77845 California Dr Unit D9 · Palm Desert, CA 92211

$190,000

1 bd · 1.0 ba · 750 sqft · Condo public records · 162 Days on market

Built 1973 $253/sqft · 10% below area Est $211k · 10% under $422/mo HOA · 20% 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).

• ARV discount +11.9/15.0
• Cash flow +10.3/30.0
• 1% rule +5.9/10.0
• Schools +3.8/10.0
• DSCR +2.9/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Re-modeled light filled 2nd story end unit In Palm Desert Country Club Villas. Light and bright unit with open concept layout. Decorator selected paint scheme, new kitchen appliances, new contemporary black hardware and new bathroom. Spacious in unit laundry/utility room. This community is beautifully maintained and offers covered parking. Located just off Washington with easy access to all that the desert has to offer. A must see property for those wanting a ready to move in condo.

Key facts

• Easy access
• New bathroom
• Covered parking

Tags

• 2ND STORY END UNIT
• OPEN CONCEPT LAYOUT
• NEW KITCHEN APPLIANCES
• NEW BATHROOM
• COVERED PARKING
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (9.9% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 3.4% 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: 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.
• Zoned schools: Gerald R. Ford Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 603 students, 59% FRL); Colonel Mitchell Paige Middle (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 436 students, 74% FRL); Palm Desert High (math 42% / reading 67%, grade C-, #256 of 1,170 statewide, top 24%, 2,050 students, 57% FRL).
• Zoned-school proficiency averages 30% at this address vs 44% district-wide (-14 pts) — the specific schools serving this property underperform the Desert Sands Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.3%/yr); 636 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

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 162 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $190k implies a 332% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.09% ✓
• Cap rate: 5.62%
• Cash-on-cash: -2.39%
• DSCR: 0.89
• GRM: 7.6

CMA / ARV

• ARV (median comp): $210,827
• List price: $190,000
• Delta: -9.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.19×
• Total profit: $-43,314
• Equity at exit: $28,330

10-year hold

• IRR: -40.3%
• Equity multiple: -0.29×
• Total profit: $-68,669
• Equity at exit: $16,428

Cash invested: $53,200 (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 92211

• Rents YoY: -0.3%
• Active inventory: 636
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,071 high
• Mortgage (P&I): −$996
• Tax from tax record: −$245 /mo · $2,937/yr
• Insurance: −$79
• HOA: −$422
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-106

Break-even live

Break-even rent $2,205

Max offer price $171,277

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-52	+0% $-106	+5% $-160	+10% $-214
Rent	-10% $-270	-5% $-188	+0% $-106	+5% $-24	+10% $58
Rate	-1.0pp $-10	-0.5pp $-58	base $-106	+0.5pp $-155	+1.0pp $-205

