109 International Blvd · Rancho Mirage, CA 92270

$265,000

3 bd · 2.0 ba · 2,112 sqft · Manufactured public records · 62 Days on market

Built 1978 Est $258k · at est.

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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 +6.2/15.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This impressively large home with great floor plan, is conveniently located within The Colony. Primely located near the community entrance, club house, pool, and other amenities, offering easy accessibility other homes can't. Featured living spaces include a huge, bright living room with wet bar and vaulted ceilings, a generous guest room with built in bookshelves that can be used as an office or separate sitting area. The dining area and living room flow cohesively off the kitchen, while the laundry room offers a full-size washer and dryer. The sizable primary suite has plenty of closet space and separate shower and tub ensuite bathroom. A spacious front patio and an additional patio in the back. The covered carport is long enough for three cars in tandem. Other features include updated copper plumbing throughout, updated electrical throughout, and a low maintenance yard. Space rental is $735 per month. The $30 HOA is annual and covers parties and gatherings in the clubhouse.

Key facts

• Wrap-around yard
• Fully enclosed patio
• Artificial turf

Tags

• CUSTOM WINDOW AWNINGS
• ARTIFICIAL TURF
• FULLY ENCLOSED PATIO
• WRAP-AROUND YARD
• CUSTOM OVERLAY CONCRETE WORK
• ENSUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $265k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $265k).
• Recommended offer: $249k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 3.0% in Rancho Mirage — 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 (#1,065 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: amenities F, commute 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 rising (+3.7%/yr); 529 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); 65% 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 $4,812/mo this rent would consume 54% of the median local household income ($107k/yr) (locally 498% 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 $8k 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 + 3.7% rent growth), your $74k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $135k; list at $265k implies a 96% 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 $249,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.82% ✓
• Cap rate: 16.33%
• Cash-on-cash: 35.84%
• DSCR: 2.59
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $257,664
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 International Blvd	0.00mi	2/2.5 (-1)	2,112 (0%)	1mo	$258,000	$122	92
39 Internatioal Blvd	0.14mi	3/2.0	2,068 (-2%)	9mo	$255,000	$123	82
118 Monte Carlo	0.18mi	2/2.0 (-1)	2,040 (-3%)	1mo	$180,000	$88	80
69 Rio St	0.06mi	3/2.0	2,304 (+9%)	11mo	$275,000	$119	73
10 International Blvd	0.18mi	2/2.0 (-1)	1,950 (-8%)	2mo	$366,000	$188	72
6 International Blvd	0.19mi	2/2.0 (-1)	2,176 (+3%)	16mo	$199,000	$91	67
64 Rio St	0.08mi	2/2.0 (-1)	1,932 (-8%)	14mo	$250,000	$129	66
8 International Blvd	0.19mi	2/2.0 (-1)	1,936 (-8%)	13mo	$175,000	$90	61
204 International Blvd	0.16mi	3/2.0	1,800 (-15%)	24mo	$290,000	$161	48
107 International Blvd	0.16mi	2/2.0 (-1)	1,808 (-14%)	20mo	$218,000	$121	47

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 2.37×
• Total profit: $101,645
• Equity at exit: $39,512

10-year hold

• IRR: 39.7%
• Equity multiple: 4.84×
• Total profit: $284,570
• Equity at exit: $22,912

Cash invested: $74,200 (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 92270

• Rents YoY: 3.7%
• Active inventory: 529
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $4,812 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,010
• Net cashflow: $2,216

