470 E Avenida Olancha Unit B · Palm Springs, CA 92264

$175,000

3 bd · 5.0 ba · 1,550 sqft · Other · 1 Days on market

Built 1949 8,712 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

New co-ownership opportunity by Pacaso: Own one-eighth of Bacana, a professionally managed, turnkey home. Bacana is a reimagined Palm Springs micro-resort where outdoor gathering spaces meet private retreat living. This one-of-a-kind Pacaso property features five individual casita-style guest suites, each thoughtfully appointed with its own kitchen, bathroom, and dining nook-offering a blend of shared spaces and private accommodations. Designed to embrace indoor-outdoor living, the heart of the property is the expansive outdoor courtyard, anchored by a saltwater pool, spa, and mountain views. The central social space is the spacious cabana, featuring a 10-person dining and seating area and a culinary demonstration kitchen with BBQ, burner cooktop, dishwasher, and sink. Additional features include an outdoor fireplace, industrial fans, ambient lighting, and a recessed flat-screen TV - creating a comfortable setting for outdoor dining and entertaining. Each suite is fully furnished and professionally decorated, providing flexible accommodations across the property. With indoor-outdoor flow, mountain views, and Pacaso's professional property management, owners benefit from a turnkey ownership experience in the Palm Springs area.

Key facts

• Turnkey home
• Cul-de-sac
• Efficient kitchens

Tags

• CO-OWNERSHIP OPPORTUNITY
• TURNKEY HOME
• CUL-DE-SAC
• FULLY FURNISHED DESIGNER ROOMS
• EFFICIENT KITCHENS
• TOP-OF-THE-LINE APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/5.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Cap rate 15.7% 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: schools C-, crime F, cost of living 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 soft (-0.4%/yr); 492 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $3,259/mo this rent would consume 50% of the median local household income ($78k/yr) (locally 1215% 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $49k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 9→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.86% ✓
• Cap rate: 15.66%
• Cash-on-cash: 33.44%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 2.00×
• Total profit: $49,114
• Equity at exit: $26,093

10-year hold

• IRR: 31.1%
• Equity multiple: 3.41×
• Total profit: $118,046
• Equity at exit: $15,131

Cash invested: $49,000 (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: 492
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $3,259 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$684
• Net cashflow: $1,366

