77955 Calle Las Brisas S · Palm Desert, CA 92211

$795

2 bd · 2.0 ba · 800 sqft · Timeshare · 578 Days on market

Built 1995 $1/sqft · 100% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.8/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You are purchasing a timeshare that is a floating week. Property taxes and yearly maintenance fees have been paid for 2026. You may use the property after closing.

Key facts

• Community pool
• Built 1995
• Listed 577 days

Tags

• FLOATING WEEK TIMESHARE
• PROPERTY TAXES PAID FOR 2025
• YEARLY MAINTENANCE FEE PAID

🏷️ Possibly a rental listed for sale. The $795 price doesn't fit this home's estimated sale value (~$369,888) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath timeshare listed at $795.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $795).
• Recommended offer: $699 (12.1% below list) — sets the bar for market timing.
• Cap rate 2965.1% vs local median 3.5% in Palm Desert — 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 51/100 on livability (#1,050 in CA) — a working-class tenant base; expect higher turnover. Strengths: schools A-, employment B+, housing B; Watch: crime D, amenities F, commute F.
• Desert Sands Unified (suburban): math 31% / reading 56% proficiency, ranked #199 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.3%/yr); 635 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 34% of the median local income ($88k/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 $5 of loan paydown is wiped out by about $24 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 $223 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 578 days — a 12% lower offer ($699) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y ago; this cycle's ask has dropped $1k (60%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $699 (12.1% below list)

Questions for the listing agent

1. It's been on market 578 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 312.99% ✓
• Cap rate: 2965.13%
• Cash-on-cash: 10567.28%
• DSCR: 471.18
• GRM: 0.0

CMA / ARV

• ARV (median comp): $369,888
• List price: $795
• Delta: -99.79%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 528.69×
• Total profit: $117,465
• Equity at exit: $119

10-year hold

• IRR: —
• Equity multiple: 1056.79×
• Total profit: $235,020
• Equity at exit: $69

Cash invested: $223 (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 92211

• Rents YoY: -0.3%
• Active inventory: 635

Monthly cashflow live

• Estimated rent: $2,488 high
• Mortgage (P&I): −$4
• Tax est. 1.5%: −$1 /mo · $12/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $1,960

Break-even live

Break-even rent $7

Max offer price $795

Occupancy floor 16%

Sensitivity live

Price	-10% $1,961	-5% $1,961	+0% $1,960	+5% $1,960	+10% $1,960
Rent	-10% $1,764	-5% $1,862	+0% $1,960	+5% $2,059	+10% $2,157
Rate	-1.0pp $1,961	-0.5pp $1,960	base $1,960	+0.5pp $1,960	+1.0pp $1,960