Break-even live

Break-even rent $2,006

Max offer price $265,000

Occupancy floor 49%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Lincoln Pl Rancho Mirage, CA	3.0	3.5	2700	$3,995	$1.48	43d	1	0.23mi
41 Lincoln Pl Rancho Mirage, CA	3.0	3.0	2272	$4,900	$2.16	43d	1	0.28mi
8 Mission Ct Rancho Mirage, CA	2.0	2.0	1540	$2,500	$1.62	18d	1	0.29mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	24d	1	0.35mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	12d	1	0.37mi
70451 Cobb Rd Rancho Mirage, CA	3.0	2.0	2148	$3,750	$1.75	43d	1	0.43mi
70895 Ironwood Dr Rancho Mirage, CA	4.0	2.5	2575	$7,995	$3.10	4d	1	0.46mi
22 Calle Escala Rancho Mirage, CA	3.0	2.5	2116	$3,800	$1.80	10d	1	0.47mi
36726 Jasmine Ln Rancho Mirage, CA	4.0	3.0	2539	$14,000	$5.51	43d	1	0.53mi
829 Inverness Dr Rancho Mirage, CA	4.0	3.0	2527	$11,000	$4.35	12d	1	0.53mi
913 Inverness Dr Rancho Mirage, CA	3.0	3.0	2690	$6,800	$2.53	43d	1	0.53mi
69 San Marino Cir Rancho Mirage, CA	3.0	2.5	2601	$3,795	$1.46	21d	1	0.54mi
13 Vista Mirage Way Rancho Mirage, CA	3.0	2.0	2071	$3,700	$1.79	44d	1	0.58mi
70181 Chappel Rd Rancho Mirage, CA	4.0	3.0	2000	$5,900	$2.95	43d	1	0.59mi
37641 Peacock Cir Rancho Mirage, CA	3.0	3.0	2395	$6,500	$2.71	24d	1	0.62mi
507 Desert West Dr Rancho Mirage, CA	3.0	2.0	2265	$8,500	$3.75	43d	1	0.63mi
714 Inverness Dr Rancho Mirage, CA	3.0	3.0	2227	$3,500	$1.57	43d	1	0.63mi
522 Desert West Dr Rancho Mirage, CA	2.0	2.0	1984	$4,500	$2.27	43d	1	0.65mi
5 Chandra Ln Rancho Mirage, CA	3.0	2.0	2015	$4,000	$1.99	43d	1	0.73mi
37640 Los Cocos Dr E Rancho Mirage, CA	3.0	2.5	2275	$3,000	$1.32	24d	1	0.76mi
69940 Los Cocos Ct Rancho Mirage, CA	3.0	3.0	2367	$2,900	$1.23	43d	1	0.79mi
23 Tennis Club Dr Rancho Mirage, CA	3.0	2.0	1899	$3,600	$1.90	24d	1	0.87mi
13 Tennis Club Dr Rancho Mirage, CA	3.0	3.0	2079	$4,500	$2.16	16d	1	0.90mi
30 Tennis Club Dr Rancho Mirage, CA	3.0	2.0	1920	$3,500	$1.82	2d	1	0.92mi
22 San Leandro Ct Rancho Mirage, CA	3.0	3.5	2563	$5,500	$2.15	43d	1	0.93mi
107 Racquet Club Dr Rancho Mirage, CA	2.0	2.0	1488	$4,500	$3.02	43d	1	0.94mi
250 S Paseo Laredo Cathedral City, CA	2.0	2.0	1600	$1,800	$1.12	12d	1	0.96mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	43d	1	0.97mi
118 Racquet Club Dr Rancho Mirage, CA	2.0	2.0	1488	$2,900	$1.95	43d	1	0.98mi
645 Hospitality Dr Rancho Mirage, CA	3.0	3.0	2727	$4,300	$1.58	43d	1	1.00mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	43d	1	1.04mi
462 Sunningdale Dr Rancho Mirage, CA	2.0	2.0	1547	$3,750	$2.42	43d	1	1.04mi
464 Sunningdale Dr Rancho Mirage, CA	3.0	3.0	1751	$6,000	$3.43	43d	1	1.04mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	43d	1	1.09mi
624 Hospitality Dr Rancho Mirage, CA	2.0	2.0	2000	$3,295	$1.65	43d	1	1.11mi
140 Columbia Dr Rancho Mirage, CA	3.0	3.0	2950	$8,950	$3.03	43d	1	1.14mi
415 Forest Hills Dr Rancho Mirage, CA	2.0	2.0	1535	$3,300	$2.15	43d	1	1.20mi
343 Forest Hills Dr Rancho Mirage, CA	2.0	2.0	1535	$4,500	$2.93	17d	1	1.21mi
343 Forest Hills Dr Rancho Mirage, CA	2.0	2.0	1535	$4,500	$2.93	43d	1	1.21mi
9 Loch Ness Lake Ct Rancho Mirage, CA	4.0	4.5	2373	$5,000	$2.11	43d	1	1.21mi

