65 San Marino Cir · Rancho Mirage, CA 92270

$825,000

4 bd · 3.5 ba · 2,899 sqft · SingleFamily public records · 43 Days on market

Built 1999 0.27 ac lot $285/sqft · 46% below area Est $1519k · 46% under $700/mo HOA · 9% of rent ↓ 38% 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• 1% rule +4.5/10.0
• 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

Desert living at its best in the gated community of San Marino. This spacious five-bedroom home, including a detached casita, is designed for easy indoor-outdoor living with a private pool, spa, and outdoor entertaining area. Inside, bright open spaces, high ceilings, and a well-appointed kitchen create a comfortable flow for everyday living and gatherings. The primary suite offers a peaceful retreat with patio access and a beautifully updated bath, while additional bedrooms provide flexibility for guests or a variety of other uses. Venture outside to your own private oasis--complete with pool, spa, and BBQ--ideal for relaxing or entertaining year-round. Ideally located in Rancho Mirage, ju

Key facts

• Gated community
• Private pool
• Updated bath

Tags

• GATED COMMUNITY
• PRIVATE POOL
• OUTDOOR ENTERTAINING AREA
• DETACHED CASITA
• UPDATED BATH
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Property is fee simple
• Financial info: Listing terms include conventional and cash financing
• HOA & community: HOA with monthly fee of $700; Community amenities include tennis courts and other courts

Exterior

• Parking: Attached 2-car garage with garage door opener; Total of 4 parking spaces (2 covered)
• Security: Gated community; Community security
• Utilities: PUD: Yes; Sewer: Connected and paid
• Home design: Single-family residence; One story; Attached property
• Construction: Year built per builder; No specific construction materials or roof/foundation details provided
• Exterior features: Private in-ground pool; Private in-ground spa/hot tub; Sprinkler system; Community security

Interior

• Kitchen: Kitchen with a gas fireplace (no specific appliances listed)
• Bedrooms: Includes a casita/guest house
• Flooring: Carpet; Tile
• Bathrooms: Three full bathrooms; One quarter-bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Partially furnished; Gas fireplaces (used in living areas including living room, kitchen, master bedroom, and casita)
• Laundry & utility: No laundry or utility details provided

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $825k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $780k (5.4% below list).
• Recommended offer: $780k (5.4% below list) — sets the bar for 1% rule.
• 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.
• 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); 58% 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 $7,802/mo this rent would consume 87% 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 $6k of loan paydown is wiped out by about $25k 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 43 days — a 3% lower offer ($800k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $303k; list at $825k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $780,152 (5.4% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.95% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 8.8

CMA / ARV

• ARV (median comp): $1,519,431
• List price: $825,000
• Delta: -45.70%
• 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
36736 Jasmine Ln	0.30mi	4/5.0	3,020 (+4%)	1mo	$1,550,000	$513	72
8 Oakmont Dr	0.17mi	3/3.5 (-1)	3,075 (+6%)	8mo	$1,040,000	$338	71
71096 Colorado Ct	0.20mi	3/4.0 (-1)	3,140 (+8%)	0mo	$1,435,000	$457	70
54 San Fernando	0.07mi	3/2.5 (-1)	2,598 (-10%)	1mo	$995,000	$383	70
30 Oakmont Dr	0.35mi	3/3.5 (-1)	3,075 (+6%)	8mo	$1,137,500	$370	62
70840 Ironwood Dr	0.24mi	3/3.5 (-1)	2,644 (-9%)	9mo	$1,160,000	$439	62
71121 Sunny Ln	0.38mi	3/3.0 (-1)	3,088 (+6%)	7mo	$1,105,000	$358	59
70590 Camellia Ct	0.56mi	3/2.5 (-1)	3,020 (+4%)	4mo	$1,190,000	$394	55
70570 Camellia Ct	0.59mi	4/4.0	3,165 (+9%)	3mo	$1,820,000	$575	53
1 Birkdale Cir	0.68mi	3/3.5 (-1)	3,169 (+9%)	4mo	$1,400,000	$442	44
56 Oakmont Dr	0.57mi	3/3.5 (-1)	3,241 (+12%)	6mo	$1,450,000	$447	44
11 Sterling Pl	0.70mi	3/3.0 (-1)	2,498 (-14%)	3mo	$1,568,000	$628	35

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-115,140
• Equity at exit: $123,010

10-year hold

• IRR: -3.7%
• Equity multiple: 0.74×
• Total profit: $-59,231
• Equity at exit: $71,331

Cash invested: $231,000 (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: 8.8×

Monthly cashflow live

• Estimated rent: $7,802 high
• Mortgage (P&I): −$4,326
• Tax from tax record: −$596 /mo · $7,148/yr
• Insurance: −$344
• HOA: −$700
• Vacancy / Maint / Mgmt: −$1,638
• Net cashflow: $197

