74361 Angels Camp Rd · Palm Desert, CA 92260

$315,000

2 bd · 2.0 ba · 1,868 sqft · Manufactured public records · 37 Days on market

Built 1984 5,663 sqft lot $169/sqft · at area comps Est $310k · at est. $455/mo HOA · 10% of rent

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +6.8/15.0
• 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

Attention Golf Lovers - Unlimited Golf for 2 included in low HOA fee! Welcome to one of the best locations in Portola Country Club - where resort style living meets spectacular views! This home is perfectly positioned on the fairway of the community's 18-hole, par-3 executive golf course, offering stunning panoramic views of the water, mountains, and golf course. Boasting an expansive open floor plan with 1,868 sq ft of living space. 433 permanent foundation. Home features; 2 bedrooms + den (easily used as a 3rd bedroom), 2 bathrooms and spacious living area, spacious dining area and an open kitchen. Large enclosed patio looks out to the golf course and mountain/water views, perfect for en

Key facts

• Fitness center
• 18-hole golf course
• Community clubhouse

Tags

• GATED FRONT COURTYARD
• LARGE ENCLOSED PATIO
• PANORAMIC VIEWS
• 18-HOLE GOLF COURSE
• COMMUNITY CLUBHOUSE
• FITNESS CENTER

Property features AI

Finance

• Other: Disclosures: CC&R and Homeowners Association; Directions: Enter gate off Portola Ave, take first left on Bodie which goes around to Angel Camp
• Financial info: Listing is real estate owned (REO); Accepts cash or cash to new loan; Will not consider lease; Short-term rentals not allowed
• HOA & community: Monthly association fee; Association amenities include barbecue, tennis courts, recreation room, meeting room, maintained grounds, lake/pond, golf (par 3), greenbelt/park, fitness center, RV parking, clubhouse, controlled access, billiard room, banquet facilities, bocce ball court, card room; Association includes cable TV and trash; Association pet rules apply; Senior community

Exterior

• Parking: Attached garage; Total 2.5 parking spaces; Golf cart garage; Direct entrance
• Security: Gated community; Controlled access (via HOA)
• Utilities: Water from CVWD (water district); Sewer connected and paid; Cable TV available; PUD: yes
• Home design: Manufactured home on land (triple wide); Detached; One level; Composition shingle roof; Permanent foundation; Year built per assessor
• Construction: Composition shingle roof; Permanent foundation; Manufactured by Westway Homes (model 100T); Manufacture date July 10, 1984
• Exterior features: Gated community; Located on golf course; Views of golf course, mountains and lake; Community pool (in-ground gunite); Community spa/hot tub (heated, in-ground gunite)

Interior

• Kitchen: Tile counters; Dishwasher; Electric range; Microwave; Exhaust fan; Garbage disposal; Gas available
• Bedrooms: Master suite; Walk-in closet
• Flooring: Carpet; Tile
• Bathrooms: One full bath; One 3/4 bath; Double vanities; Shower stall; Shower and tub
• Heating & cooling: Central heating (forced air); Natural gas heat; Central air conditioning; Evaporative cooling; Ceiling fans
• Interior features: High ceilings (9 ft+); Open floor plan; French doors; Unfurnished
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $315k.

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 ($5k rent vs $315k).
• Recommended offer: $306k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 $4,666/mo this rent would consume 80% 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 $9k 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 $88k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($306k) 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 $130k; list at $315k implies a 142% 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 $305,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 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?
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: 1.48% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.37%
• DSCR: 1.73
• GRM: 5.6

CMA / ARV

• ARV (median comp): $309,848
• List price: $315,000
• Delta: 1.66%
• 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
42099 Diadomite Way	0.04mi	3/2.0 (+1)	1,880 (+1%)	2mo	$279,000	$148	91
74529 Azurite Cir	0.13mi	2/2.0	1,740 (-7%)	0mo	$427,500	$246	82
74349 Angels Camp Rd	0.01mi	3/2.0 (+1)	2,007 (+7%)	4mo	$380,000	$189	79
42627 Granite Pl	0.31mi	2/2.0	1,872 (+0%)	10mo	$239,000	$128	77
74658 Zircon Cir E	0.32mi	2/2.5	1,940 (+4%)	1mo	$425,000	$219	76
42585 Granite Pl	0.28mi	2/2.0	1,760 (-6%)	6mo	$175,000	$99	72
74085 Angels Camp Rd	0.23mi	2/2.0	2,046 (+10%)	2mo	$335,000	$164	72
42298 Bodie Rd	0.36mi	2/2.0	1,920 (+3%)	9mo	$295,000	$154	71
74584 Nevada Cir E	0.32mi	2/2.0	1,734 (-7%)	6mo	$257,500	$149	68
74276 Zircon Cir E	0.10mi	3/2.0 (+1)	1,664 (-11%)	8mo	$405,000	$243	65
74647 Azurite Cir E	0.29mi	3/2.0 (+1)	1,700 (-9%)	4mo	$260,000	$153	63
74592 Nevada Cir E	0.33mi	2/2.0	1,590 (-15%)	2mo	$317,000	$199	58

