64275 Spyglass Ave #45 · Desert Hot Springs, CA 92240

$85,000

1 bd · 1.0 ba · 565 sqft · Condo public records · 121 Days on market

Built 1973 $150/sqft · 18% below area Est $103k · 18% under $936/mo HOA · 58% 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 +15.0/15.0
• 1% rule +10.0/10.0
• Cash flow +5.4/30.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Golf Included! Enjoy resort-style desert living in this downstairs, ground-level condo located in Mission Lakes Country Club, one of the best golf values in the Coachella Valley. Ownership includes unlimited golf for two on title on the Ted Robinson-designed 18-hole championship golf course. Condo HOA includes pool & spa, cable TV, WiFi, water, trash, sewer, pest control, landscape and building maintenance, private parking, and on-site laundry facilities for easy low-maintenance living. Residents also enjoy the clubhouse, restaurant & bar, fitness center, tennis courts, pro shop, and social activities. Beautiful mountain views just minutes from Palm Springs, shopping, dining, and outdoor recreation. Perfect full-time home, vacation getaway, or investment.

Key facts

• Brand new ac unit
• New water heater
• $936 HOA

Tags

• BRAND NEW AC UNIT
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $53k (38.2% below list).
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $53k (38.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 49/100 on livability (#1,149 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D+, amenities F, commute 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.
• Zoned schools: Bella Vista Elementary (755 students, 94% FRL); Painted Hills Middle (741 students, 98% FRL); Desert Hot Springs High (math 27% / reading 52%, grade F, #532 of 1,170 statewide, top 48%, 1,742 students, 98% FRL) — zoned schools average 97% FRL vs 73% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 521 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 36% of the median local income ($54k/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 $588 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.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $85k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 58% of rent.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,562 (38.2% 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 121 days. Have you received any prior offers? Is the seller open to a 38% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.90% ✓
• Cap rate: 3.70%
• Cash-on-cash: -9.26%
• DSCR: 0.59
• GRM: 4.4

CMA / ARV

• ARV (median comp): $103,082
• List price: $85,000
• Delta: -17.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.66% rent growth · sell at horizon

5-year hold

• IRR: -29.5%
• Equity multiple: -0.00×
• Total profit: $-23,831
• Equity at exit: $12,674

10-year hold

• IRR: -21.1%
• Equity multiple: -0.22×
• Total profit: $-29,051
• Equity at exit: $7,349

Cash invested: $23,800 (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 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 521
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,614 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$41 /mo · $496/yr
• Insurance: −$35
• HOA: −$936
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-184

Break-even live

Break-even rent $1,846

Max offer price $52,562

Occupancy floor —

Sensitivity live

Price	-10% $-136	-5% $-160	+0% $-184	+5% $-208	+10% $-232
Rent	-10% $-311	-5% $-247	+0% $-184	+5% $-120	+10% $-56
Rate	-1.0pp $-141	-0.5pp $-162	base $-184	+0.5pp $-206	+1.0pp $-228

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9647 Spyglass Ave Desert Hot Springs, CA	1.0	1.0	565	$1,500	$2.65	26d	1	0.05mi
9647 Spyglass Ave Desert Hot Springs, CA	1.0	1.0	565	$1,500	$2.65	4d	1	0.05mi
64281 Spyglass Ave Desert Hot Springs, CA	1.0	1.0	565	$1,700	$3.01	19d	3	0.06mi
64281 Spyglass Ave Desert Hot Springs, CA	1.0	1.0	565	$1,875	$3.32	25d	1	0.06mi

HOA detail condo

• Monthly dues: $936 · $11,232/yr
• Likely covers: watersewertrashinternetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-21
   days on market $85,000 Active 121 DOM
2. 2026-06-18
   days on market $85,000 Active 118 DOM
3. 2026-06-17
   days on market $85,000 Active 117 DOM
4. 2026-06-16
   days on market $85,000 Active 116 DOM
5. 2026-06-15
   days on market $85,000 Active 115 DOM
6. 2026-06-13
   days on market $85,000 Active 113 DOM
7. 2026-06-13
   days on market $85,000 Active 112 DOM
8. 2026-06-09
   days on market $85,000 Active 109 DOM
9. 2026-06-08
   days on market $85,000 Active 108 DOM
10. 2026-06-07
    days on market $85,000 Active 107 DOM
11. 2026-06-04
    days on market $85,000 Active 104 DOM
12. 2026-06-03
    days on market $85,000 Active 103 DOM
13. 2026-06-02
    days on market $85,000 Active 102 DOM
14. 2026-06-01
    days on market $85,000 Active 101 DOM
15. 2026-05-31
    days on market $85,000 Active 100 DOM
16. 2026-03-10
    price $85,000 777-char remark

    Show marketing remark (777 chars)

    Golf Included! Enjoy resort-style desert living in this downstairs, ground-level condo located in Mission Lakes Country Club, one of the best golf values in the Coachella Valley. Ownership includes unlimited golf for two on title on the Ted Robinson-designed 18-hole championship golf course. Condo HOA includes pool & spa, cable TV, WiFi, water, trash, sewer, pest control, landscape and building maintenance, private parking, and on-site laundry facilities for easy low-maintenance living. Residents also enjoy the clubhouse, restaurant & bar, fitness center, tennis courts, pro shop, and social activities. Beautiful mountain views just minutes from Palm Springs, shopping, dining, and outdoor recreation. Perfect full-time home, vacation getaway, or investment.

