450 Sunningdale · Rancho Mirage, CA 92270

$285,000

1 bd · 1.5 ba · 1,049 sqft · Condo public records · 125 Days on market

Built 1981 $272/sqft · 9% below area Est $314k · 9% under $694/mo HOA · 21% of rent

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Why this score? — see what drove the D+ 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 +15.3/30.0
• ARV discount +11.7/15.0
• 1% rule +6.7/10.0
• DSCR +4.7/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained Villa in the heart of Mission Hills Country Club, where comfort meets resort-style living. From the moment you enter the private courtyard and step through the inviting entry, you’re welcomed into a light-filled space with soaring vaulted wood-beamed ceilings and an open-concept layout that feels both spacious and cozy. The Great Room features dramatic ceilings, oversized windows, and a classic fireplace that anchors the space, while sliding glass doors invite in natural light and open to serene greenbelt views. The updated kitchen offers rich wood cabinetry, updated countertops, stainless steel appliances, and a breakfast bar that flows seamlessly into the dining area, perfect for everyday living or entertaining guests. The primary suite is generously sized with high ceilings, direct patio access, and closet doors that enhance the sense of space. The en-suite bath includes dual vanities and abundant storage, creating a comfortable and functional retreat. A well-appointed guest bath, inside laundry, and thoughtful finishes throughout complete the interior. Outside, enjoy private patio space surrounded by mature landscaping and lush grounds, ideal for morning coffee or relaxing evenings. Located near the community pool and set within the prestigious Mission Hills Country Club, residents enjoy access to world-class amenities including championship golf courses, premier tennis facilities, a full-service spa and fitness center, clubhouse dining, and 24-hour guard-gated security. Whether you’re searching for a full-time residence, seasonal escape, or low-maintenance desert retreat, this Tennis Villa offers the perfect blend of style, privacy, and an elevated lifestyle in one of the desert’s most sought-after communities.

Key facts

• Primary suite
• Updated kitchen
• Great room

Tags

• PRIVATE COURTYARD
• GREAT ROOM
• UPDATED KITCHEN
• BREAKFAST BAR
• PRIMARY SUITE
• DIRECT PATIO ACCESS

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $285k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $251k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.0% in Rancho Mirage — 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 (#1,065 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: amenities F, commute 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 rising (+3.7%/yr); 532 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 37% of the median local income ($107k/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 $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.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $285k implies a 319% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.17% ✓
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 7.1

CMA / ARV

• ARV (median comp): $314,200
• List price: $285,000
• Delta: -9.29%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.54×
• Total profit: $-36,860
• Equity at exit: $42,494

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-12,002
• Equity at exit: $24,642

Cash invested: $79,800 (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 92270

• Rents YoY: 3.7%
• Active inventory: 532
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,333 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$224 /mo · $2,687/yr
• Insurance: −$119
• HOA: −$694
• Vacancy / Maint / Mgmt: −$700
• Net cashflow: $102

Break-even live

Break-even rent $3,204

Max offer price $285,000

Occupancy floor 92%

Sensitivity live

Price	-10% $263	-5% $183	+0% $102	+5% $21	+10% $-59
Rent	-10% $-161	-5% $-30	+0% $102	+5% $234	+10% $365
Rate	-1.0pp $245	-0.5pp $174	base $102	+0.5pp $28	+1.0pp $-47

