73450 Country Club Dr #280 · Palm Desert, CA 92260

$221,000

2 bd · 2.0 ba · 1,940 sqft · Manufactured · 95 Days on market

Built 1985 Fair condition 3,200 sqft lot $114/sqft · 13% below area Est $253k · 13% under

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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
• ARV discount +13.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

#280 has an especially serene and lovely fairway view shaded by 2 large eucalyptus trees on the course. Spanning almost 2000 sq. ft this residence has plenty of space to relax and enjoy your stunning views. A very spacious master and master bath. The guest bedroom is equally roomy and has easy access to the guest bathroom. The large Living room/great room has a cozy fireplace and many large windows facing the fairway. The eat in kitchen was fully remodeled about 10 years ago. In addition there is a full dining room area adjacent to the great room for your entertaining pleasure. Yes, there are cosmetic updates needed, bathrooms and flooring. The laundry room is spacious and has direct access to the carport and storage shed. The large patio shines with ample seating area and really wonderful views from every point. The sellers have been there 22 years and it's time for new owners and some new updates to showcase what a gem this remarkable home really is. With some new touches, this home can be the perfect blend of scenic beauty, stylish living and resort-inspired comfort, right on the fairway.

Key facts

• Wonderful views
• Large patio
• Ample seating area

Tags

• FAIRWAY VIEW
• SPACIOUS MASTER BATH
• FULLY REMODELED KITCHEN
• LARGE PATIO
• AMPLE SEATING AREA
• WONDERFUL VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $221k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $221k).
• Recommended offer: $201k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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); 549 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); 62% 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 $3,492/mo this rent would consume 60% 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 $2k of loan paydown is wiped out by about $7k 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 + 1.6% rent growth), your $62k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,110 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
6. 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?
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 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: 1.58% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.88%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $253,050
• List price: $221,000
• Delta: -12.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73450 Country Club Dr Unit Sp. 91	0.00mi	2/2.0	1,788 (-8%)	0mo	$255,000	$143	87
73297 Highland Springs Dr #2	0.34mi	2/2.0	1,800 (-7%)	0mo	$275,000	$153	72
73701 Half Way Dr	0.49mi	2/2.5	1,890 (-3%)	2mo	$400,000	$212	69
39475 Moronga Canyon Dr	0.35mi	2/2.0	1,740 (-10%)	3mo	$210,000	$121	64
39759 Manzanita Dr	0.64mi	3/2.0 (+1)	1,940 (0%)	2mo	$449,900	$232	64
38785 Bautista Canyon Way	0.46mi	2/2.0	1,760 (-9%)	2mo	$330,000	$188	61
73045 Buck Springs Dr	0.40mi	2/2.0	1,680 (-13%)	2mo	$468,000	$279	57
38235 Poppet Canyon Dr	0.50mi	2/2.0	1,680 (-13%)	0mo	$355,000	$211	54
38251 Desert Greens Dr E	0.72mi	2/2.0	1,780 (-8%)	1mo	$253,000	$142	52
73330 Desert Greens Dr N	0.67mi	2/2.0	1,740 (-10%)	1mo	$229,080	$132	51
39800 Desert Greens Dr E	0.72mi	2/2.0	1,760 (-9%)	2mo	$365,000	$207	50
39700 E Desert Grns E	0.71mi	3/2.0 (+1)	1,782 (-8%)	2mo	$395,000	$222	46

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 · 1.6% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.61×
• Total profit: $37,830
• Equity at exit: $32,952

10-year hold

• IRR: 23.1%
• Equity multiple: 2.86×
• Total profit: $114,804
• Equity at exit: $19,108

Cash invested: $61,880 (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: 549
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,492 high
• Mortgage (P&I): −$1,159
• Tax est. 1.5%: −$276 /mo · $3,315/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$733
• Net cashflow: $1,232

Break-even live

Break-even rent $1,933

Max offer price $221,000

Occupancy floor 60%

Sensitivity live

Price	-10% $1,384	-5% $1,308	+0% $1,232	+5% $1,155	+10% $1,079
Rent	-10% $956	-5% $1,094	+0% $1,232	+5% $1,370	+10% $1,507
Rate	-1.0pp $1,343	-0.5pp $1,288	base $1,232	+0.5pp $1,174	+1.0pp $1,116

