49305 Hwy 74 #153 · Palm Desert, CA 92260

$250,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 28 Days on market

Built 2012 Good condition

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to one of the newer homes in the park , built in 2012, located in the desirable Indian Springs 55+ community just minutes from iconic El Paseo. This beautiful turnkey home features an open floor plan designed for comfortable living and effortless entertaining, along with stunning San Jacinto Mountains views from the private lanai. The thoughtfully designed layout offers two spacious bedrooms with en suite baths positioned on opposite sides of the home for added privacy. Built after 1972, the home may offer easier financing opportunities. Ideally situated across from the greenbelt, where the heated community pool, spa, and clubhouse are a short walk. Indian Springs is just a short

Key facts

• Clubhouse
• Spa
• Private lanai

Tags

• SAN JACINTO MOUNTAINS VIEWS
• PRIVATE LANAI
• HEATED COMMUNITY POOL
• SPA
• CLUBHOUSE
• ACROSS FROM GREENBELT

Property features AI

Finance

• Other: Rent includes pool, water and sewer; Park name: Indian Springs Mobile Home Park
• Financial info: Land lease (current) paid monthly
• HOA & community: Senior community; Community features include pool, street lighting and suburban setting; Community pool (in-ground, filtered, heated)

Exterior

• Parking: Covered parking; Attached carport; Parking provided; Located on a private paved road within the park
• Security: Manager approval required for park residency
• Utilities: District/public water connected; Public sewer connected; Natural gas connected/available; Electricity connected/standard; Telephone service available/on property
• Home design: Mobile home (Golden Exclusive model) remains on site; Double body type; One total story; Faces west; Has a view
• Construction: Mobile home approximately 24 by 44 (model: Golden Exclusive)
• Exterior features: Cabana; Open patio (slab); Patio present; Shed; Landscaped yard with front yard and gentle slope; Sprinkler system with coverage front, side and rear

Interior

• Kitchen: 6-burner stove; Convection oven; Microwave; Dishwasher; Water line to refrigerator; Water purifier; Water heater unit (gas)
• Bedrooms: Primary bedroom; All bedrooms on main level; Main floor bedroom
• Flooring: Wood
• Bathrooms: Two full bathrooms; Bathtub; Shower in tub; Exhaust fan(s)
• Heating & cooling: Central heating (natural gas furnace); Central electric cooling
• Interior features: Chair railings; Laminate counters; High (9+ ft) ceilings; No interior steps; Two or more access exits; Turnkey condition; One-story, entry at street level; In-ground, heated community spa
• Laundry & utility: Washer and dryer included; Laundry inside; Gas and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $2,984/mo this rent would consume 51% 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 $8k 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 28 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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.

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 $246,250 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.79%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $152,064
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Box C Dr	0.25mi	2/2.0	1,080 (+2%)	2mo	$105,000	$97	84
25 Diamond E #25	0.16mi	2/2.0	1,000 (-5%)	2mo	$131,000	$131	82
30 Lazy B Dr	0.23mi	2/2.0	980 (-7%)	12mo	$73,000	$74	67
4 Yucca Ln	0.27mi	2/2.0	1,040 (-2%)	22mo	$149,800	$144	66
100 Country Club Dr	0.15mi	2/2.0	1,152 (+9%)	22mo	$190,000	$165	60
14 Bar D Dr	0.25mi	3/2.0 (+1)	1,140 (+8%)	13mo	$215,000	$189	59
49305 Highway 74 #132	0.20mi	3/3.0 (+1)	1,152 (+9%)	11mo	$228,400	$198	58
49305 Highway 74, #161	0.20mi	2/2.0	1,152 (+9%)	22mo	$128,750	$112	57
49305 Highway 74 #115	0.24mi	2/2.0	1,160 (+10%)	23mo	$256,000	$221	54
15 Ocotillo Ln	0.26mi	2/2.0	1,200 (+14%)	19mo	$123,500	$103	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 · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.94×
• Total profit: $-4,522
• Equity at exit: $37,276

10-year hold

• IRR: 6.4%
• Equity multiple: 1.45×
• Total profit: $31,329
• Equity at exit: $21,615

Cash invested: $70,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,984 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $629

