110 Favara Cir · Palm Desert, CA 92211

$485,000

3 bd · 2.5 ba · 1,887 sqft · Condo public records · 123 Days on market

Built 1995 $910/mo HOA · 19% of rent ↓ 44% 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 +10.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Schools +3.8/10.0
• DSCR +3.0/10.0
• 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

This single-level, end-unit condo is located in the desirable Courtyards section of Desert Falls Country Club, tucked away on a cul-de-sac. Offering 3 bedrooms and 2.5 baths, this open floor plan is ideal as a vacation home, seasonal rental, or full-time residence. The remodeled kitchen features a custom backsplash, generous counter space, and flows seamlessly into the dining area—perfect for entertaining. A separate bar area provides space for cocktail prep or can easily double as a workspace. The expansive primary suite includes a comfortable seating area, walk-in closet, and direct access to the private courtyard. The primary bathroom offers dual vanities and an oversized soaking tub. Two additional guest bedrooms are positioned on the opposite side of the home, providing privacy for guests or family. Additional highlights include ceiling fans throughout, fireplace, laundry room, updated windows, and an attached two-car garage with overhead storage. The expansive courtyard is perfect for morning coffee or afternoon cocktails. Desert Falls Country Club features an 18-hole championship golf course on a pay-to-play basis, along with 24-hour security. HOA dues include landscaping, cable, 5 Courtyard pools, tennis, pickleball, and fitness center. Clubhouse has restaurant and activities. Move-in ready and centrally located!

Key facts

• Custom backsplash
• Walk-in closet
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• CUSTOM BACKSPLASH
• SEPARATE BAR AREA
• EXPANSIVE PRIMARY SUITE
• WALK-IN CLOSET
• PRIVATE COURTYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $485k.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $441k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $475k (2.1% below list).
• Recommended offer: $427k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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); 626 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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).
• At $4,749/mo this rent would consume 64% of the median local household income ($88k/yr) (locally 1181% 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 $3k of loan paydown is wiped out by about $15k 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 123 days — a 12% lower offer ($427k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $235k; list at $485k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $426,800 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.98% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 8.5

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: -24.0%
• Equity multiple: 0.20×
• Total profit: $-108,038
• Equity at exit: $72,315

10-year hold

• IRR: -34.5%
• Equity multiple: -0.23×
• Total profit: $-166,552
• Equity at exit: $41,934

Cash invested: $135,800 (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: 626
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $4,749 high
• Mortgage (P&I): −$2,543
• Tax from tax record: −$348 /mo · $4,171/yr
• Insurance: −$202
• HOA: −$910
• Vacancy / Maint / Mgmt: −$997
• Net cashflow: $-251

Break-even live

Break-even rent $5,067

Max offer price $440,617

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-114	+0% $-251	+5% $-389	+10% $-526
Rent	-10% $-626	-5% $-439	+0% $-251	+5% $-64	+10% $124
Rate	-1.0pp $-7	-0.5pp $-128	base $-251	+0.5pp $-377	+1.0pp $-505

