 soft (-0.4%/yr); 492 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); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 40% of the median local income ($78k/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 $899 of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood 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 $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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: 1.99% ✓
• Cap rate: 16.85%
• Cash-on-cash: 37.72%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (median comp): $130,000
• List price: $199,000
• Delta: 53.08%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Tomahawk St	0.03mi	2/2.0	1,152 (+9%)	4mo	$130,000	$113	80
252 Raincloud St	0.07mi	2/2.0	1,000 (-5%)	12mo	$119,000	$119	78

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 30.3%
• Equity multiple: 2.22×
• Total profit: $44,261
• Equity at exit: $19,383

10-year hold

• IRR: 35.8%
• Equity multiple: 3.84×
• Total profit: $103,244
• Equity at exit: $11,240

Cash invested: $36,400 (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 92264

• Rents YoY: -0.4%
• Active inventory: 492
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,585 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $1,144

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,234	-5% $1,189	+0% $1,144	+5% $1,099	+10% $1,054
Rent	-10% $940	-5% $1,042	+0% $1,144	+5% $1,246	+10% $1,348
Rate	-1.0pp $1,210	-0.5pp $1,177	base $1,144	+0.5pp $1,110	+1.0pp $1,076

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 S Thornhill Rd Unit 3 Palm Springs, CA	2.0	1.0	700	$1,985	$2.84	25d	1	0.22mi
2001 E Camino Parocela Unit D29 Palm Springs, CA	2.0	2.0	1175	$3,900	$3.32	44d	1	0.26mi
1111 E Ramon Rd #87 Palm Springs, CA	3.0	2.0	1313	$4,500	$3.43	18d	1	0.29mi
1111 E Ramon Rd Palm Springs, CA	2.0–3.0	2.0	1191	$2,800	$2.35	17d	2	0.32mi
1111 E Ramon Rd Palm Springs, CA	2.0–3.0	2.0	1191	$2,000	$1.68	25d	2	0.32mi
1050 E Ramon Rd Palm Springs, CA	2.0	2.0	1135	$3,264	$2.88	0d	3	0.35mi
1050 E Ramon Rd Palm Springs, CA	2.0	2.0	1253	$3,815	$3.04	44d	2	0.35mi
311 S Sunrise Way Palm Springs, CA	2.0	1.0–2.0	688	$2,350	$3.42	25d	18	0.36mi
2240 Sunshine Way Palm Springs, CA	3.0	2.0	1350	$2,250	$1.67	25d	1	0.48mi
1745 E Arenas Rd Unit 11 Palm Springs, CA	2.0	2.0	900	$1,975	$2.19	44d	1	0.49mi
453 Village Square E Palm Springs, CA	2.0	2.0	1400	$3,000	$2.14	17d	1	0.54mi
505 S Farrell Dr Palm Springs, CA	2.0	2.0	1175	$2,450	$2.09	44d	5	0.57mi
505 S Farrell Dr Palm Springs, CA	1.0–2.0	1.0–2.0	986	$2,700	$2.74	3d	4	0.57mi
280 S Avenida Caballeros #129 Palm Springs, CA	1.0	1.5	767	$1,699	$2.22	25d	1	0.59mi
1710 E Sonora Rd Palm Springs, CA	2.0	2.0	1391	$2,800	$2.01	25d	1	0.60mi
120 S Saturmino Dr Unit 07 Palm Springs, CA	2.0	1.0	850	$1,690	$1.99	45d	1	0.62mi
280 S Avenida Caballeros #209 Palm Springs, CA	2.0	1.5	1128	$2,450	$2.17	15d	1	0.62mi
788 N Riverside Dr Palm Springs, CA	1.0	1.0	725	$1,648	$2.27	44d	1	0.63mi
900 E Saturnino Rd Palm Springs, CA	1.0–3.0	1.0–2.0	1020	$2,222	$2.18	0d	6	0.66mi
500 S Farrell Dr Palm Springs, CA	1.0–2.0	1.0–2.0	986	$5,700	$5.78	44d	3	0.70mi
1745 Capri Cir Palm Springs, CA	2.0	2.0	1200	$2,495	$2.08	25d	1	0.73mi
722 E San Lorenzo Rd Palm Springs, CA	3.0	1.0–2.0	750	$2,015	$2.69	8d	3	0.75mi
722 E San Lorenzo Rd Unit 02 Palm Springs, CA	3.0	2.0	1200	$2,425	$2.02	4d	1	0.75mi
877 E Arenas Rd Palm Springs, CA	2.0	2.0	1176	$3,500	$2.98	44d	1	0.76mi
671 S Riverside Dr Unit 6 Palm Springs, CA	2.0	2.0	900	$1,985	$2.21	25d	1	0.76mi
583 Calle Abronia S Unit A Palm Springs, CA	2.0	1.0	760	$2,299	$3.02	44d	1	0.77mi
585 Calle Abronia S Unit B Palm Springs, CA	1.0	1.0	750	$2,100	$2.80	44d	1	0.77mi
1486 E Palm Tree Dr Palm Springs, CA	2.0	2.0	1300	$3,000	$2.31	44d	1	0.81mi
2701 E Mesquite Ave Palm Springs, CA	2.0	2.0	1175	$3,435	$2.92	21d	4	0.81mi
2701 E Mesquite Ave Palm Springs, CA	2.0	2.0	1175	$2,982	$2.54	25d	5	0.81mi
2701 E Mesquite Ave Palm Springs, CA	2.0	2.0	1175	$2,898	$2.47	15d	4	0.81mi
2300 E Tahquitz Canyon Way Palm Springs, CA	1.0–2.0	1.0–2.0	851	$2,045	$2.40	11d	6	0.83mi
2700 E Mesquite Ave Palm Springs, CA	2.0	2.0	1175	$3,025	$2.57	44d	2	0.83mi
1530 E Palm Canyon Dr Unit 209 Palm Springs, CA	2.0	2.0	740	$2,595	$3.51	3d	1	0.85mi
2900 E Ramon Rd Palm Springs, CA	1.0–2.0	1.0	626	$2,150	$3.43	0d	7	0.86mi
1428 S Camino Real Palm Springs, CA	2.0	2.0	1054	$2,300	$2.18	44d	1	0.86mi
1150 E Palm Canyon Dr #60 Palm Springs, CA	2.0	2.0	1240	$2,595	$2.09	25d	1	0.86mi
1400 E Palm Canyon Dr Unit 113 Palm Springs, CA	1.0	1.0	800	$1,995	$2.49	44d	1	0.87mi
2580 E Tahquitz Canyon Way Unit 107 Palm Springs, CA	1.0	1.0	750	$1,500	$2.00	25d	1	0.90mi
2580 E Tahquitz Canyon Way Palm Springs, CA	1.0	1.0	625	$1,550	$2.48	17d	2	0.90mi