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: 5.7%
• Equity multiple: 1.22×
• Total profit: $19,362
• Equity at exit: $46,968

10-year hold

• IRR: 13.8%
• Equity multiple: 2.03×
• Total profit: $90,722
• Equity at exit: $27,235

Cash invested: $88,200 (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 92260

• Rents YoY: 1.6%
• Active inventory: 545
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $4,666 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$245 /mo · $2,936/yr
• Insurance: −$131
• HOA: −$455
• Vacancy / Maint / Mgmt: −$980
• Net cashflow: $1,203

Break-even live

Break-even rent $3,143

Max offer price $315,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,381	-5% $1,292	+0% $1,203	+5% $1,114	+10% $1,025
Rent	-10% $835	-5% $1,019	+0% $1,203	+5% $1,387	+10% $1,572
Rate	-1.0pp $1,362	-0.5pp $1,283	base $1,203	+0.5pp $1,122	+1.0pp $1,038

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74401 Hovley Lane East Palm Desert, CA	1.0–3.0	1.0–2.0	1042	$2,671	$2.56	0d	22	0.14mi
74036 Mercury Cir W Palm Desert, CA	2.0	2.0	1440	$2,800	$1.94	44d	1	0.38mi
82 Presidio Pl Palm Desert, CA	3.0	2.0	1851	$5,500	$2.97	44d	1	0.47mi
84 Presidio Pl Palm Desert, CA	3.0	2.0	1921	$6,500	$3.38	44d	1	0.48mi
92 Presidio Pl Palm Desert, CA	3.0	2.0	1821	$5,500	$3.02	44d	1	0.50mi
168 Camino Arroyo S Palm Desert, CA	3.0	3.0	2051	$5,000	$2.44	44d	1	0.63mi
39 Camino Arroyo Pl Palm Desert, CA	2.0	2.0	1533	$6,000	$3.91	44d	1	0.65mi
432 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,300	$3.35	44d	1	0.65mi
430 S Sierra Madre Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	0.65mi
181 Camino Arroyo S Palm Desert, CA	3.0	2.0	1821	$6,300	$3.46	44d	1	0.67mi
38 Conejo Cir Palm Desert, CA	3.0	3.0	2056	$6,500	$3.16	44d	1	0.73mi
289 Castellana N Palm Desert, CA	2.0	2.0	1457	$3,000	$2.06	25d	1	0.76mi
352 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,800	$3.66	44d	1	0.77mi
166 Wimbledon Ct Palm Desert, CA	2.0	2.0	1250	$3,200	$2.56	44d	1	0.78mi
191 Winterhaven Cir Palm Desert, CA	2.0	1.5	1250	$2,800	$2.24	44d	1	0.79mi
365 San Remo St Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	0.79mi
363 San Remo St Palm Desert, CA	2.0	2.0	1656	$7,500	$4.53	44d	1	0.79mi
34931 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,375	$2.11	19d	1	0.82mi
34946 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,400	$2.12	19d	1	0.82mi
34934 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,400	$2.12	19d	1	0.82mi
34921 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,375	$2.11	19d	1	0.82mi
153 Camino Arroyo N Palm Desert, CA	3.0	2.0	1980	$7,300	$3.69	21d	1	0.83mi
359 Villena Way Palm Desert, CA	2.0	2.0	2208	$9,500	$4.30	44d	1	0.83mi
85 Conejo Cir Palm Desert, CA	3.0	3.0	2119	$6,000	$2.83	44d	1	0.86mi
82 Conejo Cir Palm Desert, CA	3.0	2.0	1759	$6,500	$3.70	44d	1	0.87mi
25 Maximo Way Palm Desert, CA	3.0	3.0	2056	$7,800	$3.79	44d	1	0.89mi
316 S Sierra Madre Palm Desert, CA	2.0	2.0	1656	$5,700	$3.44	44d	1	0.89mi
337 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,000	$3.84	44d	1	0.90mi
323 San Remo St Palm Desert, CA	2.0	2.0	1556	$8,500	$5.46	44d	1	0.90mi
70 Rocio Ct Palm Desert, CA	3.0	2.5	2500	$4,450	$1.78	12d	1	0.91mi
259 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,200	$3.99	44d	1	0.91mi
257 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,300	$4.07	44d	1	0.91mi
336 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	0.92mi
305 Durango Palm Desert, CA	2.0	2.0	1670	$6,300	$3.77	44d	1	0.94mi
22 Belmonte Dr Palm Desert, CA	3.0	2.5	2292	$6,275	$2.74	25d	1	0.94mi
280 Castellana S Palm Desert, CA	2.0	2.0	1303	$6,000	$4.60	44d	1	0.95mi
311 Villena Way Palm Desert, CA	2.0	2.0	1653	$7,000	$4.23	25d	1	0.95mi
4 Hermosillo Ln Palm Desert, CA	2.0	2.0	1572	$2,900	$1.84	19d	1	0.97mi
73750 Calle Bisque Palm Desert, CA	3.0	2.0	1537	$6,500	$4.23	44d	1	0.98mi
295 Cordoba Way Palm Desert, CA	2.0	2.0	1800	$6,000	$3.33	44d	1	0.98mi

