15300 Palm Dr #108 · Desert Hot Springs, CA 92240

$215,000

3 bd · 2.0 ba · 1,621 sqft · SingleFamily · 41 Days on market

Built 1989 Good condition 4,356 sqft lot $133/sqft · at area comps Est $224k · at est. $329/mo HOA · 12% 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 +22.2/30.0
• ARV discount +9.3/15.0
• 1% rule +7.8/10.0
• DSCR +7.1/10.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This spacious 1989 3-bedroom, 2-bath home offering near 1,600 sq. ft. is priced to SELL NOW! (It was recently appraised at $245k--you have instant equity with purchase!!). Don't miss this exceptional opportunity to own in Vista Montana, one of the valley's premier 55+ fee-simple manufactured home communities where you own the land (433A certified). Enjoy resort-style living in this guard-gated community featuring low HOA dues and outstanding amenities including a beautifully appointed clubhouse with large TV lounge, fitness room, meeting space, full kitchen for private events, main pool and spa, satellite pool/spa, pickle ball court, billiards and card rooms, greenbelts, social activities,

Key facts

• Dog park
• Pickle ball court
• Fitness room

Tags

• GUARD GATED COMMUNITY
• CLUBHOUSE WITH LARGE TV LOUNGE
• FITNESS ROOM
• PICKLE BALL COURT
• DOG PARK
• WELCOMING FRONT PORCH

Property features AI

Finance

• Other: Located in a senior community
• HOA & community: HOA amenities include clubhouse, guarded gate, pool, spa, greenbelt/park, meeting room, and guest parking; Association allows pets; Homeowner dues apply

Exterior

• Parking: Attached carport; 2 covered parking spaces
• Security: Gated community with guard
• Utilities: Standard utilities available
• Home design: Residential mobile home; Single-story
• Construction: Solar panels
• Exterior features: Community pool; Planned urban development; Greenbelt and mountain views

Interior

• Kitchen: Dishwasher; Microwave; Garbage disposal; Refrigerator; Range/Oven; Hood fan; Water line to refrigerator
• Flooring: Laminate floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling; Evaporative cooling; Wall/window unit cooling
• Interior features: Ceiling fan(s); Family room; Living room; Breakfast bar; Dining area; Covered patio; Utility room; Has view of greenbelt and mountains; Satellite service
• Laundry & utility: In-unit laundry area with washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.0% in Desert Hot 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 49/100 on livability (#1,149 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D+, schools F, amenities 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); 515 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $2,743/mo this rent would consume 61% of the median local household income ($54k/yr) (locally 2095% 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 $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 41 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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 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: 1.28% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.02%
• DSCR: 1.31
• GRM: 6.5

CMA / ARV

• ARV (median comp): $223,910
• List price: $215,000
• Delta: -3.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15140 Via Vis	0.24mi	4/2.0 (+1)	1,571 (-3%)	5mo	$385,000	$245	74
65232 Avenida De Paz	0.16mi	4/2.0 (+1)	1,747 (+8%)	1mo	$430,000	$246	74
65259 Avenida De Paz	0.20mi	4/2.0 (+1)	1,747 (+8%)	1mo	$445,463	$255	72
65271 Avenida De Paz	0.20mi	4/2.0 (+1)	1,747 (+8%)	2mo	$445,550	$255	71
15041 Via Quedo	0.29mi	3/2.0	1,466 (-10%)	2mo	$420,000	$286	69
65103 Avenida De Nuves	0.24mi	4/2.0 (+1)	1,747 (+8%)	2mo	$443,000	$254	69
15485 Avenida De Soledad	0.21mi	4/2.0 (+1)	1,747 (+8%)	6mo	$442,630	$253	67
15462 Avenida De Cielo	0.22mi	4/2.0 (+1)	1,747 (+8%)	7mo	$430,000	$246	65
15438 Avenida De Cielo	0.21mi	4/2.0 (+1)	1,747 (+8%)	10mo	$455,585	$261	64
65184 Avenida De Nuves	0.23mi	4/2.0 (+1)	1,747 (+8%)	9mo	$440,990	$252	64
15315 Avenida Mirola	0.71mi	3/2.0	1,584 (-2%)	8mo	$420,000	$265	57
66681 Thunderbird Ln	0.33mi	3/3.0	1,857 (+15%)	8mo	$444,900	$240	50

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-10,336
• Equity at exit: $32,057

10-year hold

• IRR: 6.1%
• Equity multiple: 1.47×
• Total profit: $28,492
• Equity at exit: $18,589

Cash invested: $60,200 (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 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 515
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,743 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$329
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $352

