16205 Avenida Rambla · Garnet, CA 92240

$385,000

4 bd · 2.0 ba · 1,828 sqft · SingleFamily public records · 30 Days on market

Built 2007 6,970 sqft lot $211/sqft · at area comps Est $391k · at est.

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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 +20.4/30.0
• ARV discount +8.1/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside to discover a bright, open-concept floor plan filled with natural light, designed for both everyday living and effortless entertaining. Enjoy the comfort of central air and plenty of space for the whole family, with four generously sized bedrooms that offer flexibility for guests, a home office, or growing needs. The kitchen and living areas blend seamlessly, creating a welcoming heart of the home where gatherings come naturally. A full-size garage adds convenience and extra storage. Ideally located, you'll have easy access to downtown Desert Hot Springs, while being just a short drive from the shopping, dining, and energy of Palm Springs. Commuting is simple with nearby freeway access connecting you to surrounding desert cities. Outside, the front yard features low-maintenance desert landscaping, while the backyard offers a blank canvas--ready for you to design the outdoor oasis you've always envisioned. Experience the best of desert living, all within reach of the stunning landscapes of Joshua Tree National Park. Solar lease to be transferred to buyer by close of escrow.

Key facts

• Full-size garage
• Central air
• 6,970 sq ft lot

Tags

• OPEN-CONCEPT FLOOR PLAN
• CENTRAL AIR
• FULL-SIZE GARAGE
• BACKYARD BLANK CANVAS
• EASY ACCESS TO DOWNTOWN
• NEARBY FREEWAY ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $373k (3.2% below list).
• Recommended offer: $373k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 6.0% in Garnet — 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 53/100 on livability (#971 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: cost of living D, schools F, crime 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); 515 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $3,726/mo this rent would consume 83% of the median local household income ($54k/yr) (locally 2095% 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 $3k of loan paydown is wiped out by about $12k 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 30 days — a 2% lower offer ($379k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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.
• Current owner paid $250k; list at $385k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $372,646 (3.2% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (median comp): $390,563
• List price: $385,000
• Delta: -1.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16205 Avenida Rambla	0.00mi	4/2.0	1,828 (0%)	1mo	$390,000	$213	99
15900 Avenida Atezada	0.14mi	3/2.0 (-1)	1,837 (+0%)	7mo	$375,000	$204	82
16347 Avenida Atezada	0.09mi	4/2.0	1,702 (-7%)	5mo	$471,500	$277	80
15515 Bubbling Wls	0.34mi	4/2.0	1,721 (-6%)	1mo	$405,000	$235	73
16295 Avenida Atezada	0.07mi	4/2.0	1,567 (-14%)	6mo	$496,000	$317	68
16358 Avenida Gracia	0.20mi	3/2.0 (-1)	1,713 (-6%)	9mo	$489,000	$285	68
15462 Avenida De Cielo	0.73mi	4/2.0	1,747 (-4%)	7mo	$430,000	$246	52
15438 Avenida De Cielo	0.74mi	4/2.0	1,747 (-4%)	10mo	$455,585	$261	50
15315 Avenida Mirola	0.48mi	3/2.0 (-1)	1,584 (-13%)	8mo	$420,000	$265	44
65196 Avenida De Nuves	0.75mi	4/3.0	1,965 (+8%)	9mo	$465,900	$237	41
15402 Avenida De Cielo	0.75mi	4/3.0	1,965 (+8%)	11mo	$535,156	$272	39
15486 Avenida De Cielo	0.72mi	4/3.0	2,096 (+15%)	10mo	$493,766	$236	29

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-35,925
• Equity at exit: $57,405

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $9,940
• Equity at exit: $33,288

Cash invested: $107,800 (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: 515
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,726 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$266 /mo · $3,190/yr
• Insurance: −$160
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$783
• Net cashflow: $376

Break-even live

Break-even rent $3,250

Max offer price $385,000

Occupancy floor 85%

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16087 Bubbling Wells Rd Desert Hot Springs, CA	3.0	2.0	1850	$5,000	$2.70	44d	1	0.09mi
16111 Avenida Ramada Desert Hot Springs, CA	4.0	2.0	1773	$3,000	$1.69	44d	1	0.33mi
15123 Avenida Ramada Desert Hot Springs, CA	4.0	2.0	1745	$3,200	$1.83	18d	1	0.61mi
15300 Palm Dr Desert Hot Springs, CA	3.0	2.0	1458	$2,800	$1.92	44d	1	0.84mi
67968 Whitney Ct Desert Hot Springs, CA	4.0	2.0	1895	$2,600	$1.37	3d	1	1.22mi
14777 Palm Dr Desert Hot Springs, CA	4.0	2.0	1573	$1,995	$1.27	44d	1	1.23mi
13437 Cuando Way Desert Hot Springs, CA	4.0	2.5	1853	$3,200	$1.73	44d	1	1.41mi
66355 Lantana Ln Desert Hot Springs, CA	5.0	5.0	2067	$4,950	$2.39	44d	1	1.41mi
13539 Quinta Way Desert Hot Springs, CA	4.0	2.0	1397	$3,500	$2.51	18d	1	1.44mi

Listing history 16 events

1. 2026-05-08
   status Pending 1101-char remark

   Show marketing remark (1101 chars)

   Step inside to discover a bright, open-concept floor plan filled with natural light, designed for both everyday living and effortless entertaining. Enjoy the comfort of central air and plenty of space for the whole family, with four generously sized bedrooms that offer flexibility for guests, a home office, or growing needs. The kitchen and living areas blend seamlessly, creating a welcoming heart of the home where gatherings come naturally. A full-size garage adds convenience and extra storage. Ideally located, you'll have easy access to downtown Desert Hot Springs, while being just a short drive from the shopping, dining, and energy of Palm Springs. Commuting is simple with nearby freeway access connecting you to surrounding desert cities. Outside, the front yard features low-maintenance desert landscaping, while the backyard offers a blank canvas--ready for you to design the outdoor oasis you've always envisioned. Experience the best of desert living, all within reach of the stunning landscapes of Joshua Tree National Park. Solar lease to be transferred to buyer by close of escrow.