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 74%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73280 Avenida Descanso Palm Desert, CA	3.0	2.0	1290	$4,250	$3.29	2d	1	0.19mi
48950 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$5,000	$3.71	1d	1	0.43mi
48828 Desert Flower Dr Palm Desert, CA	2.0	1.0	1118	$2,450	$2.19	43d	1	0.45mi
48790 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$2,500	$1.85	1d	1	0.49mi
48790 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$2,500	$1.85	23d	1	0.49mi
48728 Desert Flower Dr Palm Desert, CA	3.0	2.0	1348	$2,400	$1.78	24d	1	0.50mi
48980 Wildwood Ln Palm Desert, CA	2.0	2.0	1184	$2,795	$2.36	43d	1	0.56mi
72346 Sommerset Dr Palm Desert, CA	2.0	2.0	1440	$3,950	$2.74	43d	1	0.56mi
48624 Moon Terrace Ln Palm Desert, CA	2.0	2.0	1184	$2,600	$2.20	14d	1	0.63mi
72619 Thrush Rd #2 Palm Desert, CA	2.0	1.0	840	$2,250	$2.68	24d	1	1.31mi
73407 Foxtail Ln Palm Desert, CA	2.0	2.0	1426	$2,600	$1.82	43d	1	1.35mi
72682 Thrush Rd Palm Desert, CA	2.0	1.0	810	$3,000	$3.70	43d	1	1.35mi
72532 Edgehill Dr Palm Desert, CA	2.0	1.0	840	$2,000	$2.38	43d	1	1.37mi
72632 Raven Rd #2 Palm Desert, CA	2.0	1.0	840	$1,850	$2.20	43d	1	1.40mi
72546 Edgehill Dr #4 Palm Desert, CA	2.0	1.0	924	$2,330	$2.52	24d	1	1.40mi
73441 Foxtail Ln Palm Desert, CA	2.0	2.0	1426	$3,495	$2.45	43d	1	1.40mi
73446 Dalea Ln Palm Desert, CA	2.0	2.0	1202	$6,500	$5.41	17d	1	1.43mi
72664 Eagle Rd #3 Palm Desert, CA	2.0	1.0	840	$2,200	$2.62	43d	1	1.45mi
72694 Eagle Rd #1 Palm Desert, CA	2.0	1.0	810	$2,500	$3.09	43d	1	1.47mi
46869 Highway 74 #1 Palm Desert, CA	2.0	1.0	810	$1,850	$2.28	43d	1	1.47mi
73476 Dalea Ln Palm Desert, CA	2.0	2.0	1271	$5,000	$3.93	43d	1	1.48mi
72724 Eagle Rd #1 Palm Desert, CA	2.0	1.0	820	$3,500	$4.27	43d	1	1.49mi
72629 Edgehill Dr #4 Palm Desert, CA	2.0	1.0	924	$2,500	$2.71	43d	1	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $250,000 Active 28 DOM
2. 2026-06-17
   days on market $250,000 Active 27 DOM
3. 2026-06-16
   days on market $250,000 Active 26 DOM
4. 2026-06-15
   days on market $250,000 Active 25 DOM
5. 2026-06-13
   days on market $250,000 Active 23 DOM
6. 2026-06-09
   days on market $250,000 Active 19 DOM
7. 2026-06-08
   days on market $250,000 Active 18 DOM
8. 2026-06-07
   days on market $250,000 Active 17 DOM
9. 2026-06-04
   days on market $250,000 Active 14 DOM
10. 2026-06-03
    days on market $250,000 Active 13 DOM
11. 2026-06-02
    days on market $250,000 Active 12 DOM
12. 2026-06-01
    days on market $250,000 Active 11 DOM
13. 2026-05-31
    days on market $250,000 Active 10 DOM
14. 2026-05-21
    listed $250,000 Active
15. 2022-12-31
    historical
16. 2022-07-05
    price $219,999
17. 2022-06-13
    listed $249,000 Active
18. 2022-06-11
    historical
19. 2018-10-29
    historical
20. 2018-06-30
    listed $129,900 Active
21. 2010-05-09
    historical
22. 2010-03-29
    listed $58,000 Active
23. 2010-03-02
    historical
24. 2009-09-09
    listed $58,000 Active

ⓘ 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 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: $35,805
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,864
• − Management: −$2,864
• − Depreciation: −$7,273
• Taxable income: $3,799
• Est. tax owed @ 24.0%: −$912
• After-tax cash flow: $6,641/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 · 12 photos

Good 80/100 Cosmetic rehab

This turnkey home in Indian Springs offers a good condition with a good condition score of 80. It requires minor repairs to the kitchen cabinets and bathroom fixtures, and a fresh coat of paint to enhance its curb appeal and interior aesthetics.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Need updating

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Update kitchen cabinets — Fresh cabinets improve functionality and aesthetics
• Both Update bathroom fixtures — Modern fixtures enhance functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Need updating	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Update kitchen cabinets — Fresh cabinets improve functionality and aesthetics ↑
• Both Update bathroom fixtures — Modern fixtures enhance functionality and aesthetics ↑

ⓘ 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: 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

+331.0% since first listed

11 events — show timeline

• 2026-05-21 Listed $250,000 CRMLS
• 2022-12-31 Listing Removed — GPSMLS
• 2022-07-05 Price Changed $219,999 GPSMLS
• 2022-06-13 Listed $249,000 GPSMLS
• 2022-06-11 Coming Soon — GPSMLS
• 2018-10-29 Listing Removed — GPSMLS
• 2018-06-30 Listed $129,900 GPSMLS
• 2010-05-09 Listing Removed — GPSMLS
• 2010-03-29 Listed $58,000 GPSMLS
• 2010-03-02 Listing Removed — GPSMLS
• 2009-09-09 Listed $58,000 GPSMLS