415 Ginger Dr · Palm Springs, CA 92264

$275,000

2 bd · 2.0 ba · 840 sqft · Manufactured · 143 Days on market

Built 2020 Good condition $327/sqft · at area comps Est $271k · at est. ↓ 5% since listing

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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 +15.5/30.0
• ARV discount +6.8/15.0
• DSCR +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Schools +2.7/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Offered turn-key furnished, this home's decor is quintessential Palm Springs and move-in ready. Located on a quiet street within the iconic Palm Springs Mobile Club, this thoughtfully landscaped home offers privacy without compromising spectacular mountain views. Leaning into the sought after mid-century modern design, the home delivers bright, efficient, low-maintenance desert living. Highlights include soaring 9-foot ceilings and clerestory windows that flood the space with natural light. The well-appointed galley kitchen is both stylish and functional. The primary suite features mirrored closets, an ensuite bath with a walk-in shower, and direct access to the outdoors. An expansive extended deck invites seamless indoor-outdoor living ideal for hosting or just relaxing under the desert sky. The fully enclosed yard is thoughtfully designed with outdoor curtains for year-round sun control and raised garden containers for effortless desert gardening, a perfect space for both entertaining and pampered pets. Palm Springs Mobile Club is a vibrant and welcoming community rich in amenities, including two dog parks, a pool and spa, fitness center, a clubhouse with dance hall and game room, billiards, shuffleboard, BBQ area, and fire pit, all embracing an exceptional Palm Springs lifestyle.

Key facts

• Galley kitchen
• Ensuite bath
• Clerestory windows

Tags

• MOUNTAIN VIEWS
• MID-CENTURY MODERN DESIGN
• 9-FOOT CEILINGS
• CLERESTORY WINDOWS
• GALLEY KITCHEN
• ENSUITE BATH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $110 ($1k/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 $226k (17.9% below list).
• Recommended offer: $226k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.7% in Palm Springs — 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 66/100 on livability (#348 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: crime F, cost of living F, health & safety 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: Cahuilla Elementary (421 students, 93% FRL); Raymond Cree Middle (708 students, 98% FRL); Palm Springs High (math 30% / reading 51%, grade F, #508 of 1,170 statewide, top 44%, 1,584 students, 97% FRL) — zoned schools average 96% FRL vs 73% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.4%/yr); 498 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 35% of the median local income ($78k/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 $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 143 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 9→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,648 (17.9% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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: 0.82% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (median comp): $270,794
• List price: $275,000
• Delta: 1.55%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 Hila Ln	0.13mi	2/2.0	840 (0%)	4mo	$288,000	$343	91
157 Caravan St	0.07mi	2/1.0	860 (+2%)	2mo	$255,000	$297	87
134 Pali Dr	0.26mi	2/2.0	840 (0%)	8mo	$290,000	$345	82
226 Lei Dr	0.15mi	2/2.0	800 (-5%)	5mo	$235,000	$294	81
256 Lei Dr	0.27mi	2/2.0	880 (+5%)	0mo	$295,000	$335	79
351 Lei Dr	0.24mi	2/2.0	840 (0%)	12mo	$280,000	$333	79
112 Pali Dr	0.15mi	2/2.0	800 (-5%)	8mo	$275,000	$344	78
240 Lei Dr	0.21mi	2/2.0	900 (+7%)	13mo	$308,000	$342	68
339 Lei Dr	0.20mi	2/2.0	800 (-5%)	18mo	$315,000	$394	67
90 Caravan St	0.26mi	2/2.0	960 (+14%)	2mo	$280,000	$292	63
81 Caravan	0.18mi	1/2.0 (-1)	900 (+7%)	18mo	$162,500	$181	59
70 Nile St	0.25mi	1/1.0 (-1)	900 (+7%)	10mo	$160,000	$178	59

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.42×
• Total profit: $-44,298
• Equity at exit: $41,003

10-year hold

• IRR: -14.3%
• Equity multiple: 0.28×
• Total profit: $-55,569
• Equity at exit: $23,777

Cash invested: $77,000 (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 92264

• Rents YoY: -0.4%
• Active inventory: 498
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,256 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$116 /mo · $1,395/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $110

Break-even live

Break-even rent $2,118

Max offer price $275,000

Occupancy floor 90%

Sensitivity live

Price	-10% $265	-5% $187	+0% $110	+5% $32	+10% $-46
Rent	-10% $-69	-5% $20	+0% $110	+5% $199	+10% $288
Rate	-1.0pp $248	-0.5pp $180	base $110	+0.5pp $38	+1.0pp $-34