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: $199
• Closing costs: $24
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78069 Cobalt Ct La Quinta, CA	1.0	1.0	763	$3,500	$4.59	19d	1	0.22mi
78149 Indigo Dr La Quinta, CA	1.0	1.5	763	$2,300	$3.01	19d	1	0.25mi
78167 Crimson Ct La Quinta, CA	1.0	1.0	763	$2,180	$2.86	22d	1	0.31mi
78301 Terra Cotta Ct La Quinta, CA	2.0	2.0	926	$2,200	$2.38	17d	1	0.42mi
43065 Washington St Palm Desert, CA	2.0	2.0	950	$2,000	$2.11	5d	1	0.42mi
43065 Washington St Unit 14 Palm Desert, CA	2.0	2.0	975	$2,100	$2.15	11d	1	0.42mi
43100 Palm Royale Dr La Quinta, CA	1.0–2.0	1.0–2.0	921	$2,495	$2.71	0d	8	0.44mi
78435 Magenta Dr La Quinta, CA	2.0	2.0	912	$3,500	$3.84	6d	1	0.55mi
77901 Dudley Dr Palm Desert, CA	2.0	1.5	950	$1,975	$2.08	5d	1	0.57mi
42780 Washington St Bermuda Dunes, CA	2.0	2.0	1020	$1,750	$1.72	44d	1	0.61mi
78490 Via Palomino Unit 101 La Quinta, CA	1.0	1.0	560	$1,800	$3.21	44d	1	0.65mi
77845 California Dr Unit D2 Palm Desert, CA	1.0	1.0	750	$1,950	$2.60	44d	1	0.71mi
77845 California Dr Unit D2 Palm Desert, CA	1.0	1.0	750	$1,800	$2.40	6d	1	0.71mi
77835 California Dr Unit C1 Palm Desert, CA	1.0	1.0	750	$1,700	$2.27	21d	1	0.71mi
77805 California Dr Palm Desert, CA	1.0	1.0	750	$1,500	$2.00	25d	1	0.72mi
77380 Minnesota Ave Palm Desert, CA	2.0	2.0	1064	$2,750	$2.58	44d	1	0.98mi
42680 Wisconsin Ave Palm Desert, CA	2.0	1.5	1064	$2,400	$2.26	44d	1	1.10mi
78601 Avenue 42 Unit B Bermuda Dunes, CA	2.0	2.0	1100	$2,195	$2.00	21d	1	1.15mi
78601 Avenue 42 Unit A Bermuda Dunes, CA	2.0	2.0	1100	$2,195	$2.00	15d	1	1.15mi
41773 Preston Trl Palm Desert, CA	2.0	2.0	1091	$6,000	$5.50	44d	1	1.19mi
77179 Pauma Valley Way Palm Desert, CA	2.0	2.0	940	$3,200	$3.40	25d	1	1.30mi
78650 Ave 42 Bermuda Dunes, CA	2.0	2.0	960	$2,080	$2.17	6d	1	1.32mi
42205 Adams St Unit 4 Bermuda Dunes, CA	1.0	1.0	1000	$1,995	$2.00	44d	1	1.35mi
41691 Kansas St Palm Desert, CA	2.0	2.0	1091	$5,000	$4.58	44d	1	1.40mi
78650 Avenue 42 #616 Bermuda Dunes, CA	2.0	2.0	960	$2,500	$2.60	44d	1	1.41mi
78650 Avenue 42 #505 Bermuda Dunes, CA	1.0	1.0	760	$1,900	$2.50	25d	1	1.42mi
78225 Cabrillo Ln #105 Indian Wells, CA	1.0	2.0	864	$3,500	$4.05	44d	1	1.44mi
78255 Cabrillo Ln Indian Wells, CA	1.0	2.0	864	$2,800	$3.24	3d	1	1.45mi
78155 Cabrillo Ln #37 Indian Wells, CA	1.0	1.0	576	$3,500	$6.08	44d	1	1.46mi
78200 Cortez Ln #149 Indian Wells, CA	1.0	1.0	576	$2,200	$3.82	44d	1	1.47mi
78650 Avenue 42 #901 Bermuda Dunes, CA	2.0	2.0	960	$2,350	$2.45	6d	1	1.48mi
78130 Cortez Ln Indian Wells, CA	1.0–2.0	1.0–2.0	874	$3,500	$4.00	44d	2	1.48mi

Listing history 36 events

1. 2026-06-21
   days on market $795 Active 578 DOM
2. 2026-06-18
   days on market $795 Active 575 DOM
3. 2026-06-17
   days on market $795 Active 574 DOM
4. 2026-06-16
   days on market $795 Active 573 DOM
5. 2026-06-15
   days on market $795 Active 572 DOM
6. 2026-06-13
   days on market $795 Active 570 DOM
7. 2026-06-09
   days on market $795 Active 566 DOM
8. 2026-06-08
   days on market $795 Active 565 DOM
9. 2026-06-07
   days on market $795 Active 564 DOM
10. 2026-06-04
    days on market $795 Active 561 DOM
11. 2026-06-03
    days on market $795 Active 560 DOM
12. 2026-06-02
    days on market $795 Active 559 DOM
13. 2026-06-01
    days on market $795 Active 558 DOM
14. 2026-05-31
    days on market $795 Active 557 DOM
15. 2025-11-17
    status Active 164-char remark

    Show marketing remark (164 chars)

    You are purchasing a timeshare that is a floating week. Property taxes and yearly maintenance fees have been paid for 2026. You may use the property after closing.

16. 2025-11-17
    price $795 164-char remark

    Show marketing remark (164 chars)

    You are purchasing a timeshare that is a floating week. Property taxes and yearly maintenance fees have been paid for 2026. You may use the property after closing.

17. 2025-11-02
    historical 164-char remark

    Show marketing remark (164 chars)

    You are purchasing a timeshare that is a floating week. Property taxes and yearly maintenance fees have been paid for 2026. You may use the property after closing.

