34945 Mission Hills Dr · Rancho Mirage, CA 92270

$589,000

3 bd · 2.5 ba · 2,364 sqft · Condo public records · 5 Days on market

Built 1971 $1073/mo HOA · 18% 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 +14.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• DSCR +4.5/10.0
• 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

Wonderfully maintained, gorgeous Southern Mountain & Water Views on the 2nd Fairway of the Tournament Course at Mission Hills Country Club. Super 2-story home with new A/C & Heating Systems, new Roof w/ EnergySaving 2- layer lining, new Dishwasher, new Alarm System and the list goes on & on. Fabulous location!!! Retro 70's decor.

Key facts

• Remodeled kitchen
• Sunken living room
• Golf course views

Tags

• GOLF COURSE VIEWS
• SOUTHWEST MOUNTAIN VIEWS
• SUNKEN LIVING ROOM
• FLOOR TO CEILING WINDOWS
• REMODELED KITCHEN
• QUARTZ WATERFALL COUNTERTOPS

Property features AI

Finance

• Other: CC&R and homeowners association disclosures; Short-term rentals not allowed; Will not consider lease; Listing terms: conventional or cash
• Financial info: Land is lease type with annual land lease amount; Land lease amount annual: $9,600
• HOA & community: Monthly HOA fee of $1,073; HOA covers building & grounds, trash, and cable TV; Association provides controlled access, management, grounds maintenance, and guest parking; Association pet rules apply

Exterior

• Parking: Detached 2-car garage; Garage door opener; Total 2 parking spaces
• Security: Controlled access; 24-hour security; Gated community
• Utilities: Private water; Septic sewer
• Home design: Condominium, attached; Two-story; Updated/remodeled
• Construction: Stucco exterior; Tile roof; Year built (source: assessor)
• Exterior features: Located on a golf course; Golf and mountain views; Drip and sprinkler irrigation; Community pool and spa (in-ground); Community amenities include pickleball courts; 24-hour security; Gated community; Sprinkler system

Interior

• Bedrooms: Main floor bedroom
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 three-quarter bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Sunken living room; Vaulted ceilings; Turnkey (furnished)
• Laundry & utility: Laundry in an individual room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $589k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $589k).
• Cap rate 6.6% 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.
• Zoned schools: Rancho Mirage Elementary (309 students, 86% FRL); Nellie N. Coffman Middle (953 students, 98% FRL); Rancho Mirage High (math 15% / reading 38%, grade F, #804 of 1,170 statewide, top 69%, 1,491 students, 97% FRL) — zoned schools average 94% FRL vs 73% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 532 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 $6,021/mo this rent would consume 67% 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 $4k of loan paydown is wiped out by about $18k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $270k; list at $589k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $589,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-81,258
• Equity at exit: $87,822

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-38,685
• Equity at exit: $50,926

Cash invested: $164,920 (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 92270

• Rents YoY: 3.7%
• Active inventory: 532
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $6,021 high
• Mortgage (P&I): −$3,089
• Tax from tax record: −$202 /mo · $2,430/yr
• Insurance: −$245
• HOA: −$1,073
• Vacancy / Maint / Mgmt: −$1,264
• Net cashflow: $147

Break-even live

Break-even rent $5,835

Max offer price $589,000

Occupancy floor 93%

Sensitivity live

Price	-10% $481	-5% $314	+0% $147	+5% $-20	+10% $-186
Rent	-10% $-329	-5% $-91	+0% $147	+5% $385	+10% $623
Rate	-1.0pp $444	-0.5pp $297	base $147	+0.5pp $-6	+1.0pp $-161