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 S Palm Canyon Dr #42 Palm Springs, CA	2.0	2.0	1024	$2,500	$2.44	46d	1	0.18mi
120 Pali Dr Palm Springs, CA	2.0	2.0	835	$2,200	$2.63	24d	1	0.19mi
1674 Via Salida Unit 3 Palm Springs, CA	1.0	1.0	550	$1,650	$3.00	17d	1	0.21mi
1950 S Palm Canyon Dr Palm Springs, CA	1.0–2.0	1.0–2.0	902	$2,645	$2.93	4d	3	0.24mi
1950 S Palm Canyon Dr Palm Springs, CA	1.0–2.0	1.0–2.0	902	$2,500	$2.77	46d	2	0.24mi
1111 E Palm Canyon Dr Palm Springs, CA	1.0	1.0	525	$2,525	$4.81	26d	2	0.33mi
1425 Via Soledad Unit 1 Palm Springs, CA	2.0	2.0	1050	$2,500	$2.38	26d	1	0.41mi
1425 Via Soledad Unit 1 Palm Springs, CA	2.0	2.0	1050	$2,500	$2.38	46d	1	0.41mi
1428 S Camino Real Palm Springs, CA	2.0	2.0	1054	$2,300	$2.18	46d	1	0.43mi
1400 E Palm Canyon Dr Unit 113 Palm Springs, CA	1.0	1.0	800	$1,995	$2.49	46d	1	0.63mi
1530 E Palm Canyon Dr Unit 209 Palm Springs, CA	2.0	2.0	740	$2,595	$3.51	5d	1	0.68mi
777 E San Lorenzo Rd Unit 3 Palm Springs, CA	1.0	1.0	550	$1,765	$3.21	20d	1	0.71mi
722 E San Lorenzo Rd Palm Springs, CA	3.0	1.0–2.0	750	$2,015	$2.69	10d	3	0.73mi
1655 E Palm Canyon Dr Palm Springs, CA	1.0	1.0	755	$2,000	$2.65	10d	3	0.74mi
1655 E Palm Canyon Dr Palm Springs, CA	1.0	1.0	755	$2,122	$2.81	46d	3	0.74mi
1655 E Palm Canyon Dr Palm Springs, CA	1.0	1.0	755	$2,350	$3.11	26d	2	0.74mi
671 S Riverside Dr Unit 6 Palm Springs, CA	2.0	2.0	900	$1,985	$2.21	26d	1	0.76mi
788 N Riverside Dr Palm Springs, CA	1.0	1.0	725	$1,648	$2.27	46d	1	0.84mi
594 Calle Abronia S Unit 03 Palm Springs, CA	2.0	2.0	662	$1,895	$2.86	46d	1	1.05mi
585 Calle Abronia S Unit B Palm Springs, CA	1.0	1.0	750	$2,100	$2.80	46d	1	1.05mi
583 Calle Abronia S Unit A Palm Springs, CA	2.0	1.0	760	$2,299	$3.02	46d	1	1.06mi
620 S Thornhill Rd Unit 3 Palm Springs, CA	2.0	1.0	700	$1,985	$2.84	26d	1	1.14mi
620 S Thornhill Rd Unit 6 Palm Springs, CA	1.0	1.0	656	$1,765	$2.69	26d	1	1.14mi
1111 E Ramon Rd Palm Springs, CA	2.0–3.0	2.0	1191	$2,800	$2.35	19d	2	1.23mi
1111 E Ramon Rd Palm Springs, CA	2.0–3.0	2.0	1191	$2,000	$1.68	26d	2	1.23mi
1050 E Ramon Rd Palm Springs, CA	2.0	2.0	1135	$3,264	$2.88	1d	3	1.29mi
300 S Calle El Segundo Palm Springs, CA	1.0–2.0	1.0	554	$1,671	$3.02	5d	1	1.40mi
900 E Saturnino Rd Palm Springs, CA	1.0–3.0	1.0–2.0	1020	$2,222	$2.18	0d	6	1.41mi
280 S Avenida Caballeros #129 Palm Springs, CA	1.0	1.5	767	$1,699	$2.22	26d	1	1.47mi

Listing history 17 events

1. 2026-06-21
   days on market $275,000 Active 143 DOM
2. 2026-06-18
   days on market $275,000 Active 140 DOM
3. 2026-06-17
   days on market $275,000 Active 139 DOM
4. 2026-06-16
   days on market $275,000 Active 138 DOM
5. 2026-06-15
   days on market $275,000 Active 137 DOM
6. 2026-06-13
   days on market $275,000 Active 135 DOM
7. 2026-06-13
   days on market $275,000 Active 134 DOM
8. 2026-06-09
   days on market $275,000 Active 131 DOM
9. 2026-06-08
   days on market $275,000 Active 130 DOM
10. 2026-06-07
    days on market $275,000 Active 129 DOM
11. 2026-06-04
    days on market $275,000 Active 126 DOM
12. 2026-06-03
    days on market $275,000 Active 125 DOM
13. 2026-06-02
    days on market $275,000 Active 124 DOM
14. 2026-06-01
    days on market $275,000 Active 123 DOM
15. 2026-05-31
    days on market $275,000 Active 122 DOM
16. 2026-04-15
    price $275,000 1303-char remark