18. 2025-05-06
    price $995 164-char remark

    Show marketing remark (164 chars)

    You are purchasing a timeshare that is a floating week. Property taxes and yearly maintenance fees have been paid for 2026. You may use the property after closing.

19. 2025-04-23
    price $1,295 164-char remark

    Show marketing remark (164 chars)

    You are purchasing a timeshare that is a floating week. Property taxes and yearly maintenance fees have been paid for 2026. You may use the property after closing.

20. 2025-03-28
    price $1,495 164-char remark

    Show marketing remark (164 chars)

    You are purchasing a timeshare that is a floating week. Property taxes and yearly maintenance fees have been paid for 2026. You may use the property after closing.

21. 2025-02-04
    price $1,995 164-char remark

    Show marketing remark (164 chars)

    You are purchasing a timeshare that is a floating week. Property taxes and yearly maintenance fees have been paid for 2026. You may use the property after closing.

22. 2024-11-05
    listed $2,000 Active 164-char remark

    Show marketing remark (164 chars)

    You are purchasing a timeshare that is a floating week. Property taxes and yearly maintenance fees have been paid for 2026. You may use the property after closing.

23. 2015-05-31
    historical
24. 2015-03-28
    listed $1,900 Active
25. 2011-12-01
    historical
26. 2011-05-31
    price $2,290
27. 2010-11-02
    price $2,590
28. 2010-08-26
    price $2,990
29. 2010-02-01
    listed $3,490 Active
30. 2010-01-01
    historical
31. 2009-11-10
    price $2,990
32. 2009-08-18
    listed $3,900 Active
33. 2007-11-01
    historical
34. 2007-10-30
    listed $10,000
35. 2002-09-01
    historical
36. 2001-09-23
    listed $3,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,859
• − Mortgage interest: −$45
• − Property taxes: −$12
• − Insurance: −$4
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − Depreciation: −$23
• Taxable income: $24,998
• Est. tax owed @ 24.0%: −$6,000
• After-tax cash flow: $17,523/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: Desert Sands Unified
• NCES district ID: 0611110
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 56% ▲ 7.00%
• Median HH income: $54,957
• Composite: 37.77/100
• National rank: #4346
• State rank: #199 of 517 in CA

Livability — Palm Desert

• Score: 51/100
• State rank: #1050
• US rank: #25164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Desert, CA
• County: Riverside County · 2,287,001 people
• City population: 58,615
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 28,092
• Household income: $88,477
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 1181.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 11% Asian 4% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Scotch-Irish 3% Slovak 3% Romanian 3%
• Foreign-born: 16% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% Tagalog/Filipino 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: ▼ -166.92%
• Current HPI: 233.4619
• Rent YoY: ▼ -0.30%
• 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

-63.0% since first listed

22 events — show timeline

• 2025-11-17 Relisted — CRMLS
• 2025-11-17 Price Changed $795 CRMLS
• 2025-11-02 Listing Removed — CRMLS
• 2025-05-06 Price Changed $995 CRMLS
• 2025-04-23 Price Changed $1,295 CRMLS
• 2025-03-28 Price Changed $1,495 CRMLS
• 2025-02-04 Price Changed $1,995 CRMLS
• 2024-11-05 Listed $2,000 CRMLS
• 2015-05-31 Listing Removed — CRMLS
• 2015-03-28 Listed $1,900 CRMLS
• 2011-12-01 Listing Removed — CRMLS
• 2011-05-31 Price Changed $2,290 CRMLS
• 2010-11-02 Price Changed $2,590 CRMLS
• 2010-08-26 Price Changed $2,990 CRMLS
• 2010-02-01 Listed $3,490 CRMLS
• 2010-01-01 Listing Removed — CRMLS
• 2009-11-10 Price Changed $2,990 CRMLS
• 2009-08-18 Listed $3,900 CRMLS
• 2007-11-01 Listing Removed — CRMLS
• 2007-10-30 Listed $10,000 CRMLS
• 2002-09-01 Listing Removed — CRMLS
• 2001-09-23 Listed $3,500 CRMLS

Property tax history

+6.4%/yr

Latest (2014): $47 · +17.7% YoY. Source: county tax records.