305 Kona Ln · Palm Springs, CA 92264

$224,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 25 Days on market

Manufactured home Built 2005 Est $289k · 22% under

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Why this score? — see what drove the B 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 305 Kona. Priced at $224,000, the home is ready for you to make it all yours. An incredible value in Palm Canyon Mobile Club with 1,512 sq. ft. ($148 per sq. ft. ). Newly built in 2004, the double wide house sits close to all of the park amenities, heated pool, spa, dog park and fitness center! The home boasts a large primary suite with an en-suite bathroom featuring a garden tub and separate shower, plus a walk in closet. There are two more bedrooms with large closets separating them from sharing walls with each other, a very clever a private floor plan. A second full bath with a shower/tub separates the primary and guest bedroom. The spacious layout includes a flexible third be

Key facts

• Dog park
• Fitness center
• Spa

Tags

• HEATED POOL
• SPA
• DOG PARK
• FITNESS CENTER
• GARDEN TUB
• WALK IN CLOSET

Property features AI

Finance

• Other: Located in a 229-unit community (Palm Canyon Mobile Club)
• Financial info: Property is in a leased land arrangement (land lease); Manager approval required for lease/park; Land lease amount listed (annual)
• HOA & community: Community amenities include pool, spa, fitness center, gated access, association barbecue, and sports courts; Association pet rules apply

Exterior

• Parking: Carport; 2 total parking spaces (2 covered)
• Security: Gated community
• Utilities: Water and trash collection included in rent/land lease
• Home design: Residential mobile home; Single-story; Faces east; Located in a leased park (Palm Canyon Mobile Club)
• Construction: Mobile home construction
• Exterior features: Composition roof; Community pool; Community spa; Gated community; Association barbecue; Other community courts; Fitness center; BLM/National Forest nearby lot location

Interior

• Kitchen: Dishwasher; Range/oven; Microwave; Refrigerator
• Bedrooms: Den (extra living/office space)
• Flooring: Carpeted floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central cooling
• Interior features: Den/office; Ceiling fan; Has view of hills
• Laundry & utility: In-unit laundry area with washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $224k.

Deal economics

• At list price, monthly cash flow is $809 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $224k).
• Recommended offer: $221k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 40 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 42% 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 $7k 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 25 days — a 2% lower offer ($221k) 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 $220,640 (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. 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?
3. 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.
4. 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.
5. 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: 1.20% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.48%
• DSCR: 1.69
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $288,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
234 Lei Dr	0.19mi	2/2.0 (-1)	1,456 (-4%)	3mo	$125,000	$86	78
315 Kona Ln	0.04mi	2/2.0 (-1)	1,320 (-13%)	0mo	$215,000	$163	72
3 Bali Dr	0.14mi	2/2.0 (-1)	1,440 (-5%)	13mo	$420,000	$292	70
267 Araby St	0.33mi	2/2.0 (-1)	1,440 (-5%)	2mo	$170,500	$118	70
317 Kona Ln	0.05mi	3/2.0	1,344 (-11%)	12mo	$325,000	$242	69
15 Tiki Dr	0.16mi	2/2.0 (-1)	1,440 (-5%)	16mo	$240,000	$167	66
2 Bali Dr	0.18mi	2/2.0 (-1)	1,440 (-5%)	16mo	$470,000	$326	65
252 Suez St	0.34mi	2/2.0 (-1)	1,440 (-5%)	10mo	$275,000	$191	63
406 Kona Ln	0.02mi	2/2.0 (-1)	1,344 (-11%)	21mo	$280,000	$208	58
633 Cameo Dr	0.68mi	2/2.0 (-1)	1,440 (-5%)	1mo	$270,000	$188	55
527 Jade Ln	0.68mi	2/2.0 (-1)	1,440 (-5%)	4mo	$360,000	$250	52
511 Jade Ln	0.64mi	3/2.0	1,700 (+12%)	20mo	$295,000	$174	33