    Show marketing remark (1303 chars)

    Offered turn-key furnished, this home's decor is quintessential Palm Springs and move-in ready. Located on a quiet street within the iconic Palm Springs Mobile Club, this thoughtfully landscaped home offers privacy without compromising spectacular mountain views. Leaning into the sought after mid-century modern design, the home delivers bright, efficient, low-maintenance desert living. Highlights include soaring 9-foot ceilings and clerestory windows that flood the space with natural light. The well-appointed galley kitchen is both stylish and functional. The primary suite features mirrored closets, an ensuite bath with a walk-in shower, and direct access to the outdoors. An expansive extended deck invites seamless indoor-outdoor living ideal for hosting or just relaxing under the desert sky. The fully enclosed yard is thoughtfully designed with outdoor curtains for year-round sun control and raised garden containers for effortless desert gardening, a perfect space for both entertaining and pampered pets. Palm Springs Mobile Club is a vibrant and welcoming community rich in amenities, including two dog parks, a pool and spa, fitness center, a clubhouse with dance hall and game room, billiards, shuffleboard, BBQ area, and fire pit, all embracing an exceptional Palm Springs lifestyle.

17. 2026-01-28
    listed $288,000 Active 1303-char remark

    Show marketing remark (1303 chars)

    Offered turn-key furnished, this home's decor is quintessential Palm Springs and move-in ready. Located on a quiet street within the iconic Palm Springs Mobile Club, this thoughtfully landscaped home offers privacy without compromising spectacular mountain views. Leaning into the sought after mid-century modern design, the home delivers bright, efficient, low-maintenance desert living. Highlights include soaring 9-foot ceilings and clerestory windows that flood the space with natural light. The well-appointed galley kitchen is both stylish and functional. The primary suite features mirrored closets, an ensuite bath with a walk-in shower, and direct access to the outdoors. An expansive extended deck invites seamless indoor-outdoor living ideal for hosting or just relaxing under the desert sky. The fully enclosed yard is thoughtfully designed with outdoor curtains for year-round sun control and raised garden containers for effortless desert gardening, a perfect space for both entertaining and pampered pets. Palm Springs Mobile Club is a vibrant and welcoming community rich in amenities, including two dog parks, a pool and spa, fitness center, a clubhouse with dance hall and game room, billiards, shuffleboard, BBQ area, and fire pit, all embracing an exceptional Palm Springs lifestyle.

ⓘ 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: $1,395 · $116/mo
• Projected year-2 tax: $2,090 · $174/mo
• Expected delta: +$695/yr (+$58/mo · 49.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 9 d/yr ≥110°F today · 27 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,078
• − Mortgage interest: −$15,404
• − Property taxes: −$1,395
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,166
• − Management: −$2,166
• − Depreciation: −$8,000
• Taxable loss: −$3,429
• Est. tax savings @ 24.0%: +$823
• After-tax cash flow: $2,139/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 None rehab

This move-in ready, well-maintained manufactured home offers a bright, efficient, and low-maintenance desert living experience. It is in good condition with minimal repairs needed and several updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Paint exterior — Fresh paint can enhance curb appeal and value
• Both Replace outdoor cushions — Weathered cushions can detract from the home's appeal
• Both Upgrade outdoor lighting — Modern lighting can enhance curb appeal and safety
• Both Add privacy screens — Privacy screens can enhance the home's appeal and value
• Both Upgrade flooring in bathrooms — Updated flooring can enhance the home's appeal and value
• Both Upgrade countertops in kitchen — Updated countertops can enhance the home's appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint can enhance curb appeal and value ↑
• Both Replace outdoor cushions — Weathered cushions can detract from the home's appeal ↑
• Both Upgrade outdoor lighting — Modern lighting can enhance curb appeal and safety ↑
• Both Add privacy screens — Privacy screens can enhance the home's appeal and value ↑
• Both Upgrade flooring in bathrooms — Updated flooring can enhance the home's appeal and value ↑
• Both Upgrade countertops in kitchen — Updated countertops can enhance the home's appeal and value ↑

ⓘ 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: 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 — Palm Springs

• Score: 66/100
• State rank: #348
• US rank: #11850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, CA
• County: Riverside County · 2,287,001 people
• City population: 46,786
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 19,899
• Household income: $77,688
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1215.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 12% Asian 6% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 13% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -489.04%
• Current HPI: 357.0969
• Rent YoY: ▼ -0.43%
• 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

-4.5% since first listed

2 events — show timeline

• 2026-04-15 Price Changed $275,000 TheMLS
• 2026-01-28 Listed $288,000 TheMLS

Property tax history

+5.4%/yr

Latest (2025): $1,395 · -2.1% YoY. Source: county tax records.