2. 2026-04-04
   listed $385,000 Active 1101-char remark

   Show marketing remark (1101 chars)

   Step inside to discover a bright, open-concept floor plan filled with natural light, designed for both everyday living and effortless entertaining. Enjoy the comfort of central air and plenty of space for the whole family, with four generously sized bedrooms that offer flexibility for guests, a home office, or growing needs. The kitchen and living areas blend seamlessly, creating a welcoming heart of the home where gatherings come naturally. A full-size garage adds convenience and extra storage. Ideally located, you'll have easy access to downtown Desert Hot Springs, while being just a short drive from the shopping, dining, and energy of Palm Springs. Commuting is simple with nearby freeway access connecting you to surrounding desert cities. Outside, the front yard features low-maintenance desert landscaping, while the backyard offers a blank canvas--ready for you to design the outdoor oasis you've always envisioned. Experience the best of desert living, all within reach of the stunning landscapes of Joshua Tree National Park. Solar lease to be transferred to buyer by close of escrow.

3. 2019-07-30
   soldstatus $250,000 Sold 337-char remark

   Show marketing remark (337 chars)

   Come see this 2007 home with 1827 sqft' 4 bedroom 2 bath with Granite in the kitchen and bath rooms with stainless steel stove and dishwasher with a beautiful fire place with high vaulted ceilings through out with a finished garage and don't worry about an energy bill because this home has 32 solar panels, this is a modern family home.

4. 2019-07-29
   soldstatus $250,000
5. 2019-06-13
   historical Backup Offers Accepted 337-char remark

   Show marketing remark (337 chars)

   Come see this 2007 home with 1827 sqft' 4 bedroom 2 bath with Granite in the kitchen and bath rooms with stainless steel stove and dishwasher with a beautiful fire place with high vaulted ceilings through out with a finished garage and don't worry about an energy bill because this home has 32 solar panels, this is a modern family home.

6. 2019-05-10
   price $245,000 337-char remark

   Show marketing remark (337 chars)

   Come see this 2007 home with 1827 sqft' 4 bedroom 2 bath with Granite in the kitchen and bath rooms with stainless steel stove and dishwasher with a beautiful fire place with high vaulted ceilings through out with a finished garage and don't worry about an energy bill because this home has 32 solar panels, this is a modern family home.

7. 2019-02-08
   price $249,900 337-char remark

   Show marketing remark (337 chars)

   Come see this 2007 home with 1827 sqft' 4 bedroom 2 bath with Granite in the kitchen and bath rooms with stainless steel stove and dishwasher with a beautiful fire place with high vaulted ceilings through out with a finished garage and don't worry about an energy bill because this home has 32 solar panels, this is a modern family home.

8. 2019-02-06
   listed $259,000 Active 337-char remark

   Show marketing remark (337 chars)

   Come see this 2007 home with 1827 sqft' 4 bedroom 2 bath with Granite in the kitchen and bath rooms with stainless steel stove and dishwasher with a beautiful fire place with high vaulted ceilings through out with a finished garage and don't worry about an energy bill because this home has 32 solar panels, this is a modern family home.

9. 2017-11-21
   historical Hold
10. 2017-01-14
    listed $235,000 Active
11. 2016-12-31
    historical
12. 2016-08-01
    price $235,000
13. 2016-03-15
    listed $245,000 Active
14. 2007-10-31
    historical
15. 2007-05-04
    listed $359,000
16. 2003-09-25
    soldstatus $21,000

ⓘ 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: $3,190 · $266/mo
• Projected year-2 tax: $3,190 · $266/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 AO · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,718
• − Mortgage interest: −$21,566
• − Property taxes: −$3,190
• − Insurance: −$3,392
• − Repairs & maintenance: −$3,577
• − Management: −$3,577
• − Depreciation: −$11,200
• Taxable loss: −$1,786
• Est. tax savings @ 24.0%: +$429
• After-tax cash flow: $4,945/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 — Garnet

• Score: 53/100
• State rank: #971
• US rank: #24574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garnet, CA
• County: Riverside County · 2,287,001 people
• 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

+1733.3% since first listed

16 events — show timeline

• 2026-05-08 Pending — GPSMLS
• 2026-04-04 Listed $385,000 GPSMLS
• 2019-07-30 Sold (MLS) $250,000 GPSMLS
• 2019-07-29 Sold (Public Records) $250,000 Public Records
• 2019-06-13 Contingent — GPSMLS
• 2019-05-10 Price Changed $245,000 GPSMLS
• 2019-02-08 Price Changed $249,900 GPSMLS
• 2019-02-06 Listed $259,000 GPSMLS
• 2017-11-21 Delisted — GPSMLS
• 2017-01-14 Listed $235,000 GPSMLS
• 2016-12-31 Listing Removed — GPSMLS
• 2016-08-01 Price Changed $235,000 GPSMLS
• 2016-03-15 Listed $245,000 GPSMLS
• 2007-10-31 Listing Removed — GPSMLS
• 2007-05-04 Listed $359,000 GPSMLS
• 2003-09-25 Sold (Public Records) $21,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $3,190 · -2.7% YoY. Source: county tax records.