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Brandigo Cir Palm Desert, CA	2.0	2.0	1609	$4,500	$2.80	21d	1	0.09mi
101 Avellino Cir Palm Desert, CA	2.0	2.0	1500	$3,000	$2.00	22d	1	0.10mi
107 Avellino Cir Palm Desert, CA	2.0	2.0	1528	$5,900	$3.86	44d	1	0.12mi
116 Avellino Cir Palm Desert, CA	2.0	2.0	1426	$6,200	$4.35	44d	1	0.18mi
781 Montana Vista Dr Palm Desert, CA	2.0	2.0	1330	$6,000	$4.51	44d	1	0.34mi
778 Montana Vista Dr Palm Desert, CA	3.0	2.5	1814	$6,500	$3.58	44d	1	0.35mi
726 Vista Lago Dr N Palm Desert, CA	3.0	2.5	1814	$4,900	$2.70	44d	1	0.38mi
160 Desert Falls Cir Palm Desert, CA	2.0	2.0	1330	$4,000	$3.01	2d	1	0.47mi
187 Desert Falls Cir Palm Desert, CA	3.0	2.5	1814	$5,999	$3.31	44d	1	0.49mi
189 Desert Falls Cir Palm Desert, CA	2.0	2.5	1814	$6,500	$3.58	44d	1	0.49mi
182 Desert Falls Cir Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.49mi
136 Desert Falls Dr E Palm Desert, CA	3.0	2.5	1814	$3,200	$1.76	44d	1	0.50mi
22 Belmonte Dr Palm Desert, CA	3.0	2.5	2292	$6,275	$2.74	25d	1	0.51mi
164 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$3,000	$2.26	44d	1	0.54mi
207 Desert Falls Cir Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.54mi
321 Bouquet Canyon Dr Palm Desert, CA	3.0	2.0	1818	$2,995	$1.65	3d	1	0.55mi
221 Vista Royale Cir W Palm Desert, CA	2.0	2.5	1360	$5,900	$4.34	25d	1	0.55mi
199 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.56mi
709 Vista Lago Cir N Palm Desert, CA	2.0	2.0	1360	$2,700	$1.99	44d	1	0.58mi
237 Vista Royale Cir W Palm Desert, CA	3.0	2.5	1814	$6,200	$3.42	44d	1	0.59mi
221 Vista Royale Cir E Palm Desert, CA	2.0	2.0	1360	$5,900	$4.34	25d	1	0.59mi
216 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$3,250	$2.44	44d	1	0.60mi
127 Villa Ct Palm Desert, CA	2.0	2.0	1330	$6,800	$5.11	44d	1	0.62mi
86 Beekman Pl Palm Desert, CA	4.0	2.0	2002	$4,450	$2.22	18d	1	0.63mi
139 Villa Ct Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.63mi
248 Vista Royale Cir W Palm Desert, CA	2.0	2.0	1330	$4,999	$3.76	44d	1	0.63mi
156 Falls Ct Palm Desert, CA	3.0	2.5	1814	$6,000	$3.31	44d	1	0.65mi
259 Vista Royale Cir W Palm Desert, CA	2.0	2.0	1330	$5,600	$4.21	44d	1	0.66mi
651 Vista Lago Cir N Palm Desert, CA	2.0	2.0	1330	$5,700	$4.29	44d	1	0.69mi
260 Vista Royale Cir E Palm Desert, CA	4.0	3.0	2236	$8,000	$3.58	44d	1	0.71mi
272 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$6,250	$4.70	44d	1	0.75mi
270 Vista Royale Cir E Palm Desert, CA	3.0	2.5	1814	$3,250	$1.79	44d	1	0.75mi
270 Vista Royale Cir E Palm Desert, CA	3.0	2.5	1814	$3,250	$1.79	6d	1	0.75mi
274 Vista Royale Cir E Palm Desert, CA	3.0	2.5	1814	$2,900	$1.60	25d	1	0.77mi
319 Vista Royale Dr Palm Desert, CA	3.0	2.5	1814	$2,900	$1.60	44d	1	0.79mi
75840 McLachlin Cir Palm Desert, CA	2.0	2.5	2196	$4,275	$1.95	2d	1	0.81mi
38960 Kilimanjaro Dr Palm Desert, CA	3.0	3.0	1944	$3,500	$1.80	44d	1	0.90mi
38941 Kilimanjaro Dr Palm Desert, CA	2.0	2.0	1731	$7,000	$4.04	44d	1	0.91mi
551 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$5,500	$4.14	44d	1	0.92mi
4 Hermosillo Ln Palm Desert, CA	2.0	2.0	1572	$2,900	$1.84	19d	1	0.94mi

HOA detail condo

• Monthly dues: $910 · $10,920/yr
• Likely covers: cablelandscapingpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-02-12
   price $485,000 1348-char remark

   Show marketing remark (1348 chars)

   This single-level, end-unit condo is located in the desirable Courtyards section of Desert Falls Country Club, tucked away on a cul-de-sac. Offering 3 bedrooms and 2.5 baths, this open floor plan is ideal as a vacation home, seasonal rental, or full-time residence. The remodeled kitchen features a custom backsplash, generous counter space, and flows seamlessly into the dining area—perfect for entertaining. A separate bar area provides space for cocktail prep or can easily double as a workspace. The expansive primary suite includes a comfortable seating area, walk-in closet, and direct access to the private courtyard. The primary bathroom offers dual vanities and an oversized soaking tub. Two additional guest bedrooms are positioned on the opposite side of the home, providing privacy for guests or family. Additional highlights include ceiling fans throughout, fireplace, laundry room, updated windows, and an attached two-car garage with overhead storage. The expansive courtyard is perfect for morning coffee or afternoon cocktails. Desert Falls Country Club features an 18-hole championship golf course on a pay-to-play basis, along with 24-hour security. HOA dues include landscaping, cable, 5 Courtyard pools, tennis, pickleball, and fitness center. Clubhouse has restaurant and activities. Move-in ready and centrally located!

