49305 Highway 74 #101 · Palm Desert, CA 92260

$90,000

3 bd · 2.0 ba · 1,640 sqft · Manufactured public records · 1 Days on market

Built 1971 $55/sqft · 59% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Location Location Location!!!!! DRASTIC PRICE REDUCTION!!!!!!!! This property is an extended triple wide consisting of 1620 Square Ft on an extra large lot which features a beautiful built in Spa and an outdoor Kitchen with built-in Barbecue and gas fired stove in the Sun room. also 2 beds 2 baths and an office that can be used as a 3rd bedroom with walk in closet and also included is an extra large closed in storage room. the home itself needs updating however it will be worth the time and effort to do so. Please hurry and make offer we do not expect this to be on the market very long Call Marilyn Schwartz for a showing asap

Key facts

• Built in spa
• Extra large lot
• Walk in closet

Tags

• BUILT IN SPA
• OUTDOOR KITCHEN
• BUILT-IN BARBECUE
• GAS FIRED STOVE
• EXTRA LARGE LOT
• WALK IN CLOSET

Property features AI

Finance

• Other: CC&R and pet restrictions; Manager approval required for park; Located in Indian Springs Mobiles park; enter main gate off Hwy 74 and follow past clubhouse to top of park
• Financial info: Land is lease type (monthly space rent: $695); Land lease purchase not available; Listing terms: cash or cash to new loan
• HOA & community: Senior community; Gated community; No monthly association fee

Exterior

• Parking: Driveway parking; Guest parking; 2 covered spaces; 2 car garage; 2 carport spaces; 8 total parking spaces; 2 uncovered/assigned spaces
• Security: Gated community; No security/safety features listed
• Utilities: Sewer connected and paid; PUD not applicable
• Home design: One level; Single-story; Triple wide mobile home; Built in 1971 (manufacture date)
• Construction: Mobile/manufactured home; Two sheds included; Mobile home will remain
• Exterior features: Detached property; Street lights; Mountain views; Community in-ground pool and spa; Community amenities (pool and spa)

Interior

• Flooring: Mixed flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Breakfast area; Living room; Great room; Family room; Dining room; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $90k).
• Cap rate 40.0% 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,881/mo this rent would consume 66% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: extreme-heat days projected 9→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 4.31% ✓
• Cap rate: 40.04%
• Cash-on-cash: 120.52%
• DSCR: 6.36
• GRM: 1.9

CMA / ARV

• ARV (median comp): $217,256
• List price: $90,000
• Delta: -58.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49305 Highway 74 #101	0.00mi	3/2.0	1,640 (0%)	1mo	$90,000	$55	99
49305 Highway 74 #111	0.00mi	2/2.0 (-1)	1,650 (+1%)	4mo	$299,950	$182	91
49305 Highway 74 #4	0.00mi	2/2.0 (-1)	1,488 (-9%)	1mo	$229,000	$154	78
49305 Highway 74 Spc 33	0.00mi	2/2.0 (-1)	1,440 (-12%)	0mo	$235,000	$163	74
49305 Highway 74 #158	0.20mi	2/2.0 (-1)	1,536 (-6%)	3mo	$290,000	$189	73
49305 Highway 74 #6	0.00mi	2/2.0 (-1)	1,440 (-12%)	3mo	$248,500	$173	72
50 Country Club Dr	0.25mi	2/2.0 (-1)	1,740 (+6%)	1mo	$170,000	$98	72
49305 Hwy 74 #89	0.10mi	2/2.0 (-1)	1,440 (-12%)	3mo	$131,000	$91	67
25 Pampas Ln	0.34mi	2/2.0 (-1)	1,536 (-6%)	2mo	$155,000	$101	66
49305 Highway 74 #11	0.09mi	2/2.0 (-1)	1,440 (-12%)	6mo	$208,500	$145	65
23 Rustic Rock Ln	0.20mi	2/2.0 (-1)	1,440 (-12%)	6mo	$260,000	$181	61
49305 Highway 74 #173	0.20mi	2/2.0 (-1)	1,416 (-14%)	8mo	$260,000	$184	56

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: —
• Equity multiple: 6.60×
• Total profit: $141,230
• Equity at exit: $13,419

10-year hold

• IRR: —
• Equity multiple: 13.26×
• Total profit: $309,061
• Equity at exit: $7,782

Cash invested: $25,200 (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: 1.9×

Monthly cashflow live

• Estimated rent: $3,881 high
• Mortgage (P&I): −$472
• Tax from tax record: −$26 /mo · $308/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$815
• Net cashflow: $2,531