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: $55,250
• Closing costs: $6,630
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73450 Country Club Dr #120 Palm Desert, CA	2.0	2.0	1856	$2,995	$1.61	12d	1	0.03mi
4162 Via Mattina Palm Desert, CA	2.0	2.0	1867	$2,950	$1.58	13d	1	0.17mi
4155 Via Mattina Unit 4155 Palm Desert, CA	2.0	3.0	2278	$3,500	$1.54	45d	1	0.19mi
4155 Via Mattina Palm Desert, CA	3.0	3.0	2278	$3,200	$1.40	45d	1	0.19mi
4155 Via Mattina Palm Desert, CA	3.0	3.0	2278	$3,200	$1.40	6d	1	0.19mi
3253 Via Giorna Palm Desert, CA	2.0	2.0	1961	$4,500	$2.29	25d	1	0.22mi
248 Strada Fortuna Palm Desert, CA	2.0	2.0	1400	$2,500	$1.79	45d	1	0.26mi
170 Via Tramonto Palm Desert, CA	3.0	2.0	1910	$3,900	$2.04	12d	1	0.29mi
170 Via Tramonto Palm Desert, CA	3.0	2.0	1910	$4,000	$2.09	45d	1	0.29mi
73075 Buck Springs Dr Palm Desert, CA	2.0	2.0	1440	$1,950	$1.35	45d	1	0.36mi
38520 Poppet Canyon Dr Palm Desert, CA	2.0	2.0	1392	$3,700	$2.66	45d	1	0.41mi
40064 Silktree Ct Palm Desert, CA	3.0	2.0	1712	$3,200	$1.87	25d	1	0.45mi
73639 Cabazon Peak Dr Palm Desert, CA	2.0	2.0	1717	$2,400	$1.40	45d	1	0.46mi
40255 Sagewood Dr Palm Desert, CA	3.0	2.0	1712	$3,300	$1.93	19d	1	0.56mi
38250 Azalea Dr Palm Desert, CA	2.0	2.0	1806	$5,500	$3.05	45d	1	0.56mi
3443 Via Leonardo Palm Desert, CA	3.0	2.0	2341	$4,000	$1.71	6d	1	0.56mi
73843 Line Canyon Ln Palm Desert, CA	2.0	2.0	1570	$2,100	$1.34	12d	1	0.57mi
2701 Via Calderia Palm Desert, CA	2.0	2.0	1559	$2,850	$1.83	25d	1	0.59mi
40605 Ventana Ct Palm Desert, CA	3.0	2.5	2093	$4,500	$2.15	19d	1	0.62mi
40592 Palm Ct Palm Desert, CA	3.0	2.5	2498	$5,000	$2.00	13d	1	0.64mi
40556 Clover Ln Palm Desert, CA	3.0	2.5	1880	$4,200	$2.23	45d	1	0.66mi
1803 Via San Martino Palm Desert, CA	2.0	2.0	1559	$3,900	$2.50	45d	1	0.67mi
40560 Glenwood Ln Palm Desert, CA	3.0	3.0	2052	$6,500	$3.17	45d	1	0.67mi
41517 Armanac Ct Palm Desert, CA	3.0	2.0	1537	$3,400	$2.21	4d	1	0.71mi
73983 Munn Cir Palm Desert, CA	3.0	2.0	2064	$3,400	$1.65	45d	1	0.75mi
73750 Calle Bisque Palm Desert, CA	3.0	2.0	1537	$6,500	$4.23	45d	1	0.78mi
217 Las Lomas Palm Desert, CA	2.0	2.0	1656	$6,300	$3.80	45d	1	0.88mi
142 Lake Shore Dr Rancho Mirage, CA	3.0	3.0	1888	$4,850	$2.57	45d	1	0.88mi
205 Las Lomas Palm Desert, CA	2.0	2.0	1457	$6,000	$4.12	45d	1	0.88mi
255 San Remo St Palm Desert, CA	2.0	2.0	1656	$6,600	$3.99	45d	1	0.88mi
72460 Rodeo Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	6d	1	0.89mi
195 Desert Lakes Dr Rancho Mirage, CA	2.0	2.0	2465	$6,000	$2.43	45d	1	0.89mi
177 Las Lomas Palm Desert, CA	2.0	2.0	1800	$7,500	$4.17	45d	1	0.89mi
72385 Beverly Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	19d	1	0.92mi
8 Las Cruces Ln Palm Desert, CA	2.0	2.0	1705	$5,000	$2.93	45d	1	0.92mi
323 San Remo St Palm Desert, CA	2.0	2.0	1556	$8,500	$5.46	45d	1	0.94mi
1701 Retreat Cir Palm Desert, CA	3.0	2.5	2034	$5,300	$2.61	45d	1	0.95mi
264 Avenida del Sol Palm Desert, CA	2.0	2.0	1800	$6,000	$3.33	45d	1	0.95mi
122 Kavenish Dr Rancho Mirage, CA	3.0	3.0	2324	$5,500	$2.37	45d	1	0.96mi
37677 Emerson Dr Palm Desert, CA	3.0	2.0	1896	$3,600	$1.90	45d	1	0.97mi