2. 2026-01-25
   listed $499,000 Active 1348-char remark

   Show marketing remark (1348 chars)

   This single-level, end-unit condo is located in the desirable Courtyards section of Desert Falls Country Club, tucked away on a cul-de-sac. Offering 3 bedrooms and 2.5 baths, this open floor plan is ideal as a vacation home, seasonal rental, or full-time residence. The remodeled kitchen features a custom backsplash, generous counter space, and flows seamlessly into the dining area—perfect for entertaining. A separate bar area provides space for cocktail prep or can easily double as a workspace. The expansive primary suite includes a comfortable seating area, walk-in closet, and direct access to the private courtyard. The primary bathroom offers dual vanities and an oversized soaking tub. Two additional guest bedrooms are positioned on the opposite side of the home, providing privacy for guests or family. Additional highlights include ceiling fans throughout, fireplace, laundry room, updated windows, and an attached two-car garage with overhead storage. The expansive courtyard is perfect for morning coffee or afternoon cocktails. Desert Falls Country Club features an 18-hole championship golf course on a pay-to-play basis, along with 24-hour security. HOA dues include landscaping, cable, 5 Courtyard pools, tennis, pickleball, and fitness center. Clubhouse has restaurant and activities. Move-in ready and centrally located!

3. 2011-04-13
   soldstatus $235,000 Closed 181-char remark

   Show marketing remark (181 chars)

   Bank Owned. Bright, open 3 bed 2.5 bath in Desert Falls Courtyards, which is a separate gated community within Desert Falls Country Club. Close to shopping, schools and restaurants.

4. 2011-04-12
   historical 181-char remark

   Show marketing remark (181 chars)

   Bank Owned. Bright, open 3 bed 2.5 bath in Desert Falls Courtyards, which is a separate gated community within Desert Falls Country Club. Close to shopping, schools and restaurants.

5. 2011-03-24
   listed $199,900 Active 181-char remark

   Show marketing remark (181 chars)

   Bank Owned. Bright, open 3 bed 2.5 bath in Desert Falls Courtyards, which is a separate gated community within Desert Falls Country Club. Close to shopping, schools and restaurants.

6. 2011-01-26
   historical
7. 2010-12-07
   price $275,000
8. 2010-11-03
   price $290,000
9. 2010-09-08
   price $305,000
10. 2010-08-15
    price $312,000
11. 2010-06-29
    price $321,500
12. 2010-04-18
    price $338,500
13. 2010-03-29
    price $349,000
14. 2010-03-17
    listed $361,000 Active
15. 2010-03-10
    historical
16. 2010-02-04
    listed $419,900 Active
17. 2010-02-01
    historical
18. 2010-01-14
    price $419,900
19. 2009-09-30
    listed $424,900 Active
20. 1996-01-17
    soldstatus $195,000
21. 1989-02-08
    soldstatus $858,450

ⓘ 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: $4,171 · $348/mo
• Projected year-2 tax: $4,171 · $348/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥114°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $56,989
• − Mortgage interest: −$27,168
• − Property taxes: −$4,171
• − Insurance: −$2,425
• − Repairs & maintenance: −$4,559
• − Management: −$4,559
• − HOA: −$10,920
• − Depreciation: −$14,109
• Taxable loss: −$10,921
• Est. tax savings @ 24.0%: +$2,621
• After-tax cash flow: $-394/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

-43.5% since first listed

21 events — show timeline

• 2026-02-12 Price Changed $485,000 GPSMLS
• 2026-01-25 Listed $499,000 GPSMLS
• 2011-04-13 Sold (MLS) $235,000 GPSMLS
• 2011-04-12 Listing Removed — GPSMLS
• 2011-03-24 Listed $199,900 GPSMLS
• 2011-01-26 Listing Removed — GPSMLS
• 2010-12-07 Price Changed $275,000 GPSMLS
• 2010-11-03 Price Changed $290,000 GPSMLS
• 2010-09-08 Price Changed $305,000 GPSMLS
• 2010-08-15 Price Changed $312,000 GPSMLS
• 2010-06-29 Price Changed $321,500 GPSMLS
• 2010-04-18 Price Changed $338,500 GPSMLS
• 2010-03-29 Price Changed $349,000 GPSMLS
• 2010-03-17 Listed $361,000 GPSMLS
• 2010-03-10 Listing Removed — GPSMLS
• 2010-02-04 Listed $419,900 GPSMLS
• 2010-02-01 Listing Removed — GPSMLS
• 2010-01-14 Price Changed $419,900 GPSMLS
• 2009-09-30 Listed $424,900 GPSMLS
• 1996-01-17 Sold (Public Records) $195,000 Public Records
• 1989-02-08 Sold (Public Records) $858,450 Public Records

Property tax history

+2.3%/yr

Latest (2025): $4,171 · +2.6% YoY. Source: county tax records.