Break-even live

Break-even rent $677

Max offer price $90,000

Occupancy floor 30%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 39 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	1d	1	0.22mi
73280 Avenida Descanso Palm Desert, CA	3.0	2.0	1290	$4,250	$3.29	2d	1	0.24mi
48983 Canyon Crest Ln Unit 1 Palm Desert, CA	3.0	2.0	1892	$2,300	$1.22	1d	1	0.26mi
48828 Desert Flower Dr Palm Desert, CA	2.0	1.0	1118	$2,450	$2.19	43d	1	0.26mi
48790 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$2,500	$1.85	23d	1	0.29mi
48790 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$2,500	$1.85	1d	1	0.29mi
48728 Desert Flower Dr Palm Desert, CA	3.0	2.0	1348	$2,400	$1.78	24d	1	0.31mi
48980 Wildwood Ln Palm Desert, CA	2.0	2.0	1184	$2,795	$2.36	43d	1	0.33mi
72417 Rolling Knolls Dr Palm Desert, CA	3.0	2.0	1548	$6,500	$4.20	43d	1	0.35mi
72346 Sommerset Dr Palm Desert, CA	2.0	2.0	1440	$3,950	$2.74	43d	1	0.40mi
48624 Moon Terrace Ln Palm Desert, CA	2.0	2.0	1184	$2,600	$2.20	15d	1	0.42mi
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	43d	1	0.59mi
73103 Ajo Ln Palm Desert, CA	2.0	3.0	1689	$8,250	$4.88	1d	1	0.69mi
48624 Torrito Ct Palm Desert, CA	2.0	2.0	1745	$7,000	$4.01	1d	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	43d	1	0.96mi
72827 Haystack Rd Palm Desert, CA	4.0	4.0	2247	$7,500	$3.34	43d	1	1.03mi
73407 Foxtail Ln Palm Desert, CA	2.0	2.0	1426	$2,600	$1.82	43d	1	1.11mi
73405 Foxtail Ln Palm Desert, CA	3.0	2.5	1525	$4,000	$2.62	43d	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	43d	1	1.13mi
72870 Deer Grass Dr Palm Desert, CA	4.0	2.5	2220	$5,999	$2.70	43d	1	1.15mi
73429 Foxtail Ln Palm Desert, CA	2.0	3.0	1525	$3,250	$2.13	43d	1	1.15mi
73441 Foxtail Ln Palm Desert, CA	2.0	2.0	1426	$3,495	$2.45	43d	1	1.16mi
73446 Dalea Ln Palm Desert, CA	2.0	2.0	1202	$6,500	$5.41	17d	1	1.19mi
73335 Oriole Ct Palm Desert, CA	2.0	2.0	1700	$6,500	$3.82	43d	1	1.22mi
73476 Dalea Ln Palm Desert, CA	2.0	2.0	1271	$5,000	$3.93	43d	1	1.24mi
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
48885 Mariposa Dr Palm Desert, CA	2.0	2.0	1164	$6,900	$5.93	3d	1	1.35mi
73428 Little Bend Trl Palm Desert, CA	3.0	2.0	1885	$4,500	$2.39	10d	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	43d	1	1.46mi
48832 Cassia Pl Palm Desert, CA	3.0	3.5	2238	$12,000	$5.36	43d	1	1.48mi

Listing history 11 events

1. 2026-05-16
   status Pending 636-char remark
2. 2026-05-14
   listed $90,000 Active 636-char remark
3. 2026-01-14
   historical
4. 2025-12-22
   price $195,000
5. 2025-12-12
   price $228,900
6. 2025-11-30
   price $238,900
7. 2025-11-27
   price $248,900
8. 2025-11-07
   price $249,500
9. 2025-10-29
   price $249,900
10. 2025-10-22
    price $249,500
11. 2025-09-29
    listed $249,900 Active

ⓘ 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: $308 · $26/mo
• Projected year-2 tax: $684 · $57/mo
• Expected delta: +$376/yr (+$31/mo · 121.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $46,575
• − Mortgage interest: −$5,041
• − Property taxes: −$308
• − Insurance: −$450
• − Repairs & maintenance: −$3,726
• − Management: −$3,726
• − Depreciation: −$2,618
• Taxable income: $30,705
• Est. tax owed @ 24.0%: −$7,369
• After-tax cash flow: $23,003/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

-64.0% since first listed

12 events — show timeline

• 2026-05-27 Sold (MLS) $90,000 GPSMLS
• 2026-05-16 Pending — GPSMLS
• 2026-05-14 Listed $90,000 GPSMLS
• 2026-01-14 Listing Removed — GPSMLS
• 2025-12-22 Price Changed $195,000 GPSMLS
• 2025-12-12 Price Changed $228,900 GPSMLS
• 2025-11-30 Price Changed $238,900 GPSMLS
• 2025-11-27 Price Changed $248,900 GPSMLS
• 2025-11-07 Price Changed $249,500 GPSMLS
• 2025-10-29 Price Changed $249,900 GPSMLS
• 2025-10-22 Price Changed $249,500 GPSMLS
• 2025-09-29 Listed $249,900 GPSMLS

Property tax history

-0.0%/yr

Latest (2025): $308 · +4.2% YoY. Source: county tax records.