Listing history 12 events

1. 2026-04-07
   status Pending
2. 2026-03-30
   price $265,000
3. 2026-02-03
   listed $275,000 Active
4. 2021-06-14
   soldstatus $135,000 Sold 991-char remark

   Show marketing remark (991 chars)

   This impressively large home with great floor plan, is conveniently located within The Colony. Primely located near the community entrance, club house, pool, and other amenities, offering easy accessibility other homes can't. Featured living spaces include a huge, bright living room with wet bar and vaulted ceilings, a generous guest room with built in bookshelves that can be used as an office or separate sitting area. The dining area and living room flow cohesively off the kitchen, while the laundry room offers a full-size washer and dryer. The sizable primary suite has plenty of closet space and separate shower and tub ensuite bathroom. A spacious front patio and an additional patio in the back. The covered carport is long enough for three cars in tandem. Other features include updated copper plumbing throughout, updated electrical throughout, and a low maintenance yard. Space rental is $735 per month. The $30 HOA is annual and covers parties and gatherings in the clubhouse.

5. 2021-05-05
   historical Backup Offers Accepted 991-char remark

   Show marketing remark (991 chars)

   This impressively large home with great floor plan, is conveniently located within The Colony. Primely located near the community entrance, club house, pool, and other amenities, offering easy accessibility other homes can't. Featured living spaces include a huge, bright living room with wet bar and vaulted ceilings, a generous guest room with built in bookshelves that can be used as an office or separate sitting area. The dining area and living room flow cohesively off the kitchen, while the laundry room offers a full-size washer and dryer. The sizable primary suite has plenty of closet space and separate shower and tub ensuite bathroom. A spacious front patio and an additional patio in the back. The covered carport is long enough for three cars in tandem. Other features include updated copper plumbing throughout, updated electrical throughout, and a low maintenance yard. Space rental is $735 per month. The $30 HOA is annual and covers parties and gatherings in the clubhouse.

6. 2021-04-15
   price $159,000 991-char remark

   Show marketing remark (991 chars)

   This impressively large home with great floor plan, is conveniently located within The Colony. Primely located near the community entrance, club house, pool, and other amenities, offering easy accessibility other homes can't. Featured living spaces include a huge, bright living room with wet bar and vaulted ceilings, a generous guest room with built in bookshelves that can be used as an office or separate sitting area. The dining area and living room flow cohesively off the kitchen, while the laundry room offers a full-size washer and dryer. The sizable primary suite has plenty of closet space and separate shower and tub ensuite bathroom. A spacious front patio and an additional patio in the back. The covered carport is long enough for three cars in tandem. Other features include updated copper plumbing throughout, updated electrical throughout, and a low maintenance yard. Space rental is $735 per month. The $30 HOA is annual and covers parties and gatherings in the clubhouse.

7. 2020-12-14
   listed $170,000 Active 991-char remark

   Show marketing remark (991 chars)

   This impressively large home with great floor plan, is conveniently located within The Colony. Primely located near the community entrance, club house, pool, and other amenities, offering easy accessibility other homes can't. Featured living spaces include a huge, bright living room with wet bar and vaulted ceilings, a generous guest room with built in bookshelves that can be used as an office or separate sitting area. The dining area and living room flow cohesively off the kitchen, while the laundry room offers a full-size washer and dryer. The sizable primary suite has plenty of closet space and separate shower and tub ensuite bathroom. A spacious front patio and an additional patio in the back. The covered carport is long enough for three cars in tandem. Other features include updated copper plumbing throughout, updated electrical throughout, and a low maintenance yard. Space rental is $735 per month. The $30 HOA is annual and covers parties and gatherings in the clubhouse.