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $7,223
• Equity at exit: $33,399

10-year hold

• IRR: 9.8%
• Equity multiple: 1.66×
• Total profit: $41,675
• Equity at exit: $19,367

Cash invested: $62,720 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,699 high
• Mortgage (P&I): −$1,175
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$93
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $809

Break-even live

Break-even rent $1,675

Max offer price $224,000

Occupancy floor 65%

Sensitivity live

Price	-10% $936	-5% $872	+0% $809	+5% $746	+10% $682
Rent	-10% $596	-5% $702	+0% $809	+5% $916	+10% $1,022
Rate	-1.0pp $922	-0.5pp $866	base $809	+0.5pp $751	+1.0pp $692

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
791 E Twin Palms Dr Palm Springs, CA	3.0	2.0	1793	$9,700	$5.41	46d	1	0.15mi
500 Paseo Soleado Unit 485 Palm Springs, CA	2.0	2.5	1712	$2,800	$1.64	46d	1	0.20mi
500 Paseo Soleado Unit 497 Palm Springs, CA	3.0	2.5	1812	$3,000	$1.66	46d	1	0.20mi
780 E Palm Canyon Dr #202 Palm Springs, CA	2.0	2.0	1305	$2,950	$2.26	26d	1	0.22mi
965 E Twin Palms Dr Palm Springs, CA	3.0	2.0	1600	$15,000	$9.38	46d	1	0.25mi
157 Calle Bravo Palm Springs, CA	2.0	3.0	1694	$2,950	$1.74	1d	1	0.26mi
1947 S Joshua Tree Pl Palm Springs, CA	3.0	2.5	1928	$6,000	$3.11	26d	1	0.26mi
1970 S Joshua Tree Pl Palm Springs, CA	3.0	2.0	1957	$8,175	$4.18	46d	1	0.31mi
1970 S Joshua Tree Pl Palm Springs, CA	3.0	2.0	1957	$8,175	$4.18	17d	1	0.31mi
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
251 E La Verne Way Unit F Palm Springs, CA	2.0	2.0	1345	$2,550	$1.90	26d	1	0.43mi
451 E Via Carisma #72 Palm Springs, CA	2.0	2.0	1170	$2,200	$1.88	26d	1	0.48mi
2220 S Calle Palo Fierro #23 Palm Springs, CA	2.0	2.0	1200	$2,995	$2.50	13d	1	0.48mi
1150 E Palm Canyon Dr #60 Palm Springs, CA	2.0	2.0	1240	$2,595	$2.09	26d	1	0.49mi
1041 S La Verne Way Palm Springs, CA	2.0	2.0	1325	$2,800	$2.11	26d	1	0.50mi
1201 Surrey Ln Palm Springs, CA	2.0	2.5	1896	$5,500	$2.90	46d	1	0.51mi
250 E San Jose Rd #63 Palm Springs, CA	2.0	2.0	1152	$2,400	$2.08	26d	1	0.59mi
250 E San Jose Rd Palm Springs, CA	2.0–3.0	2.0	1187	$2,400	$2.02	46d	2	0.59mi
1486 E Palm Tree Dr Palm Springs, CA	2.0	2.0	1300	$3,000	$2.31	46d	1	0.66mi
722 E San Lorenzo Rd Palm Springs, CA	3.0	1.0–2.0	750	$2,425	$3.23	10d	3	0.73mi
722 E San Lorenzo Rd Unit 02 Palm Springs, CA	3.0	2.0	1200	$2,425	$2.02	6d	1	0.73mi
3000 Cahuilla Hills Dr Palm Springs, CA	3.0	3.0	2120	$7,000	$3.30	46d	1	0.85mi
17 Cahuilla Hills Dr Palm Springs, CA	2.0	2.0	1965	$10,500	$5.34	46d	1	0.87mi
1331 S Sunrise Way Palm Springs, CA	3.0	3.0	2160	$7,000	$3.24	46d	1	0.91mi
1710 E Sonora Rd Palm Springs, CA	2.0	2.0	1391	$2,800	$2.01	26d	1	0.93mi
1423 E San Lorenzo Rd Palm Springs, CA	4.0	2.0	1824	$4,200	$2.30	26d	1	0.94mi
255 E Avenida Granada #324 Palm Springs, CA	2.0	2.0	1198	$2,100	$1.75	10d	1	0.95mi
255 E Avenida Granada #525 Palm Springs, CA	2.0	2.0	1198	$2,195	$1.83	20d	1	0.95mi
1745 Capri Cir Palm Springs, CA	2.0	2.0	1200	$2,495	$2.08	26d	1	0.96mi
2600 S Palm Canyon Dr Palm Springs, CA	2.0	1.5–2.0	1392	$2,700	$1.94	13d	2	1.05mi
1111 E Ramon Rd #87 Palm Springs, CA	3.0	2.0	1313	$4,500	$3.43	19d	1	1.07mi
2727 S Sierra Madre #5 Palm Springs, CA	2.0	2.5	1616	$3,100	$1.92	46d	1	1.13mi
1111 E Ramon Rd Palm Springs, CA	2.0–3.0	2.0	1191	$4,500	$3.78	26d	2	1.23mi
1111 E Ramon Rd Palm Springs, CA	2.0–3.0	2.0	1191	$4,500	$3.78	19d	2	1.23mi
520 E Murray Canyon Dr Palm Springs, CA	1.0–3.0	2.0–2.5	1885	$3,295	$1.75	0d	1	1.24mi
453 Village Square E Palm Springs, CA	2.0	2.0	1400	$3,000	$2.14	19d	1	1.26mi
1050 E Ramon Rd Palm Springs, CA	2.0	2.0	1253	$3,815	$3.04	46d	2	1.29mi
1050 E Ramon Rd Palm Springs, CA	2.0	2.0	1135	$3,264	$2.88	1d	3	1.29mi