Listing history 22 events

1. 2026-06-18
   days on market $199,000 Active 56 DOM
2. 2026-06-17
   days on market $199,000 Active 55 DOM
3. 2026-06-16
   days on market $199,000 Active 54 DOM
4. 2026-06-15
   days on market $199,000 Active 53 DOM
5. 2026-06-13
   days on market $199,000 Active 51 DOM
6. 2026-06-13
   days on market $199,000 Active 50 DOM
7. 2026-06-09
   pricedays on market $199,000 Active 47 DOM
8. 2026-06-08
   days on market $209,000 Active 46 DOM
9. 2026-06-07
   days on market $209,000 Active 45 DOM
10. 2026-06-04
    days on market $209,000 Active 42 DOM
11. 2026-06-03
    days on market $209,000 Active 41 DOM
12. 2026-06-02
    days on market $209,000 Active 40 DOM
13. 2026-06-01
    days on market $209,000 Active 39 DOM
14. 2026-05-31
    days on market $209,000 Active 38 DOM
15. 2026-05-15
    price $222,000 1157-char remark
16. 2026-04-23
    listed $224,900 Active 1157-char remark
17. 2025-04-08
    historical
18. 2025-02-22
    price $69,000
19. 2025-01-13
    listed $78,500 Active
20. 2024-12-31
    historical
21. 2024-12-27
    price $78,500
22. 2024-11-17
    listed $80,000 Active

ⓘ 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 6/10 Major FEMA zone X (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 8 d/yr ≥110°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: $31,024
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$2,482
• − Management: −$2,482
• − Depreciation: −$3,782
• Taxable income: $12,397
• Est. tax owed @ 24.0%: −$2,975
• After-tax cash flow: $10,753/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.

Condition & rehab AI · 1 photo

Fair 40/100 Cosmetic rehab

This manufactured home in Palm Springs is in fair condition with cosmetic updates needed, such as fresh paint and landscaping, to enhance its resale and rental value.

Repairs flagged

• Minor Paint — Slight wear on interior walls.
• Minor Landscaping — Simple landscaping with gravel driveway.
• Minor Exterior siding — Light teal siding appears slightly faded.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance.
• Rental Landscaping — Improved landscaping can attract more tenants and enhance curb appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Slight wear on interior walls.	Minor	$500–3,000
Landscaping · Simple landscaping with gravel driveway.	Minor	$500–3,000
Exterior siding · Light teal siding appears slightly faded.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance. ↑
• Rental Landscaping — Improved landscaping can attract more tenants and enhance curb appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 19,899
• Household income: $77,688
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1215.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 12% Asian 6% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 13% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -489.04%
• Current HPI: 357.0969
• Rent YoY: ▼ -0.43%
• 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

+148.8% since first listed

10 events — show timeline

• 2026-06-09 Price Changed $199,000 TheMLS
• 2026-05-24 Price Changed $209,000 TheMLS
• 2026-05-15 Price Changed $222,000 TheMLS
• 2026-04-23 Listed $224,900 TheMLS
• 2025-04-08 Listing Removed — CRMLS
• 2025-02-22 Price Changed $69,000 CRMLS
• 2025-01-13 Listed $78,500 CRMLS
• 2024-12-31 Listing Removed — CRMLS
• 2024-12-27 Price Changed $78,500 CRMLS
• 2024-11-17 Listed $80,000 CRMLS