2527 N Whitewater Club Dr Unit A · Palm Springs, CA 92262

$325,000

2 bd · 1.5 ba · 1,331 sqft · Condo public records · 31 Days on market

Built 1972 $525/mo HOA · 14% of rent

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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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +6.6/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Purchase this property for as little as 3% down! This adorable Fannie Mae owned condo is located in Palm Springs Country Club and in good clean condition. It features: 2 bedrooms, 2 baths, no one above or below you, community pool & spa, tile entry and main traffic areas + carpeting in living area. Perfect investment, vacation or year round living! Seller is offering special buyer incentives! Ask me for details.

Key facts

• Front patio
• Primary suite
• Clerestory windows

Tags

• LIGHT-FILLED LIVING ROOM
• VAULTED CEILINGS
• CLERESTORY WINDOWS
• FLOOR-TO-CEILING SLIDING DOORS
• FRONT PATIO
• PRIMARY SUITE

Property features AI

Finance

• Other: Property listed in a community of 60 units; Property condition listed as fixer / cosmetic repair; Fee simple ownership (no land lease)
• Financial info: No Mello-Roos tax
• HOA & community: Monthly HOA dues of $525; Association maintains landscaping; Pool and spa maintained by association; Gated community; Community mailbox; Association pet rules (call for details)

Exterior

• Parking: Uncovered parking (unassigned)
• Security: Gated community with automatic gate; Card/code access; Smoke detector
• Utilities: Cable TV available; Association includes water; Association includes trash; Association includes cable TV
• Home design: Residential condominium, attached; One level (single-story); Unit faces north; Ground-floor unit
• Construction: Stucco exterior; Tile roof; Concrete slab foundation; Built as part of Palm Springs Country Club (builder tract)
• Exterior features: Porch at front and rear; Association / community pool; Association heated spa; Gated community; Landscaped grounds; Slab; Green belt view; Has view

Interior

• Kitchen: Electric oven; Electric cooktop; Range/oven; Hood fan; Garbage disposal; Refrigerator; Dishwasher
• Bedrooms: Walk-in closet
• Flooring: Travertine floors
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating (electric); Central cooling (A/C); Electric cooling; Swamp cooler(s); Electric water heater
• Interior features: Ground-level entry with no steps; Screens on windows; Sliding glass doors; Entry room; Living room; Dining area; Breakfast bar / counter
• Laundry & utility: In-unit laundry; Stacked laundry in closet; Laundry in closet; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Vista Del Monte Elementary (482 students, 96% 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 97% FRL vs 73% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 660 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $3,771/mo this rent would consume 63% of the median local household income ($72k/yr) (locally 1866% 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 $2k of loan paydown is wiped out by about $10k 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 31 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $118k; list at $325k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $315,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.46% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.64×
• Total profit: $-32,745
• Equity at exit: $48,459

10-year hold

• IRR: -5.2%
• Equity multiple: 0.71×
• Total profit: $-26,790
• Equity at exit: $28,100

Cash invested: $91,000 (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 92262

• Rents YoY: 0.5%
• Active inventory: 660
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,771 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$158 /mo · $1,890/yr
• Insurance: −$135
• HOA: −$525
• Vacancy / Maint / Mgmt: −$792
• Net cashflow: $457

Break-even live

Break-even rent $3,193

Max offer price $325,000

Occupancy floor 83%

Sensitivity live

Price	-10% $641	-5% $549	+0% $457	+5% $365	+10% $273
Rent	-10% $159	-5% $308	+0% $457	+5% $606	+10% $755
Rate	-1.0pp $620	-0.5pp $539	base $457	+0.5pp $373	+1.0pp $287