Listing history 17 events

1. 2026-06-22
   days on market $224,000 Active 25 DOM
2. 2026-06-21
   days on market $224,000 Active 24 DOM
3. 2026-06-18
   days on market $224,000 Active 21 DOM
4. 2026-06-17
   days on market $224,000 Active 20 DOM
5. 2026-06-16
   days on market $224,000 Active 19 DOM
6. 2026-06-15
   days on market $224,000 Active 18 DOM
7. 2026-06-13
   days on market $224,000 Active 16 DOM
8. 2026-06-13
   days on market $224,000 Active 15 DOM
9. 2026-06-09
   days on market $224,000 Active 12 DOM
10. 2026-06-08
    days on market $224,000 Active 11 DOM
11. 2026-06-07
    days on market $224,000 Active 10 DOM
12. 2026-06-04
    days on market $224,000 Active 7 DOM
13. 2026-06-03
    days on market $224,000 Active 6 DOM
14. 2026-06-02
    days on market $224,000 Active 5 DOM
15. 2026-06-01
    days on market $224,000 Active 4 DOM
16. 2026-05-31
    days on market $224,000 Active 3 DOM
17. 2026-05-27
    listed $224,000 Active

ⓘ 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: $663 · $55/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$1,040/yr (+$87/mo · 156.9%)

ⓘ 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: $32,389
• − Mortgage interest: −$12,547
• − Property taxes: −$663
• − Insurance: −$1,120
• − Repairs & maintenance: −$2,591
• − Management: −$2,591
• − Depreciation: −$6,516
• Taxable income: $6,360
• Est. tax owed @ 24.0%: −$1,526
• After-tax cash flow: $8,182/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 — 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

1 event — show timeline

• 2026-05-27 Listed $224,000 TheMLS

Property tax history

-3.2%/yr

Latest (2025): $663 · +0.8% YoY. Source: county tax records.