8. 2005-07-06
   soldstatus $140,000 Closed 512-char remark

   Show marketing remark (512 chars)

   OWNER SAYS SELL! YOU CAN STEAL THIS 2200 SQ FT HOME FOR $146,000 NOW! Prestigious Colony gated community with ALL the amenities your looking for! This home features TWO spacious master suites on each end of the home for ultimate privacy. The kitchen has new parquet floor and new appliances and large pantry. A wet bar in the great room with vaulted ceilings and a mirror accented fireplace! Built in large china cabinate in dining room. Offered partially furnished. Owner is seriously motivated! Bring an offer!

9. 2005-07-06
   soldstatus $140,000 512-char remark

   Show marketing remark (512 chars)

   OWNER SAYS SELL! YOU CAN STEAL THIS 2200 SQ FT HOME FOR $146,000 NOW! Prestigious Colony gated community with ALL the amenities your looking for! This home features TWO spacious master suites on each end of the home for ultimate privacy. The kitchen has new parquet floor and new appliances and large pantry. A wet bar in the great room with vaulted ceilings and a mirror accented fireplace! Built in large china cabinate in dining room. Offered partially furnished. Owner is seriously motivated! Bring an offer!

10. 2005-04-12
    listed $146,000 512-char remark

    Show marketing remark (512 chars)

    OWNER SAYS SELL! YOU CAN STEAL THIS 2200 SQ FT HOME FOR $146,000 NOW! Prestigious Colony gated community with ALL the amenities your looking for! This home features TWO spacious master suites on each end of the home for ultimate privacy. The kitchen has new parquet floor and new appliances and large pantry. A wet bar in the great room with vaulted ceilings and a mirror accented fireplace! Built in large china cabinate in dining room. Offered partially furnished. Owner is seriously motivated! Bring an offer!

11. 2004-06-12
    historical
12. 2003-12-12
    listed $126,000

ⓘ 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: $1,020 · $85/mo
• Projected year-2 tax: $2,014 · $168/mo
• Expected delta: +$994/yr (+$83/mo · 97.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 20 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: $57,743
• − Mortgage interest: −$14,844
• − Property taxes: −$1,020
• − Insurance: −$1,325
• − Repairs & maintenance: −$4,619
• − Management: −$4,619
• − Depreciation: −$7,709
• Taxable income: $23,605
• Est. tax owed @ 24.0%: −$5,665
• After-tax cash flow: $20,930/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 — Rancho Mirage

• Score: 51/100
• State rank: #1065
• US rank: #25255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Mirage, CA
• County: Riverside County · 2,287,001 people
• City population: 17,563
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 17,563
• Household income: $107,364
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 498.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, South Korea, China
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -210.99%
• Current HPI: 282.2957
• Rent YoY: ▲ 3.72%
• 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

+110.3% since first listed

12 events — show timeline

• 2026-04-07 Pending — GPSMLS
• 2026-03-30 Price Changed $265,000 GPSMLS
• 2026-02-03 Listed $275,000 GPSMLS
• 2021-06-14 Sold (MLS) $135,000 TheMLS
• 2021-05-05 Contingent — TheMLS
• 2021-04-15 Price Changed $159,000 TheMLS
• 2020-12-14 Listed $170,000 TheMLS
• 2005-07-06 Sold (MLS) $140,000 GPSMLS
• 2005-07-06 Sold (MLS) $140,000 GPSMLS
• 2005-04-12 Listed $146,000 GPSMLS
• 2004-06-12 Listing Removed — GPSMLS
• 2003-12-12 Listed $126,000 GPSMLS

Property tax history

-1.9%/yr

Latest (2025): $1,020 · -2.1% YoY. Source: county tax records.