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3010 E Verona Rd Palm Springs, CA	3.0	2.0	1700	$4,500	$2.65	45d	1	0.07mi
2522 N Whitewater Club Dr Unit C Palm Springs, CA	2.0	2.0	1101	$4,320	$3.92	45d	1	0.08mi
3033 E Verona Rd Palm Springs, CA	3.0	2.0	1652	$2,999	$1.82	26d	1	0.10mi
2342 N San Gorgonio Rd Palm Springs, CA	3.0	3.0	1700	$4,275	$2.51	45d	1	0.16mi
2750 E Vincentia Rd Palm Springs, CA	3.0	2.0	1826	$4,400	$2.41	26d	1	0.16mi
2375 N San Antonio Rd Palm Springs, CA	3.0	2.0	1382	$3,600	$2.60	26d	1	0.17mi
2240 N San Gorgonio Rd Palm Springs, CA	3.0	2.0	1260	$3,600	$2.86	26d	1	0.23mi
2660 N Farrell Dr Palm Springs, CA	3.0	2.0	1696	$4,900	$2.89	45d	1	0.27mi
2235 N Los Alamos Rd Palm Springs, CA	3.0	2.0	1399	$5,000	$3.57	45d	1	0.28mi
2200 Acacia Rd E Palm Springs, CA	3.0	2.0	1597	$5,800	$3.63	21d	1	0.39mi
2200 Acacia Rd E Palm Springs, CA	3.0	2.0	1597	$5,800	$3.63	45d	1	0.39mi
2290 N Victoria Rd Palm Springs, CA	3.0	3.0	1752	$5,270	$3.01	45d	1	0.39mi
2455 E Rogers Rd Palm Springs, CA	3.0	2.0	1403	$3,900	$2.78	26d	1	0.42mi
2184 E Powell Rd Palm Springs, CA	3.0	2.0	1391	$3,500	$2.52	16d	1	0.46mi
2184 E Powell Rd Palm Springs, CA	3.0	2.0	1391	$3,500	$2.52	45d	1	0.46mi
2415 E Finley Rd Palm Springs, CA	3.0	2.0	1600	$3,560	$2.23	45d	1	0.47mi
2223 N Magnolia Rd Palm Springs, CA	3.0	2.0	1472	$3,600	$2.45	26d	1	0.47mi
2525 N Cerritos Rd Palm Springs, CA	3.0	2.0	1345	$7,495	$5.57	16d	1	0.52mi
2525 N Cerritos Rd Palm Springs, CA	3.0	2.0	1345	$7,495	$5.57	45d	1	0.52mi
2601 N Cerritos Rd Palm Springs, CA	3.0	2.0	1224	$3,095	$2.53	18d	1	0.52mi
2600 N Chuperosa Rd Palm Springs, CA	3.0	2.0	1447	$3,875	$2.68	45d	1	0.59mi
2295 Nicola Rd E Palm Springs, CA	3.0	2.0	1338	$3,990	$2.98	45d	1	0.60mi
2630 N Biskra Rd Palm Springs, CA	3.0	2.0	1450	$2,900	$2.00	6d	1	0.68mi
3005 N Chuperosa Rd Palm Springs, CA	3.0	2.0	1134	$3,500	$3.09	45d	1	0.70mi
2990 N Bahada Rd Palm Springs, CA	3.0	2.0	1550	$6,000	$3.87	45d	1	0.70mi
3663 E Paseo Barbara Palm Springs, CA	3.0	2.0	1708	$3,499	$2.05	45d	1	0.77mi
3370 E Avenida Fey Norte Palm Springs, CA	3.0	2.0	1518	$5,500	$3.62	45d	1	0.78mi
1751 E Sandalwood Dr Palm Springs, CA	2.0	2.0	1050	$2,600	$2.48	26d	1	1.07mi
1331 E Luna Way Palm Springs, CA	3.0	2.0	1512	$4,900	$3.24	45d	1	1.10mi
2564 N Aurora Dr Palm Springs, CA	3.0	2.0	1354	$3,500	$2.58	45d	1	1.12mi
1411 N Sunrise Way Palm Springs, CA	2.0	2.0	1067	$1,899	$1.78	45d	1	1.12mi
1181 Sunflower Ln Palm Springs, CA	2.0	2.0	1068	$3,000	$2.81	45d	1	1.12mi
1407 N Sunrise Way #29 Palm Springs, CA	2.0	2.0	1100	$2,750	$2.50	45d	1	1.15mi
1407 N Sunrise Way Palm Springs, CA	1.0–2.0	1.0–2.0	935	$2,750	$2.94	9d	2	1.15mi
1405 N Sunrise Way #2 Palm Springs, CA	2.0	2.0	1170	$2,200	$1.88	45d	1	1.17mi
1020 N Cerritos Dr Palm Springs, CA	3.0	2.0	1516	$13,950	$9.20	45d	1	1.21mi
1123 E El Cid Palm Springs, CA	3.0	2.0	1722	$4,695	$2.73	1d	1	1.24mi
915 E Racquet Club Rd Palm Springs, CA	3.0	2.0	1225	$7,480	$6.11	45d	1	1.29mi
915 E Racquet Club Rd Palm Springs, CA	3.0	2.0	1225	$7,480	$6.11	16d	1	1.29mi
1405 E Tachevah Dr Palm Springs, CA	3.0	3.5	1332	$5,999	$4.50	26d	1	1.38mi

HOA detail condo

• Monthly dues: $525 · $6,300/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   days on market $325,000 Active 31 DOM
2. 2026-06-18
   days on market $325,000 Active 28 DOM
3. 2026-06-17
   days on market $325,000 Active 27 DOM
4. 2026-06-16
   days on market $325,000 Active 26 DOM
5. 2026-06-15
   days on market $325,000 Active 25 DOM
6. 2026-06-13
   days on market $325,000 Active 23 DOM
7. 2026-06-13
   days on market $325,000 Active 22 DOM
8. 2026-06-09
   days on market $325,000 Active 19 DOM
9. 2026-06-08
   days on market $325,000 Active 18 DOM
10. 2026-06-07
    days on market $325,000 Active 17 DOM
11. 2026-06-04
    days on market $325,000 Active 14 DOM
12. 2026-06-03
    days on market $325,000 Active 13 DOM
13. 2026-06-02
    days on market $325,000 Active 12 DOM
14. 2026-06-01
    days on market $325,000 Active 11 DOM
15. 2026-05-31
    days on market $325,000 Active 10 DOM
16. 2026-05-21
    listed $325,000 Active
17. 2011-10-03
    historical 421-char remark

    Show marketing remark (421 chars)

    Purchase this property for as little as 3% down! This adorable Fannie Mae owned condo is located in Palm Springs Country Club and in good clean condition. It features: 2 bedrooms, 2 baths, no one above or below you, community pool & spa, tile entry and main traffic areas + carpeting in living area. Perfect investment, vacation or year round living! Seller is offering special buyer incentives! Ask me for details.