Listing history 23 events

1. 2026-06-21
   days on market $221,000 Active 95 DOM
2. 2026-06-18
   days on market $221,000 Active 92 DOM
3. 2026-06-17
   days on market $221,000 Active 91 DOM
4. 2026-06-16
   days on market $221,000 Active 90 DOM
5. 2026-06-15
   days on market $221,000 Active 89 DOM
6. 2026-06-13
   days on market $221,000 Active 87 DOM
7. 2026-06-09
   days on market $221,000 Active 83 DOM
8. 2026-06-08
   days on market $221,000 Active 82 DOM
9. 2026-06-07
   days on market $221,000 Active 81 DOM
10. 2026-06-04
    days on market $221,000 Active 78 DOM
11. 2026-06-03
    days on market $221,000 Active 77 DOM
12. 2026-06-02
    days on market $221,000 Active 76 DOM
13. 2026-06-01
    days on market $221,000 Active 75 DOM
14. 2026-05-31
    days on market $221,000 Active 74 DOM
15. 2026-04-03
    price $221,000 1114-char remark

    Show marketing remark (1114 chars)

    #280 has an especially serene and lovely fairway view shaded by 2 large eucalyptus trees on the course. Spanning almost 2000 sq. ft this residence has plenty of space to relax and enjoy your stunning views. A very spacious master and master bath. The guest bedroom is equally roomy and has easy access to the guest bathroom. The large Living room/great room has a cozy fireplace and many large windows facing the fairway. The eat in kitchen was fully remodeled about 10 years ago. In addition there is a full dining room area adjacent to the great room for your entertaining pleasure. Yes, there are cosmetic updates needed, bathrooms and flooring. The laundry room is spacious and has direct access to the carport and storage shed. The large patio shines with ample seating area and really wonderful views from every point. The sellers have been there 22 years and it's time for new owners and some new updates to showcase what a gem this remarkable home really is. With some new touches, this home can be the perfect blend of scenic beauty, stylish living and resort-inspired comfort, right on the fairway.

16. 2026-03-16
    listed $235,000 Active 1114-char remark

    Show marketing remark (1114 chars)

    #280 has an especially serene and lovely fairway view shaded by 2 large eucalyptus trees on the course. Spanning almost 2000 sq. ft this residence has plenty of space to relax and enjoy your stunning views. A very spacious master and master bath. The guest bedroom is equally roomy and has easy access to the guest bathroom. The large Living room/great room has a cozy fireplace and many large windows facing the fairway. The eat in kitchen was fully remodeled about 10 years ago. In addition there is a full dining room area adjacent to the great room for your entertaining pleasure. Yes, there are cosmetic updates needed, bathrooms and flooring. The laundry room is spacious and has direct access to the carport and storage shed. The large patio shines with ample seating area and really wonderful views from every point. The sellers have been there 22 years and it's time for new owners and some new updates to showcase what a gem this remarkable home really is. With some new touches, this home can be the perfect blend of scenic beauty, stylish living and resort-inspired comfort, right on the fairway.

17. 2026-03-09
    historical
18. 2026-02-14
    listed $235,500 Active
19. 2026-02-06
    historical
20. 2001-04-25
    historical
21. 2001-01-05
    listed $64,950
22. 1998-11-10
    historical
23. 1998-10-03
    listed $32,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 5 d/yr ≥114°F today · 15 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: $41,907
• − Mortgage interest: −$12,379
• − Property taxes: −$3,315
• − Insurance: −$1,105
• − Repairs & maintenance: −$3,353
• − Management: −$3,353
• − Depreciation: −$6,429
• Taxable income: $11,973
• Est. tax owed @ 24.0%: −$2,874
• After-tax cash flow: $11,905/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab

This manufactured home has fair condition with cosmetic updates needed, particularly in the bathrooms and interior paint. Simple touch-ups can significantly enhance its resale and rental value.

Repairs flagged

• Minor Paint — Paint appears faded and could benefit from touch-up
• Minor Bathrooms — Tiled floors and walls show some wear

Value-add opportunities

• Both Paint touch-up — Enhances curb appeal and interior aesthetics
• Both Bathroom maintenance — Improves functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded and could benefit from touch-up	Minor	$500–3,000
Bathrooms · Tiled floors and walls show some wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint touch-up — Enhances curb appeal and interior aesthetics ↑
• Both Bathroom maintenance — Improves functionality and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+580.0% since first listed

9 events — show timeline

• 2026-04-03 Price Changed $221,000 GPSMLS
• 2026-03-16 Listed $235,000 GPSMLS
• 2026-03-09 Listing Removed — GPSMLS
• 2026-02-14 Listed $235,500 GPSMLS
• 2026-02-06 Coming Soon — GPSMLS
• 2001-04-25 Listing Removed — GPSMLS
• 2001-01-05 Listed $64,950 GPSMLS
• 1998-11-10 Listing Removed — GPSMLS
• 1998-10-03 Listed $32,500 GPSMLS