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
468 Sunningdale Dr Rancho Mirage, CA	1.0	2.0	1049	$2,800	$2.67	25d	1	0.09mi
422 Forest Hills Dr Rancho Mirage, CA	1.0	1.5	1049	$3,500	$3.34	44d	1	0.10mi
118 Racquet Club Dr Rancho Mirage, CA	2.0	2.0	1488	$2,900	$1.95	44d	1	0.32mi
310 Forest Hills Dr Rancho Mirage, CA	1.0	1.5	1049	$2,200	$2.10	44d	1	0.33mi
107 Racquet Club Dr Rancho Mirage, CA	2.0	2.0	1488	$4,500	$3.02	44d	1	0.39mi
82 Burgundy Rancho Mirage, CA	2.0	2.0	1438	$4,250	$2.96	19d	1	0.68mi
26 Carmenere Rancho Mirage, CA	2.0	2.0	1438	$6,000	$4.17	44d	1	0.73mi
69 Cabernet Rancho Mirage, CA	2.0	2.0	1438	$3,200	$2.23	44d	1	0.74mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	5d	1	0.85mi
12 Buckingham Way Unit CASITA Rancho Mirage, CA	1.0	1.0	1000	$1,700	$1.70	25d	1	1.14mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	19d	1	1.32mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	22d	1	1.35mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	19d	1	1.35mi

HOA detail condo

• Monthly dues: $694 · $8,328/yr
• Likely covers: landscapingpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   days on market $285,000 Active 125 DOM
2. 2026-06-18
   days on market $285,000 Active 122 DOM
3. 2026-06-17
   days on market $285,000 Active 121 DOM
4. 2026-06-16
   days on market $285,000 Active 120 DOM
5. 2026-06-15
   days on market $285,000 Active 119 DOM
6. 2026-06-13
   days on market $285,000 Active 117 DOM
7. 2026-06-13
   days on market $285,000 Active 116 DOM
8. 2026-06-09
   days on market $285,000 Active 113 DOM
9. 2026-06-08
   days on market $285,000 Active 112 DOM
10. 2026-06-07
    days on market $285,000 Active 111 DOM
11. 2026-06-04
    days on market $285,000 Active 108 DOM
12. 2026-06-03
    days on market $285,000 Active 107 DOM
13. 2026-06-02
    days on market $285,000 Active 106 DOM
14. 2026-06-01
    days on market $285,000 Active 105 DOM
15. 2026-05-31
    days on market $285,000 Active 104 DOM
16. 2026-03-26
    price $285,000 1802-char remark

    Show marketing remark (1802 chars)

    Welcome to this beautifully maintained Villa in the heart of Mission Hills Country Club, where comfort meets resort-style living. From the moment you enter the private courtyard and step through the inviting entry, you’re welcomed into a light-filled space with soaring vaulted wood-beamed ceilings and an open-concept layout that feels both spacious and cozy. The Great Room features dramatic ceilings, oversized windows, and a classic fireplace that anchors the space, while sliding glass doors invite in natural light and open to serene greenbelt views. The updated kitchen offers rich wood cabinetry, updated countertops, stainless steel appliances, and a breakfast bar that flows seamlessly into the dining area, perfect for everyday living or entertaining guests. The primary suite is generously sized with high ceilings, direct patio access, and closet doors that enhance the sense of space. The en-suite bath includes dual vanities and abundant storage, creating a comfortable and functional retreat. A well-appointed guest bath, inside laundry, and thoughtful finishes throughout complete the interior. Outside, enjoy private patio space surrounded by mature landscaping and lush grounds, ideal for morning coffee or relaxing evenings. Located near the community pool and set within the prestigious Mission Hills Country Club, residents enjoy access to world-class amenities including championship golf courses, premier tennis facilities, a full-service spa and fitness center, clubhouse dining, and 24-hour guard-gated security. Whether you’re searching for a full-time residence, seasonal escape, or low-maintenance desert retreat, this Tennis Villa offers the perfect blend of style, privacy, and an elevated lifestyle in one of the desert’s most sought-after communities.