18. 2011-09-30
    soldstatus $117,700 Closed 421-char remark

    Show marketing remark (421 chars)

    Purchase this property for as little as 3% down! This adorable Fannie Mae owned condo is located in Palm Springs Country Club and in good clean condition. It features: 2 bedrooms, 2 baths, no one above or below you, community pool & spa, tile entry and main traffic areas + carpeting in living area. Perfect investment, vacation or year round living! Seller is offering special buyer incentives! Ask me for details.

19. 2011-09-03
    historical Contingent 421-char remark

    Show marketing remark (421 chars)

    Purchase this property for as little as 3% down! This adorable Fannie Mae owned condo is located in Palm Springs Country Club and in good clean condition. It features: 2 bedrooms, 2 baths, no one above or below you, community pool & spa, tile entry and main traffic areas + carpeting in living area. Perfect investment, vacation or year round living! Seller is offering special buyer incentives! Ask me for details.

20. 2011-08-26
    listed $117,700 Active 421-char remark

    Show marketing remark (421 chars)

    Purchase this property for as little as 3% down! This adorable Fannie Mae owned condo is located in Palm Springs Country Club and in good clean condition. It features: 2 bedrooms, 2 baths, no one above or below you, community pool & spa, tile entry and main traffic areas + carpeting in living area. Perfect investment, vacation or year round living! Seller is offering special buyer incentives! Ask me for details.

21. 2011-08-26
    historical

    Show marketing remark (421 chars)

    Purchase this property for as little as 3% down! This adorable Fannie Mae owned condo is located in Palm Springs Country Club and in good clean condition. It features: 2 bedrooms, 2 baths, no one above or below you, community pool & spa, tile entry and main traffic areas + carpeting in living area. Perfect investment, vacation or year round living! Seller is offering special buyer incentives! Ask me for details.

22. 2011-06-22
    price $105,000
23. 2011-06-18
    price $110,000
24. 2011-06-08
    price $115,000
25. 2011-05-20
    listed $145,000 Active
26. 2005-09-19
    soldstatus $315,000
27. 2005-09-16
    soldstatus $315,000
28. 2005-06-02
    listed $323,000
29. 2005-02-04
    soldstatus $241,000
30. 2005-02-04
    soldstatus $241,000
31. 2004-11-08
    listed $245,000
32. 1993-06-10
    soldstatus $83,000
33. 1974-07-01
    soldstatus $36,500

ⓘ 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: $1,890 · $158/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$580/yr (+$48/mo · 30.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°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: $45,251
• − Mortgage interest: −$18,205
• − Property taxes: −$1,890
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,620
• − Management: −$3,620
• − HOA: −$6,300
• − Depreciation: −$9,455
• Taxable income: $536
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $5,352/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): 26,887
• Household income: $71,672
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 1866.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Hispanic / Latino 27% Two or more races 13% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 2%
• Foreign-born: 17% · Canada, China
• Languages at home: 75% English-only · Spanish 19% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -1082.67%
• Current HPI: 434.0524
• Rent YoY: ▲ 0.46%
• 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

+790.4% since first listed

18 events — show timeline

• 2026-05-21 Listed $325,000 TheMLS
• 2011-10-03 Listing Removed — GPSMLS
• 2011-09-30 Sold (MLS) $117,700 GPSMLS
• 2011-09-03 Contingent — GPSMLS
• 2011-08-26 Listed $117,700 GPSMLS
• 2011-08-26 Listing Removed — GPSMLS
• 2011-06-22 Price Changed $105,000 GPSMLS
• 2011-06-18 Price Changed $110,000 GPSMLS
• 2011-06-08 Price Changed $115,000 GPSMLS
• 2011-05-20 Listed $145,000 GPSMLS
• 2005-09-19 Sold (MLS) $315,000 GPSMLS
• 2005-09-16 Sold (Public Records) $315,000 Public Records
• 2005-06-02 Listed $323,000 GPSMLS
• 2005-02-04 Sold (Public Records) $241,000 Public Records
• 2005-02-04 Sold (MLS) $241,000 GPSMLS
• 2004-11-08 Listed $245,000 GPSMLS
• 1993-06-10 Sold (Public Records) $83,000 Public Records
• 1974-07-01 Sold (Public Records) $36,500 Public Records

Property tax history

-2.6%/yr

Latest (2025): $1,890 · -2.2% YoY. Source: county tax records.