312 S Sierra Madre S · Palm Desert, CA 92260

$489,000

2 bd · 2.0 ba · 1,347 sqft · Condo public records · 13 Days on market

Built 1979 $800/mo HOA · 16% of rent

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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 +12.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +3.8/10.0
• DSCR +3.7/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! – Located in Monterey Country Club this upgraded FURNISHED 200 Plan features 2 large bedrooms and 2 baths. Enter your new home through a private gated courtyard with professional landscaping. Bright and light great room features new double pane windows above dining room, vaulted ceilings, gas fireplace and wet bar. Enjoy outdoor Country Club lifestyle in your extended enclosed rear patio with BBQ and golf course mountain views! This condo is ground level with no one above and a 2-car garage. Monterey Country Club includes 27 holes of championship golf, 37 community pools and spas, pickleball, tennis, bocce ball, fitness center and a clubhouse which features a variety of social activities. Shopping, restaurants, entertainment are close by. Show and sell!

Key facts

• $800 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Fee simple land
• HOA & community: Monthly association fee of $800; HOA covers building & grounds, trash, maintenance, insurance, and cable TV; Community amenities include clubhouse, tennis courts and golf course; Development has golf course

Exterior

• Parking: Attached 2-car garage; Driveway; Garage door opener
• Security: Gated community; 24-hour security
• Utilities: Sewer: connected and paid; Cable TV available; PUD: yes
• Home design: Attached condominium; One-story; Updated/remodeled; Front door faces south; leisure areas face north
• Construction: Stucco exterior; Slab foundation; Year built per builder
• Exterior features: Covered concrete slab patio; Block and wrought iron fencing; Sprinkler system; Community pool and in-ground spa; On golf course lot; Views of golf course, mountains and hills; 24-hour security in a gated community

Interior

• Kitchen: Granite counters; Dishwasher; Electric range; Microwave; Refrigerator; Disposal
• Bedrooms: Master suite
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms; Double vanity(s); Shower stall; Shower over tub
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings (9 ft+); Vaulted ceilings; Turnkey condition; Blinds; Atrium; Great room; Gas-started fireplace in the great room
• Laundry & utility: Laundry in closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $489k.

Deal economics

• At list price, monthly cash flow is $-79 ($-950/yr) — negative.
• To cash-flow at today's rent, offer at most $475k (2.9% below list).
• Meets the 1% rule at list price ($5k rent vs $489k).
• Recommended offer: $475k (2.9% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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 rising (+1.6%/yr); 545 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); 82% 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 $5,071/mo this rent would consume 87% of the median local household income ($70k/yr) (locally 1734% 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $475,013 (2.9% 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. Built in 1979 — 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. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.04% ✓
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.34×
• Total profit: $-90,817
• Equity at exit: $72,911

10-year hold

• IRR: -15.5%
• Equity multiple: 0.18×
• Total profit: $-111,610
• Equity at exit: $42,280

Cash invested: $136,920 (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 92260

• Rents YoY: 1.6%
• Active inventory: 545
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $5,071 high
• Mortgage (P&I): −$2,564
• Tax from tax record: −$517 /mo · $6,209/yr
• Insurance: −$204
• HOA: −$800
• Vacancy / Maint / Mgmt: −$1,065
• Net cashflow: $-79