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
77845 California Dr Unit D2 Palm Desert, CA	1.0	1.0	750	$1,800	$2.40	7d	1	0.02mi
77845 California Dr Unit D2 Palm Desert, CA	1.0	1.0	750	$1,950	$2.60	45d	1	0.02mi
77835 California Dr Unit C1 Palm Desert, CA	1.0	1.0	750	$1,700	$2.27	22d	1	0.05mi
77805 California Dr Palm Desert, CA	1.0	1.0	750	$1,500	$2.00	26d	1	0.08mi
77901 Dudley Dr Palm Desert, CA	2.0	1.5	950	$1,975	$2.08	6d	1	0.13mi
42780 Washington St Bermuda Dunes, CA	2.0	2.0	1020	$1,750	$1.72	45d	1	0.17mi
43065 Washington St Unit 14 Palm Desert, CA	2.0	2.0	975	$2,100	$2.15	12d	1	0.28mi
43065 Washington St Palm Desert, CA	2.0	2.0	950	$2,000	$2.11	6d	1	0.29mi
43100 Palm Royale Dr La Quinta, CA	1.0–2.0	1.0–2.0	921	$2,060	$2.24	1d	8	0.44mi
77380 Minnesota Ave Palm Desert, CA	2.0	2.0	1064	$2,750	$2.58	45d	1	0.49mi
41773 Preston Trl Palm Desert, CA	2.0	2.0	1091	$6,000	$5.50	45d	1	0.57mi
78601 Avenue 42 Unit B Bermuda Dunes, CA	2.0	2.0	1100	$2,195	$2.00	22d	1	0.78mi
78601 Avenue 42 Unit A Bermuda Dunes, CA	2.0	2.0	1100	$2,195	$2.00	16d	1	0.78mi
40880 Whirling Wind Dr Unit C Palm Desert, CA	2.0	2.0	925	$2,800	$3.03	45d	1	0.83mi
42680 Wisconsin Ave Palm Desert, CA	2.0	1.5	1064	$2,400	$2.26	45d	1	0.85mi
78149 Indigo Dr La Quinta, CA	1.0	1.5	763	$2,300	$3.01	19d	1	0.86mi
77179 Pauma Valley Way Palm Desert, CA	2.0	2.0	940	$3,200	$3.40	26d	1	0.86mi
78069 Cobalt Ct La Quinta, CA	1.0	1.0	763	$3,500	$4.59	20d	1	0.87mi
78301 Terra Cotta Ct La Quinta, CA	2.0	2.0	926	$2,200	$2.38	18d	1	0.91mi
77818 Calypso Rd Palm Desert, CA	2.0	2.0	1094	$1,950	$1.78	26d	1	0.91mi
41691 Kansas St Palm Desert, CA	2.0	2.0	1091	$5,000	$4.58	45d	1	0.92mi
77795 Sunnybrook Dr Palm Desert, CA	2.0	1.0	980	$2,800	$2.86	45d	1	0.93mi
78167 Crimson Ct La Quinta, CA	1.0	1.0	763	$2,180	$2.86	23d	1	0.95mi
78650 Ave 42 Bermuda Dunes, CA	2.0	2.0	960	$2,080	$2.17	7d	1	1.00mi
40657 Preston Trl Palm Desert, CA	2.0	2.0	938	$2,850	$3.04	26d	1	1.02mi
40595 Preston Trl Palm Desert, CA	2.0	2.0	938	$2,100	$2.24	45d	1	1.05mi
78435 Magenta Dr La Quinta, CA	2.0	2.0	912	$3,500	$3.84	7d	1	1.07mi
40215 Harris Ln Palm Desert, CA	2.0	1.5	1050	$1,825	$1.74	45d	1	1.07mi
40461 Bay Hill Way Palm Desert, CA	2.0	2.0	938	$2,500	$2.67	45d	1	1.09mi
78650 Avenue 42 #616 Bermuda Dunes, CA	2.0	2.0	960	$2,500	$2.60	45d	1	1.10mi
40300 Washington St Bermuda Dunes, CA	1.0–2.0	1.0–2.0	865	$1,810	$2.09	1d	16	1.10mi
78650 Avenue 42 #505 Bermuda Dunes, CA	1.0	1.0	760	$1,900	$2.50	26d	1	1.11mi
42205 Adams St Unit 4 Bermuda Dunes, CA	1.0	1.0	1000	$1,995	$2.00	45d	1	1.12mi
40420 Bay Hill Way Palm Desert, CA	2.0	2.0	938	$2,995	$3.19	45d	1	1.13mi
78650 Avenue 42 #901 Bermuda Dunes, CA	2.0	2.0	960	$2,350	$2.45	7d	1	1.15mi
78981 Savanna La Mar Dr Unit D1 Bermuda Dunes, CA	2.0	2.5	1100	$2,295	$2.09	20d	1	1.18mi
78490 Via Palomino Unit 101 La Quinta, CA	1.0	1.0	560	$1,800	$3.21	45d	1	1.19mi
79090 Avenue 42 Bermuda Dunes, CA	2.0	2.0	1022	$2,211	$2.16	1d	1	1.24mi
77402 Preston Trl Palm Desert, CA	2.0	1.0	938	$3,200	$3.41	45d	1	1.28mi
77361 Preston Trl Palm Desert, CA	2.0	2.0	938	$2,800	$2.99	26d	1	1.31mi

HOA detail condo

• Monthly dues: $422 · $5,064/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $190,000 Active 162 DOM
2. 2026-06-18
   days on market $190,000 Active 159 DOM
3. 2026-06-17
   days on market $190,000 Active 158 DOM
4. 2026-06-16
   days on market $190,000 Active 157 DOM
5. 2026-06-15
   days on market $190,000 Active 156 DOM
6. 2026-06-13
   days on market $190,000 Active 154 DOM
7. 2026-06-09
   days on market $190,000 Active 150 DOM
8. 2026-06-08
   days on market $190,000 Active 149 DOM
9. 2026-06-07
   days on market $190,000 Active 148 DOM
10. 2026-06-04
    days on market $190,000 Active 145 DOM
11. 2026-06-03
    days on market $190,000 Active 144 DOM
12. 2026-06-02
    days on market $190,000 Active 143 DOM
13. 2026-06-01
    days on market $190,000 Active 142 DOM
14. 2026-05-31
    days on market $190,000 Active 141 DOM
15. 2026-04-18
    price $190,000 487-char remark

    Show marketing remark (487 chars)

    Re-modeled light filled 2nd story end unit In Palm Desert Country Club Villas. Light and bright unit with open concept layout. Decorator selected paint scheme, new kitchen appliances, new contemporary black hardware and new bathroom. Spacious in unit laundry/utility room. This community is beautifully maintained and offers covered parking. Located just off Washington with easy access to all that the desert has to offer. A must see property for those wanting a ready to move in condo.

16. 2026-02-28
    price $205,000 487-char remark

    Show marketing remark (487 chars)

    Re-modeled light filled 2nd story end unit In Palm Desert Country Club Villas. Light and bright unit with open concept layout. Decorator selected paint scheme, new kitchen appliances, new contemporary black hardware and new bathroom. Spacious in unit laundry/utility room. This community is beautifully maintained and offers covered parking. Located just off Washington with easy access to all that the desert has to offer. A must see property for those wanting a ready to move in condo.