17. 2026-02-16
    listed $320,000 Active 1802-char remark

    Show marketing remark (1802 chars)

    Welcome to this beautifully maintained Villa in the heart of Mission Hills Country Club, where comfort meets resort-style living. From the moment you enter the private courtyard and step through the inviting entry, you’re welcomed into a light-filled space with soaring vaulted wood-beamed ceilings and an open-concept layout that feels both spacious and cozy. The Great Room features dramatic ceilings, oversized windows, and a classic fireplace that anchors the space, while sliding glass doors invite in natural light and open to serene greenbelt views. The updated kitchen offers rich wood cabinetry, updated countertops, stainless steel appliances, and a breakfast bar that flows seamlessly into the dining area, perfect for everyday living or entertaining guests. The primary suite is generously sized with high ceilings, direct patio access, and closet doors that enhance the sense of space. The en-suite bath includes dual vanities and abundant storage, creating a comfortable and functional retreat. A well-appointed guest bath, inside laundry, and thoughtful finishes throughout complete the interior. Outside, enjoy private patio space surrounded by mature landscaping and lush grounds, ideal for morning coffee or relaxing evenings. Located near the community pool and set within the prestigious Mission Hills Country Club, residents enjoy access to world-class amenities including championship golf courses, premier tennis facilities, a full-service spa and fitness center, clubhouse dining, and 24-hour guard-gated security. Whether you’re searching for a full-time residence, seasonal escape, or low-maintenance desert retreat, this Tennis Villa offers the perfect blend of style, privacy, and an elevated lifestyle in one of the desert’s most sought-after communities.

18. 2025-09-09
    historical
19. 2025-09-08
    price $290,500
20. 2025-08-26
    price $299,500
21. 2025-08-14
    price $309,500
22. 2025-05-20
    price $320,000
23. 2025-04-02
    listed $330,000 Active
24. 2025-01-01
    historical $2,800
25. 2024-11-07
    price $2,800
26. 2024-11-01
    price $2,100
27. 2024-06-11
    price $2,700
28. 2024-05-31
    listed $2,250
29. 2008-11-10
    historical
30. 2007-08-09
    listed $259,000
31. 1999-12-03
    historical
32. 1999-11-03
    listed $91,500
33. 1992-10-16
    soldstatus $68,000

ⓘ 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: $2,687 · $224/mo
• Projected year-2 tax: $2,687 · $224/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 6 d/yr ≥114°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,998
• − Mortgage interest: −$15,964
• − Property taxes: −$2,687
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,200
• − Management: −$3,200
• − HOA: −$8,328
• − Depreciation: −$8,291
• Taxable loss: −$3,097
• Est. tax savings @ 24.0%: +$743
• After-tax cash flow: $1,967/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 — Rancho Mirage

• Score: 51/100
• State rank: #1065
• US rank: #25255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Mirage, CA
• County: Riverside County · 2,287,001 people
• City population: 17,563
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 17,563
• Household income: $107,364
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 498.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, South Korea, China
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -210.99%
• Current HPI: 282.2957
• Rent YoY: ▲ 3.72%
• 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

+319.1% since first listed

18 events — show timeline

• 2026-03-26 Price Changed $285,000 CRMLS
• 2026-02-16 Listed $320,000 CRMLS
• 2025-09-09 Listing Removed — GPSMLS
• 2025-09-08 Price Changed $290,500 GPSMLS
• 2025-08-26 Price Changed $299,500 GPSMLS
• 2025-08-14 Price Changed $309,500 GPSMLS
• 2025-05-20 Price Changed $320,000 GPSMLS
• 2025-04-02 Listed $330,000 GPSMLS
• 2025-01-01 Rental Removed $2,800 CRMLS
• 2024-11-07 Price Changed $2,800 CRMLS
• 2024-11-01 Price Changed $2,100 CRMLS
• 2024-06-11 Price Changed $2,700 CRMLS
• 2024-05-31 Listed for Rent $2,250 CRMLS
• 2008-11-10 Listing Removed — GPSMLS
• 2007-08-09 Listed $259,000 GPSMLS
• 1999-12-03 Listing Removed — GPSMLS
• 1999-11-03 Listed $91,500 GPSMLS
• 1992-10-16 Sold (Public Records) $68,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,687 · +2.6% YoY. Source: county tax records.