Break-even live

Break-even rent $5,172

Max offer price $475,013

Occupancy floor 97%

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: $122,250
• Closing costs: $14,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Durango Palm Desert, CA	2.0	2.0	1670	$6,300	$3.77	43d	1	0.01mi
316 S Sierra Madre Palm Desert, CA	2.0	2.0	1656	$5,700	$3.44	43d	1	0.04mi
295 Cordoba Way Palm Desert, CA	2.0	2.0	1800	$6,000	$3.33	43d	1	0.06mi
311 Villena Way Palm Desert, CA	2.0	2.0	1653	$7,000	$4.23	24d	1	0.07mi
337 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,000	$3.84	43d	1	0.10mi
336 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	43d	1	0.13mi
314 Gran Via Ct Palm Desert, CA	2.0	1.5	1303	$4,700	$3.61	43d	1	0.14mi
352 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,800	$3.66	43d	1	0.16mi
255 San Remo St Palm Desert, CA	2.0	2.0	1656	$6,600	$3.99	43d	1	0.19mi
323 San Remo St Palm Desert, CA	2.0	2.0	1556	$8,500	$5.46	43d	1	0.19mi
365 San Remo St Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	43d	1	0.22mi
363 San Remo St Palm Desert, CA	2.0	2.0	1656	$7,500	$4.53	43d	1	0.22mi
345 Gran Via Palm Desert, CA	2.0	2.0	1584	$5,500	$3.47	43d	1	0.23mi
347 Gran Via Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	43d	1	0.23mi
264 Avenida del Sol Palm Desert, CA	2.0	2.0	1800	$6,000	$3.33	43d	1	0.27mi
430 S Sierra Madre Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	43d	1	0.29mi
432 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,300	$3.35	43d	1	0.29mi
39 Camino Arroyo Pl Palm Desert, CA	2.0	2.0	1533	$6,000	$3.91	43d	1	0.29mi
217 Las Lomas Palm Desert, CA	2.0	2.0	1656	$6,300	$3.80	43d	1	0.30mi
150 Willow Lake Dr Palm Desert, CA	2.0	2.0	1138	$2,500	$2.20	43d	1	0.30mi
320 Paseo Primavera Palm Desert, CA	2.0	2.0	1303	$3,000	$2.30	43d	1	0.32mi
205 Las Lomas Palm Desert, CA	2.0	2.0	1457	$6,000	$4.12	43d	1	0.33mi
206 Lakecrest Ln Palm Desert, CA	2.0	2.0	1138	$2,300	$2.02	11d	1	0.35mi
240 Santa Barbara Cir Palm Desert, CA	2.0	2.0	1457	$6,000	$4.12	24d	1	0.36mi
246 Santa Barbara Cir Palm Desert, CA	2.0	2.0	1656	$9,000	$5.43	43d	1	0.37mi
235 Santa Barbara Cir Palm Desert, CA	3.0	3.0	1800	$7,500	$4.17	43d	1	0.38mi
389 Gran Via Palm Desert, CA	3.0	2.0	1670	$3,750	$2.25	24d	1	0.38mi
254 Santa Barbara Cir Palm Desert, CA	2.0	2.0	1656	$8,000	$4.83	43d	1	0.39mi
280 Tolosa Cir Palm Desert, CA	2.0	2.0	1347	$6,000	$4.45	24d	1	0.41mi
280 Tolosa Cir Palm Desert, CA	2.0	2.0	1347	$6,000	$4.45	43d	1	0.41mi
177 Las Lomas Palm Desert, CA	2.0	2.0	1800	$7,500	$4.17	43d	1	0.42mi
214 La Paz Way Palm Desert, CA	2.0	1.5	1670	$6,700	$4.01	43d	1	0.42mi
261 Santa Barbara Cir Palm Desert, CA	2.0	2.0	1656	$5,800	$3.50	43d	1	0.43mi
166 Wimbledon Ct Palm Desert, CA	2.0	2.0	1250	$3,200	$2.56	43d	1	0.43mi
281 Tolosa Cir Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	43d	1	0.44mi
41517 Armanac Ct Palm Desert, CA	3.0	2.0	1537	$3,400	$2.21	3d	1	0.44mi
278 San Vicente Cir Palm Desert, CA	2.0	2.0	1656	$5,200	$3.14	43d	1	0.45mi
242 Serena Dr Palm Desert, CA	2.0	2.0	1347	$5,300	$3.93	43d	1	0.45mi
82 Conejo Cir Palm Desert, CA	3.0	2.0	1759	$6,500	$3.70	43d	1	0.46mi
223 Serena Dr Palm Desert, CA	3.0	2.0	1584	$4,800	$3.03	18d	1	0.47mi

HOA detail condo

• Monthly dues: $800 · $9,600/yr
• Likely covers: gaslandscapingpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $489,000 Active 13 DOM
2. 2026-06-17
   days on market $489,000 Active 12 DOM
3. 2026-06-16
   days on market $489,000 Active 11 DOM
4. 2026-06-15
   days on market $489,000 Active 10 DOM
5. 2026-06-13
   days on market $489,000 Active 8 DOM
6. 2026-06-09
   days on market $489,000 Active 4 DOM
7. 2026-06-08
   days on market $489,000 Active 3 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $489,000 Active 2 DOM

ⓘ 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: $6,209 · $517/mo
• Projected year-2 tax: $6,209 · $517/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,856
• − Mortgage interest: −$27,392
• − Property taxes: −$6,209
• − Insurance: −$2,445
• − Repairs & maintenance: −$4,869
• − Management: −$4,869
• − HOA: −$9,600
• − Depreciation: −$14,225
• Taxable loss: −$8,752
• Est. tax savings @ 24.0%: +$2,100
• After-tax cash flow: $1,150/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): 30,523
• Household income: $70,091
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1734.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 31% Two or more races 20% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 18% · Canada, South Korea, Vietnam
• Languages at home: 73% English-only · Spanish 22% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -364.94%
• Current HPI: 294.9425
• Rent YoY: ▲ 1.60%
• 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

+314.4% since first listed

20 events — show timeline

• 2026-06-05 Listed $489,000 GPSMLS
• 2026-06-04 Coming Soon $489,000 GPSMLS
• 2023-06-05 Sold (Public Records) $450,000 Public Records
• 2023-06-05 Sold (MLS) $450,000 CRMLS
• 2023-05-06 Pending — CRMLS
• 2023-04-20 Price Changed $465,000 CRMLS
• 2023-03-21 Listed $489,000 CRMLS
• 2023-02-28 Coming Soon $489,000 CRMLS
• 2020-03-09 Sold (Public Records) $275,000 Public Records
• 2020-03-09 Sold (MLS) $275,000 GPSMLS
• 2020-02-09 Pending — GPSMLS
• 2020-01-29 Price Changed $279,000 GPSMLS
• 2019-12-15 Listed $289,000 GPSMLS
• 2011-05-18 Sold (Public Records) $188,000 Public Records
• 2011-05-18 Sold (MLS) $188,000 GPSMLS
• 2011-05-14 Listing Removed — GPSMLS
• 2011-04-30 Contingent — GPSMLS
• 2011-02-18 Listed $212,000 GPSMLS
• 1989-09-12 Sold (Public Records) $150,000 Public Records
• 1986-10-01 Sold (Public Records) $118,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $6,209 · +2.4% YoY. Source: county tax records.