17. 2026-02-20
    listed $90,000 Active 777-char remark

    Show marketing remark (777 chars)

    Golf Included! Enjoy resort-style desert living in this downstairs, ground-level condo located in Mission Lakes Country Club, one of the best golf values in the Coachella Valley. Ownership includes unlimited golf for two on title on the Ted Robinson-designed 18-hole championship golf course. Condo HOA includes pool & spa, cable TV, WiFi, water, trash, sewer, pest control, landscape and building maintenance, private parking, and on-site laundry facilities for easy low-maintenance living. Residents also enjoy the clubhouse, restaurant & bar, fitness center, tennis courts, pro shop, and social activities. Beautiful mountain views just minutes from Palm Springs, shopping, dining, and outdoor recreation. Perfect full-time home, vacation getaway, or investment.

18. 2020-06-15
    soldstatus $39,000 Sold 577-char remark

    Show marketing remark (577 chars)

    Ground floor one bedroom unit at Mission Lakes! Remodeled kitchen and bath. Only steps from community pool, spa. Free golf for two on title at the Ted Robinson designed golf course at Mission Lakes. Other amenities include the use of the lovely clubhouse, a full gym with yoga, a snack bar, huge pool and spas, the tennis and pickleball courts. The restaurant at the clubhouse offers amazing views and food from a 4 star chef. Restaurants, entertainment and shopping are only minutes from Palm Springs too! Hurry on this great buy! Video tour: https://youtu. be/wZd_2kzLons

19. 2020-06-15
    soldstatus $39,000

    Show marketing remark (577 chars)

    Ground floor one bedroom unit at Mission Lakes! Remodeled kitchen and bath. Only steps from community pool, spa. Free golf for two on title at the Ted Robinson designed golf course at Mission Lakes. Other amenities include the use of the lovely clubhouse, a full gym with yoga, a snack bar, huge pool and spas, the tennis and pickleball courts. The restaurant at the clubhouse offers amazing views and food from a 4 star chef. Restaurants, entertainment and shopping are only minutes from Palm Springs too! Hurry on this great buy! Video tour: https://youtu. be/wZd_2kzLons

20. 2020-06-05
    status Pending 577-char remark

    Show marketing remark (577 chars)

    Ground floor one bedroom unit at Mission Lakes! Remodeled kitchen and bath. Only steps from community pool, spa. Free golf for two on title at the Ted Robinson designed golf course at Mission Lakes. Other amenities include the use of the lovely clubhouse, a full gym with yoga, a snack bar, huge pool and spas, the tennis and pickleball courts. The restaurant at the clubhouse offers amazing views and food from a 4 star chef. Restaurants, entertainment and shopping are only minutes from Palm Springs too! Hurry on this great buy! Video tour: https://youtu. be/wZd_2kzLons

21. 2020-05-21
    status Pending 577-char remark

    Show marketing remark (577 chars)

    Ground floor one bedroom unit at Mission Lakes! Remodeled kitchen and bath. Only steps from community pool, spa. Free golf for two on title at the Ted Robinson designed golf course at Mission Lakes. Other amenities include the use of the lovely clubhouse, a full gym with yoga, a snack bar, huge pool and spas, the tennis and pickleball courts. The restaurant at the clubhouse offers amazing views and food from a 4 star chef. Restaurants, entertainment and shopping are only minutes from Palm Springs too! Hurry on this great buy! Video tour: https://youtu. be/wZd_2kzLons

22. 2020-05-07
    historical Backup Offers Accepted 577-char remark

    Show marketing remark (577 chars)

    Ground floor one bedroom unit at Mission Lakes! Remodeled kitchen and bath. Only steps from community pool, spa. Free golf for two on title at the Ted Robinson designed golf course at Mission Lakes. Other amenities include the use of the lovely clubhouse, a full gym with yoga, a snack bar, huge pool and spas, the tennis and pickleball courts. The restaurant at the clubhouse offers amazing views and food from a 4 star chef. Restaurants, entertainment and shopping are only minutes from Palm Springs too! Hurry on this great buy! Video tour: https://youtu. be/wZd_2kzLons

23. 2020-03-30
    status Active 577-char remark

    Show marketing remark (577 chars)

    Ground floor one bedroom unit at Mission Lakes! Remodeled kitchen and bath. Only steps from community pool, spa. Free golf for two on title at the Ted Robinson designed golf course at Mission Lakes. Other amenities include the use of the lovely clubhouse, a full gym with yoga, a snack bar, huge pool and spas, the tennis and pickleball courts. The restaurant at the clubhouse offers amazing views and food from a 4 star chef. Restaurants, entertainment and shopping are only minutes from Palm Springs too! Hurry on this great buy! Video tour: https://youtu. be/wZd_2kzLons