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: $147,250
• Closing costs: $17,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35018 Mission Hills Dr Rancho Mirage, CA	3.0	3.0	3066	$7,500	$2.45	18d	1	0.18mi
35018 Mission Hills Dr Rancho Mirage, CA	3.0	3.0	3066	$7,500	$2.45	45d	1	0.18mi
522 Desert West Dr Rancho Mirage, CA	2.0	2.0	1984	$4,500	$2.27	45d	1	0.23mi
645 Hospitality Dr Rancho Mirage, CA	3.0	3.0	2727	$4,300	$1.58	45d	1	0.30mi
714 Inverness Dr Rancho Mirage, CA	3.0	3.0	2227	$3,500	$1.57	45d	1	0.31mi
507 Desert West Dr Rancho Mirage, CA	3.0	2.0	2265	$8,500	$3.75	45d	1	0.32mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	14d	1	0.35mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	26d	1	0.37mi
624 Hospitality Dr Rancho Mirage, CA	2.0	2.0	2000	$3,295	$1.65	45d	1	0.40mi
913 Inverness Dr Rancho Mirage, CA	3.0	3.0	2690	$6,800	$2.53	45d	1	0.42mi
13 Vista Mirage Way Rancho Mirage, CA	3.0	2.0	2071	$3,700	$1.79	46d	1	0.58mi
9 Via Santanella Rancho Mirage, CA	3.0	4.0	3108	$11,999	$3.86	45d	1	0.61mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	45d	1	0.62mi
20 Lincoln Pl Rancho Mirage, CA	3.0	3.5	2700	$3,995	$1.48	45d	1	0.67mi
829 Inverness Dr Rancho Mirage, CA	4.0	3.0	2527	$11,000	$4.35	14d	1	0.68mi
464 Sunningdale Dr Rancho Mirage, CA	3.0	3.0	1751	$6,000	$3.43	45d	1	0.68mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	45d	1	0.69mi
41 Lincoln Pl Rancho Mirage, CA	3.0	3.0	2272	$4,900	$2.16	45d	1	0.70mi
9 Loch Ness Lake Ct Rancho Mirage, CA	4.0	4.5	2373	$5,000	$2.11	45d	1	0.72mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	45d	1	0.77mi
69 San Marino Cir Rancho Mirage, CA	3.0	2.5	2601	$3,795	$1.46	23d	1	0.85mi
136 Royal Saint Georges Way Rancho Mirage, CA	3.0	3.0	3349	$13,000	$3.88	22d	1	0.92mi
70895 Ironwood Dr Rancho Mirage, CA	4.0	2.5	2575	$7,995	$3.10	7d	1	0.93mi
278 Loch Lomond Rd Rancho Mirage, CA	4.0	4.0	2471	$12,000	$4.86	45d	1	1.00mi
36726 Jasmine Ln Rancho Mirage, CA	4.0	3.0	2539	$14,000	$5.51	45d	1	1.06mi
22 Calle Escala Rancho Mirage, CA	3.0	2.5	2116	$3,800	$1.80	12d	1	1.07mi
267 Loch Lomond Rd Rancho Mirage, CA	4.0	5.0	3038	$13,000	$4.28	45d	1	1.08mi
253 Loch Lomond Rd Rancho Mirage, CA	3.0	4.0	2452	$11,900	$4.85	45d	1	1.08mi
24 Via Las Flores Rancho Mirage, CA	2.0	2.0	2331	$6,500	$2.79	45d	1	1.10mi
96 Via Bella Rancho Mirage, CA	3.0	3.5	3006	$13,000	$4.32	45d	1	1.13mi
70451 Cobb Rd Rancho Mirage, CA	3.0	2.0	2148	$3,750	$1.75	45d	1	1.13mi
38 Burgundy Rancho Mirage, CA	3.0	3.0	2726	$4,500	$1.65	20d	1	1.15mi
42 Colonial Dr Rancho Mirage, CA	3.0	3.0	2005	$3,600	$1.80	5d	1	1.20mi
42 Colonial Dr Rancho Mirage, CA	3.0	3.0	2005	$3,600	$1.80	23d	1	1.20mi
22 San Leandro Ct Rancho Mirage, CA	3.0	3.5	2563	$5,500	$2.15	45d	1	1.20mi
39 Barolo Rancho Mirage, CA	2.0	2.5	2509	$10,000	$3.99	45d	1	1.22mi
70181 Chappel Rd Rancho Mirage, CA	4.0	3.0	2000	$5,900	$2.95	45d	1	1.22mi
250 S Paseo Laredo Cathedral City, CA	2.0	2.0	1600	$1,800	$1.12	14d	1	1.24mi
5 Chandra Ln Rancho Mirage, CA	3.0	2.0	2015	$4,000	$1.99	45d	1	1.26mi
37641 Peacock Cir Rancho Mirage, CA	3.0	3.0	2395	$6,500	$2.71	26d	1	1.29mi

HOA detail condo

• Monthly dues: $1,073 · $12,876/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-21
   days on market $589,000 Active 5 DOM
2. 2026-06-18
   days on market $589,000 Active 2 DOM
3. 2026-06-17
   remarks 695-char remark
4. 2026-06-17
   listed $589,000 Active 1 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: $2,430 · $202/mo
• Projected year-2 tax: $4,476 · $373/mo
• Expected delta: +$2,047/yr (+$171/mo · 84.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 4 d/yr ≥113°F today · 11 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: $72,255
• − Mortgage interest: −$32,993
• − Property taxes: −$2,430
• − Insurance: −$2,945
• − Repairs & maintenance: −$5,780
• − Management: −$5,780
• − HOA: −$12,876
• − Depreciation: −$17,135
• Taxable loss: −$7,684
• Est. tax savings @ 24.0%: +$1,844
• After-tax cash flow: $3,610/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

+111.1% since first listed

5 events — show timeline

• 2026-06-14 Listed $589,000 GPSMLS
• 2015-09-30 Sold (MLS) $270,000 GPSMLS
• 2015-09-14 Pending — GPSMLS
• 2015-08-25 Contingent — GPSMLS
• 2015-04-21 Listed $279,000 GPSMLS

Property tax history

+0.0%/yr

Latest (2025): $2,430 · -1.6% YoY. Source: county tax records.