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 53%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Paseo Soleado Unit 497 Palm Springs, CA	3.0	2.5	1812	$3,000	$1.66	43d	1	0.08mi
500 Paseo Soleado Unit 485 Palm Springs, CA	2.0	2.5	1712	$2,800	$1.64	43d	1	0.08mi
780 E Palm Canyon Dr #202 Palm Springs, CA	2.0	2.0	1305	$2,950	$2.26	24d	1	0.14mi
1425 Via Soledad Unit 1 Palm Springs, CA	2.0	2.0	1050	$2,500	$2.38	43d	1	0.18mi
1425 Via Soledad Unit 1 Palm Springs, CA	2.0	2.0	1050	$2,500	$2.38	24d	1	0.18mi
1428 S Camino Real Palm Springs, CA	2.0	2.0	1054	$2,300	$2.18	43d	1	0.22mi
791 E Twin Palms Dr Palm Springs, CA	3.0	2.0	1793	$9,700	$5.41	43d	1	0.26mi
965 E Twin Palms Dr Palm Springs, CA	3.0	2.0	1600	$15,000	$9.38	43d	1	0.32mi
1201 Surrey Ln Palm Springs, CA	2.0	2.5	1896	$5,500	$2.90	43d	1	0.38mi
1150 E Palm Canyon Dr #60 Palm Springs, CA	2.0	2.0	1240	$2,595	$2.09	24d	1	0.44mi
722 E San Lorenzo Rd Palm Springs, CA	3.0	1.0–2.0	750	$2,425	$3.23	7d	3	0.46mi
722 E San Lorenzo Rd Unit 02 Palm Springs, CA	3.0	2.0	1200	$2,425	$2.02	3d	1	0.46mi
1947 S Joshua Tree Pl Palm Springs, CA	3.0	2.5	1928	$6,000	$3.11	23d	1	0.48mi
157 Calle Bravo Palm Springs, CA	2.0	3.0	1694	$3,150	$1.86	4d	1	0.50mi
1970 S Joshua Tree Pl Palm Springs, CA	3.0	2.0	1957	$8,175	$4.18	43d	1	0.52mi
1970 S Joshua Tree Pl Palm Springs, CA	3.0	2.0	1957	$8,175	$4.18	14d	1	0.52mi
1486 E Palm Tree Dr Palm Springs, CA	2.0	2.0	1300	$3,000	$2.31	43d	1	0.62mi
251 E La Verne Way Unit F Palm Springs, CA	2.0	2.0	1345	$2,550	$1.90	24d	1	0.70mi
1041 S La Verne Way Palm Springs, CA	2.0	2.0	1325	$2,800	$2.11	24d	1	0.71mi
1423 E San Lorenzo Rd Palm Springs, CA	4.0	2.0	1824	$4,200	$2.30	24d	1	0.75mi
2220 S Calle Palo Fierro #23 Palm Springs, CA	2.0	2.0	1200	$2,995	$2.50	10d	1	0.75mi
451 E Via Carisma #72 Palm Springs, CA	2.0	2.0	1170	$2,200	$1.88	24d	1	0.76mi
1331 S Sunrise Way Palm Springs, CA	3.0	3.0	2160	$7,000	$3.24	43d	1	0.80mi
1111 E Ramon Rd #87 Palm Springs, CA	3.0	2.0	1313	$4,500	$3.43	17d	1	0.83mi
1710 E Sonora Rd Palm Springs, CA	2.0	2.0	1391	$2,800	$2.01	24d	1	0.83mi
250 E San Jose Rd Palm Springs, CA	2.0–3.0	2.0	1187	$2,400	$2.02	43d	2	0.85mi
250 E San Jose Rd #63 Palm Springs, CA	2.0	2.0	1152	$2,400	$2.08	24d	1	0.85mi
1745 Capri Cir Palm Springs, CA	2.0	2.0	1200	$2,495	$2.08	24d	1	0.91mi
1111 E Ramon Rd Palm Springs, CA	2.0–3.0	2.0	1191	$4,500	$3.78	24d	2	0.98mi
1111 E Ramon Rd Palm Springs, CA	2.0–3.0	2.0	1191	$4,500	$3.78	16d	2	0.98mi
453 Village Square E Palm Springs, CA	2.0	2.0	1400	$3,000	$2.14	16d	1	0.99mi
874 Village Square N Palm Springs, CA	2.0	2.0	1680	$3,000	$1.79	18d	1	1.02mi
998 Village Square N Palm Springs, CA	2.0	2.0	1588	$3,000	$1.89	24d	1	1.03mi
1050 E Ramon Rd Palm Springs, CA	2.0	2.0	1253	$3,815	$3.04	43d	2	1.04mi
3000 Cahuilla Hills Dr Palm Springs, CA	3.0	3.0	2120	$7,000	$3.30	43d	1	1.12mi
17 Cahuilla Hills Dr Palm Springs, CA	2.0	2.0	1965	$10,500	$5.34	43d	1	1.13mi
900 E Saturnino Rd Palm Springs, CA	1.0–3.0	1.0–2.0	1020	$2,575	$2.52	1d	6	1.14mi
255 E Avenida Granada #525 Palm Springs, CA	2.0	2.0	1198	$2,195	$1.83	18d	1	1.23mi
255 E Avenida Granada #324 Palm Springs, CA	2.0	2.0	1198	$2,100	$1.75	7d	1	1.23mi
2001 E Camino Parocela Unit D29 Palm Springs, CA	2.0	2.0	1175	$3,900	$3.32	43d	1	1.26mi

Listing history 2 events

1. 2026-06-17
   statusdays on marketlisting id $175,000 Active 1 DOM
2. 2026-03-12
   listed $175,000 Active 1245-char remark

   Show marketing remark (1245 chars)

   New co-ownership opportunity by Pacaso: Own one-eighth of Bacana, a professionally managed, turnkey home. Bacana is a reimagined Palm Springs micro-resort where outdoor gathering spaces meet private retreat living. This one-of-a-kind Pacaso property features five individual casita-style guest suites, each thoughtfully appointed with its own kitchen, bathroom, and dining nook-offering a blend of shared spaces and private accommodations. Designed to embrace indoor-outdoor living, the heart of the property is the expansive outdoor courtyard, anchored by a saltwater pool, spa, and mountain views. The central social space is the spacious cabana, featuring a 10-person dining and seating area and a culinary demonstration kitchen with BBQ, burner cooktop, dishwasher, and sink. Additional features include an outdoor fireplace, industrial fans, ambient lighting, and a recessed flat-screen TV - creating a comfortable setting for outdoor dining and entertaining. Each suite is fully furnished and professionally decorated, providing flexible accommodations across the property. With indoor-outdoor flow, mountain views, and Pacaso's professional property management, owners benefit from a turnkey ownership experience in the Palm Springs area.

ⓘ 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 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 · 26 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: $39,113
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$3,129
• − Management: −$3,129
• − Depreciation: −$5,091
• Taxable income: $14,462
• Est. tax owed @ 24.0%: −$3,471
• After-tax cash flow: $12,916/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

• 2026-03-12 Listed $175,000 GPSMLS