24. 2020-03-10
    historical Backup Offers Accepted 577-char remark

    Show marketing remark (577 chars)

    Ground floor one bedroom unit at Mission Lakes! Remodeled kitchen and bath. Only steps from community pool, spa. Free golf for two on title at the Ted Robinson designed golf course at Mission Lakes. Other amenities include the use of the lovely clubhouse, a full gym with yoga, a snack bar, huge pool and spas, the tennis and pickleball courts. The restaurant at the clubhouse offers amazing views and food from a 4 star chef. Restaurants, entertainment and shopping are only minutes from Palm Springs too! Hurry on this great buy! Video tour: https://youtu. be/wZd_2kzLons

25. 2020-03-04
    listed $40,000 Active 577-char remark

    Show marketing remark (577 chars)

    Ground floor one bedroom unit at Mission Lakes! Remodeled kitchen and bath. Only steps from community pool, spa. Free golf for two on title at the Ted Robinson designed golf course at Mission Lakes. Other amenities include the use of the lovely clubhouse, a full gym with yoga, a snack bar, huge pool and spas, the tennis and pickleball courts. The restaurant at the clubhouse offers amazing views and food from a 4 star chef. Restaurants, entertainment and shopping are only minutes from Palm Springs too! Hurry on this great buy! Video tour: https://youtu. be/wZd_2kzLons

26. 2015-10-28
    soldstatus $35,000 Closed
27. 2015-10-28
    soldstatus $35,000
28. 2015-10-10
    status Backup Offers Accepted
29. 2015-08-28
    price $39,900
30. 2015-06-13
    price $41,900
31. 2015-06-13
    status Active
32. 2015-05-06
    status Pending
33. 2015-04-07
    status Backup Offers Accepted
34. 2015-03-12
    listed $39,900 Active
35. 2014-05-10
    historical
36. 2014-02-10
    listed $44,500 Active
37. 2013-07-02
    soldstatus $34,000
38. 2013-01-25
    soldstatus $19,000 Closed
39. 2013-01-24
    soldstatus $19,000
40. 2013-01-02
    status Pending
41. 2012-11-21
    listed $19,900 Active
42. 1973-04-01
    soldstatus $17,000

ⓘ 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: $496 · $41/mo
• Projected year-2 tax: $646 · $54/mo
• Expected delta: +$150/yr (+$12/mo · 30.2%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,365
• − Mortgage interest: −$4,761
• − Property taxes: −$496
• − Insurance: −$425
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − HOA: −$11,232
• − Depreciation: −$2,473
• Taxable loss: −$3,120
• Est. tax savings @ 24.0%: +$749
• After-tax cash flow: $-1,455/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 — Desert Hot Springs

• Score: 49/100
• State rank: #1149
• US rank: #25774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Riverside County · 2,287,001 people
• City population: 41,615
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 41,615
• Household income: $54,023
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2095.0

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 Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 23% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 47% English-only · Spanish 50% Russian/Polish/Slavic 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: ▼ -102.10%
• Current HPI: 418.4691
• Rent YoY: ▲ 3.66%
• 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

+400.0% since first listed

27 events — show timeline

• 2026-03-10 Price Changed $85,000 GPSMLS
• 2026-02-20 Listed $90,000 GPSMLS
• 2020-06-15 Sold (Public Records) $39,000 Public Records
• 2020-06-15 Sold (MLS) $39,000 TheMLS
• 2020-06-05 Pending — TheMLS
• 2020-05-21 Pending — TheMLS
• 2020-05-07 Contingent — TheMLS
• 2020-03-30 Relisted — TheMLS
• 2020-03-10 Contingent — TheMLS
• 2020-03-04 Listed $40,000 TheMLS
• 2015-10-28 Sold (Public Records) $35,000 Public Records
• 2015-10-28 Sold (MLS) $35,000 GPSMLS
• 2015-10-10 Pending — GPSMLS
• 2015-08-28 Price Changed $39,900 GPSMLS
• 2015-06-13 Relisted — GPSMLS
• 2015-06-13 Price Changed $41,900 GPSMLS
• 2015-05-06 Pending — GPSMLS
• 2015-04-07 Pending — GPSMLS
• 2015-03-12 Listed $39,900 GPSMLS
• 2014-05-10 Listing Removed — GPSMLS
• 2014-02-10 Listed $44,500 GPSMLS
• 2013-07-02 Sold (Public Records) $34,000 Public Records
• 2013-01-25 Sold (MLS) $19,000 GPSMLS
• 2013-01-24 Sold (Public Records) $19,000 Public Records
• 2013-01-02 Pending — GPSMLS
• 2012-11-21 Listed $19,900 GPSMLS
• 1973-04-01 Sold (Public Records) $17,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $496 · -2.7% YoY. Source: county tax records.