Break-even live

Break-even rent $2,297

Max offer price $215,000

Occupancy floor 82%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15300 Palm Dr Desert Hot Springs, CA	3.0	2.0	1458	$2,800	$1.92	43d	1	0.07mi
14777 Palm Dr Desert Hot Springs, CA	4.0	2.0	1573	$1,995	$1.27	43d	1	0.38mi
15123 Avenida Ramada Desert Hot Springs, CA	4.0	2.0	1745	$3,200	$1.83	17d	1	0.51mi
16111 Avenida Ramada Desert Hot Springs, CA	4.0	2.0	1773	$3,000	$1.69	43d	1	0.59mi
13987 El Cajon Dr Desert Hot Springs, CA	3.0	2.0	1215	$2,600	$2.14	7d	1	0.75mi
15490 Avenue Rambla Unit NA Desert Hot Springs, CA	3.0	2.0	1088	$2,600	$2.39	24d	1	0.86mi
15490 Avenida Rambla Desert Hot Springs, CA	3.0	2.0	1088	$2,600	$2.39	43d	1	0.86mi
66629 Joseph Way Unit B Desert Hot Springs, CA	4.0	2.0	1200	$2,900	$2.42	24d	1	0.86mi
16087 Bubbling Wells Rd Desert Hot Springs, CA	3.0	2.0	1850	$5,000	$2.70	43d	1	0.94mi
13244 El Cajon Dr Desert Hot Springs, CA	4.0	0.5	1320	$3,200	$2.42	43d	1	1.09mi
13715 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1318	$2,600	$1.97	7d	1	1.14mi
13322 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1215	$2,750	$2.26	43d	1	1.27mi
13416 Cholla Dr Desert Hot Springs, CA	4.0	3.0	1980	$3,200	$1.62	24d	1	1.27mi
13437 Cuando Way Desert Hot Springs, CA	4.0	2.5	1853	$3,200	$1.73	43d	1	1.41mi
66824 Estrella Ave Desert Hot Springs, CA	3.0	1.0	1700	$2,300	$1.35	23d	1	1.41mi
66444 Desert View Ave Unit B Desert Hot Springs, CA	3.0	2.0	1294	$2,275	$1.76	43d	1	1.46mi

HOA detail

• Monthly dues: $329 · $3,948/yr
• Likely covers: poolsecurity

Listing history 16 events

1. 2026-06-18
   days on market $215,000 Active 41 DOM
2. 2026-06-17
   days on market $215,000 Active 40 DOM
3. 2026-06-16
   days on market $215,000 Active 39 DOM
4. 2026-06-15
   days on market $215,000 Active 38 DOM
5. 2026-06-13
   days on market $215,000 Active 36 DOM
6. 2026-06-13
   days on market $215,000 Active 35 DOM
7. 2026-06-09
   days on market $215,000 Active 32 DOM
8. 2026-06-08
   days on market $215,000 Active 31 DOM
9. 2026-06-07
   days on market $215,000 Active 30 DOM
10. 2026-06-04
    days on market $215,000 Active 27 DOM
11. 2026-06-03
    days on market $215,000 Active 26 DOM
12. 2026-06-02
    days on market $215,000 Active 25 DOM
13. 2026-06-01
    days on market $215,000 Active 24 DOM
14. 2026-05-31
    days on market $215,000 Active 23 DOM
15. 2026-05-08
    listed $215,000 Active 1624-char remark
16. 2026-05-06
    listed $1,900

ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥111°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,915
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,633
• − Management: −$2,633
• − HOA: −$3,948
• − Depreciation: −$6,255
• Taxable income: $1,103
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $3,961/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 · 30 photos

Good 75/100 Cosmetic rehab

This well-maintained 1989 3-bedroom, 2-bath home in Vista Montana is ready to move in and offers a great opportunity for investment.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and value
• Both Replace the curtains — Fresh curtains can make the space feel more inviting
• Both Install a new TV stand — A new TV stand can improve the living room's aesthetics and functionality
• Both Replace the flooring in the bathrooms — New flooring can improve the bathrooms' appearance and functionality
• Both Install new light fixtures — New light fixtures can improve the home's curb appeal and functionality
• Both Replace the curtains — Fresh curtains can make the space feel more inviting
• Both Install new light fixtures — New light fixtures can improve the home's curb appeal and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and value ↑
• Both Replace the curtains — Fresh curtains can make the space feel more inviting ↑
• Both Install a new TV stand — A new TV stand can improve the living room's aesthetics and functionality ↑
• Both Replace the flooring in the bathrooms — New flooring can improve the bathrooms' appearance and functionality ↑
• Both Install new light fixtures — New light fixtures can improve the home's curb appeal and functionality ↑
• Both Replace the curtains — Fresh curtains can make the space feel more inviting ↑
• Both Install new light fixtures — New light fixtures can improve the home's curb appeal and functionality ↑

ⓘ 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 — Desert Hot Springs

• Score: 49/100
• State rank: #1149
• US rank: #25774

Category grades

Amenities F Commute F Cost of living D- Crime D+ Employment F Housing B+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Desert Hot Springs, CA
• County: Riverside County · 2,287,001 people
• City population: 41,615
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 41,615
• Household income: $54,023
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2095.0

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 Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 23% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 47% English-only · Spanish 50% Russian/Polish/Slavic 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: ▼ -102.10%
• Current HPI: 418.4691
• Rent YoY: ▲ 3.66%
• 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

+11215.8% since first listed

2 events — show timeline

• 2026-05-08 Listed $215,000 TheMLS
• 2026-05-06 Listed for Rent $1,900 CLAW