17. 2026-01-09
    listed $220,000 Active 487-char remark

    Show marketing remark (487 chars)

    Re-modeled light filled 2nd story end unit In Palm Desert Country Club Villas. Light and bright unit with open concept layout. Decorator selected paint scheme, new kitchen appliances, new contemporary black hardware and new bathroom. Spacious in unit laundry/utility room. This community is beautifully maintained and offers covered parking. Located just off Washington with easy access to all that the desert has to offer. A must see property for those wanting a ready to move in condo.

18. 2011-05-18
    soldstatus $44,000 Closed 222-char remark

    Show marketing remark (222 chars)

    Unbelievable buy for this 1 bedroom/1bath Bank Owned Condo located close to shopping. Would make a great seasonal home or investment. Seller has just painted and put in new carpet. Unit located on second floor. Sold as is.

19. 2011-05-11
    historical 222-char remark

    Show marketing remark (222 chars)

    Unbelievable buy for this 1 bedroom/1bath Bank Owned Condo located close to shopping. Would make a great seasonal home or investment. Seller has just painted and put in new carpet. Unit located on second floor. Sold as is.

20. 2011-05-03
    historical Contingent 222-char remark

    Show marketing remark (222 chars)

    Unbelievable buy for this 1 bedroom/1bath Bank Owned Condo located close to shopping. Would make a great seasonal home or investment. Seller has just painted and put in new carpet. Unit located on second floor. Sold as is.

21. 2011-04-11
    status Active 222-char remark

    Show marketing remark (222 chars)

    Unbelievable buy for this 1 bedroom/1bath Bank Owned Condo located close to shopping. Would make a great seasonal home or investment. Seller has just painted and put in new carpet. Unit located on second floor. Sold as is.

22. 2011-03-08
    historical Contingent 222-char remark

    Show marketing remark (222 chars)

    Unbelievable buy for this 1 bedroom/1bath Bank Owned Condo located close to shopping. Would make a great seasonal home or investment. Seller has just painted and put in new carpet. Unit located on second floor. Sold as is.

23. 2011-02-18
    listed $48,802 Active 222-char remark

    Show marketing remark (222 chars)

    Unbelievable buy for this 1 bedroom/1bath Bank Owned Condo located close to shopping. Would make a great seasonal home or investment. Seller has just painted and put in new carpet. Unit located on second floor. Sold as is.

24. 2011-01-28
    historical
25. 2010-12-30
    price $43,000
26. 2010-11-07
    listed $50,000 Active
27. 2010-11-05
    historical
28. 2010-10-30
    price $50,000 Active
29. 2010-10-30
    status Active
30. 2010-07-27
    historical Contingent
31. 2010-06-30
    status Active
32. 2010-04-28
    listed Contingent
33. 2005-04-29
    soldstatus $110,000
34. 2003-02-07
    soldstatus $60,000

ⓘ 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: $2,937 · $245/mo
• Projected year-2 tax: $2,937 · $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 5/10 Major
• 🌡 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,856
• − Mortgage interest: −$10,643
• − Property taxes: −$2,937
• − Insurance: −$950
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − HOA: −$5,064
• − Depreciation: −$5,527
• Taxable loss: −$4,243
• Est. tax savings @ 24.0%: +$1,018
• After-tax cash flow: $-254/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): 28,092
• Household income: $88,477
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 1181.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 11% Asian 4% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Scotch-Irish 3% Slovak 3% Romanian 3%
• Foreign-born: 16% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% Tagalog/Filipino 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: ▼ -166.92%
• Current HPI: 233.4619
• Rent YoY: ▼ -0.30%
• 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

+216.7% since first listed

20 events — show timeline

• 2026-04-18 Price Changed $190,000 TheMLS
• 2026-02-28 Price Changed $205,000 TheMLS
• 2026-01-09 Listed $220,000 TheMLS
• 2011-05-18 Sold (MLS) $44,000 GPSMLS
• 2011-05-11 Listing Removed — GPSMLS
• 2011-05-03 Contingent — GPSMLS
• 2011-04-11 Relisted — GPSMLS
• 2011-03-08 Contingent — GPSMLS
• 2011-02-18 Listed $48,802 GPSMLS
• 2011-01-28 Listing Removed — GPSMLS
• 2010-12-30 Price Changed $43,000 GPSMLS
• 2010-11-07 Listed $50,000 GPSMLS
• 2010-11-05 Listing Removed — GPSMLS
• 2010-10-30 Relisted — GPSMLS
• 2010-10-30 Price Changed $50,000 GPSMLS
• 2010-07-27 Contingent — GPSMLS
• 2010-06-30 Relisted — GPSMLS
• 2010-04-28 Listed — GPSMLS
• 2005-04-29 Sold (Public Records) $110,000 Public Records
• 2003-02-07 Sold (Public Records) $60,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,937 · +156.2% YoY. Source: county tax records.