HOA detail

• Monthly dues: $455 · $5,460/yr
• Likely covers: water

Listing history 24 events

1. 2026-06-18
   days on market $315,000 Active 37 DOM
2. 2026-06-17
   status $315,000 Active 36 DOM
3. 2026-06-17
   days on market $315,000 Active Under Contract 36 DOM
4. 2026-06-16
   days on market $315,000 Active Under Contract 35 DOM
5. 2026-06-15
   days on market $315,000 Active Under Contract 34 DOM
6. 2026-06-13
   days on market $315,000 Active Under Contract 32 DOM
7. 2026-06-09
   days on market $315,000 Active Under Contract 28 DOM
8. 2026-06-08
   days on market $315,000 Active Under Contract 27 DOM
9. 2026-06-07
   days on market $315,000 Active Under Contract 26 DOM
10. 2026-06-04
    days on market $315,000 Active Under Contract 23 DOM
11. 2026-06-03
    days on market $315,000 Active Under Contract 22 DOM
12. 2026-06-02
    days on market $315,000 Active Under Contract 21 DOM
13. 2026-06-01
    days on market $315,000 Active Under Contract 20 DOM
14. 2026-05-31
    days on market $315,000 Active Under Contract 19 DOM
15. 2026-05-12
    listed $315,000 Active 1559-char remark
16. 2025-09-12
    historical
17. 2025-08-09
    historical
18. 2025-08-08
    listed $369,500 Active
19. 2025-08-03
    listed $369,500 Active
20. 2003-04-18
    historical
21. 2003-01-18
    listed $265,000
22. 1997-08-28
    soldstatus $130,000
23. 1993-06-24
    soldstatus $130,000
24. 1987-02-02
    soldstatus $50,000

ⓘ 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: $2,936 · $245/mo
• Projected year-2 tax: $2,936 · $245/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 1/10 Low
• 🌡 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,989
• − Mortgage interest: −$17,645
• − Property taxes: −$2,936
• − Insurance: −$1,575
• − Repairs & maintenance: −$4,479
• − Management: −$4,479
• − HOA: −$5,460
• − Depreciation: −$9,164
• Taxable income: $10,252
• Est. tax owed @ 24.0%: −$2,460
• After-tax cash flow: $11,978/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

+530.0% since first listed

12 events — show timeline

• 2026-06-17 Relisted — GPSMLS
• 2026-05-22 Contingent — GPSMLS
• 2026-05-12 Listed $315,000 GPSMLS
• 2025-09-12 Listing Removed — GPSMLS
• 2025-08-09 Listing Removed — GPSMLS
• 2025-08-08 Listed $369,500 GPSMLS
• 2025-08-03 Listed $369,500 GPSMLS
• 2003-04-18 Listing Removed — GPSMLS
• 2003-01-18 Listed $265,000 GPSMLS
• 1997-08-28 Sold (Public Records) $130,000 Public Records
• 1993-06-24 Sold (Public Records) $130,000 Public Records
• 1987-02-02 Sold (Public Records) $50,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,936 · -17.6% YoY. Source: county tax records.