Break-even live

Break-even rent $7,552

Max offer price $825,000

Occupancy floor 92%

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: $206,250
• Closing costs: $24,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69 San Marino Cir Rancho Mirage, CA	3.0	2.5	2601	$3,795	$1.46	22d	1	0.02mi
71000 Los Altos Ct Rancho Mirage, CA	3.0	4.0	4038	$14,000	$3.47	44d	1	0.14mi
829 Inverness Dr Rancho Mirage, CA	4.0	3.0	2527	$11,000	$4.35	12d	1	0.17mi
70895 Ironwood Dr Rancho Mirage, CA	4.0	2.5	2575	$7,995	$3.10	5d	1	0.21mi
36726 Jasmine Ln Rancho Mirage, CA	4.0	3.0	2539	$14,000	$5.51	44d	1	0.32mi
70955 Sunny Ln Rancho Mirage, CA	4.0	4.5	3623	$17,500	$4.83	44d	1	0.39mi
22 San Leandro Ct Rancho Mirage, CA	3.0	3.5	2563	$5,500	$2.15	44d	1	0.40mi
913 Inverness Dr Rancho Mirage, CA	3.0	3.0	2690	$6,800	$2.53	44d	1	0.43mi
714 Inverness Dr Rancho Mirage, CA	3.0	3.0	2227	$3,500	$1.57	44d	1	0.57mi
16 Judd Ter Rancho Mirage, CA	4.0	5.0	4110	$20,000	$4.87	44d	1	0.63mi
35018 Mission Hills Dr Rancho Mirage, CA	3.0	3.0	3066	$7,500	$2.45	44d	1	0.66mi
35018 Mission Hills Dr Rancho Mirage, CA	3.0	3.0	3066	$7,500	$2.45	17d	1	0.66mi
4 Bentley Rd Rancho Mirage, CA	4.0	2.5	3068	$6,500	$2.12	44d	1	0.74mi
20 Lincoln Pl Rancho Mirage, CA	3.0	3.5	2700	$3,995	$1.48	44d	1	0.77mi
42 Colonial Dr Rancho Mirage, CA	3.0	3.0	2005	$3,600	$1.80	3d	1	0.80mi
42 Colonial Dr Rancho Mirage, CA	3.0	3.0	2005	$3,600	$1.80	22d	1	0.80mi
5 Victoria Falls Dr Rancho Mirage, CA	4.0	4.0	3427	$4,500	$1.31	24d	1	0.82mi
41 Lincoln Pl Rancho Mirage, CA	3.0	3.0	2272	$4,900	$2.16	44d	1	0.82mi
70451 Cobb Rd Rancho Mirage, CA	3.0	2.0	2148	$3,750	$1.75	44d	1	0.83mi
65 La Costa Dr Rancho Mirage, CA	4.0	3.0	2736	$10,500	$3.84	44d	1	0.89mi
25 Buckingham Way Rancho Mirage, CA	5.0	3.5	3332	$5,800	$1.74	17d	1	0.94mi
507 Desert West Dr Rancho Mirage, CA	3.0	2.0	2265	$8,500	$3.75	44d	1	0.97mi
22 Calle Escala Rancho Mirage, CA	3.0	2.5	2116	$3,800	$1.80	11d	1	0.99mi
645 Hospitality Dr Rancho Mirage, CA	3.0	3.0	2727	$4,300	$1.58	44d	1	1.02mi
13 Vista Mirage Way Rancho Mirage, CA	3.0	2.0	2071	$3,700	$1.79	44d	1	1.05mi
37641 Peacock Cir Rancho Mirage, CA	3.0	3.0	2395	$6,500	$2.71	24d	1	1.05mi
70181 Chappel Rd Rancho Mirage, CA	4.0	3.0	2000	$5,900	$2.95	44d	1	1.07mi
1 Mayfair Dr Rancho Mirage, CA	3.0	3.0	3306	$15,000	$4.54	44d	1	1.09mi
140 Columbia Dr Rancho Mirage, CA	3.0	3.0	2950	$8,950	$3.03	44d	1	1.10mi
45 Pebble Beach Dr Rancho Mirage, CA	4.0	3.0	3200	$3,950	$1.23	24d	1	1.12mi
35202 Vista del Monte Rancho Mirage, CA	4.0	3.5	3650	$9,000	$2.47	44d	1	1.15mi
104 Loch Lomond Rd Rancho Mirage, CA	4.0	3.0	3812	$15,000	$3.93	22d	1	1.24mi
5 Chandra Ln Rancho Mirage, CA	3.0	2.0	2015	$4,000	$1.99	44d	1	1.25mi
136 Royal Saint Georges Way Rancho Mirage, CA	3.0	3.0	3349	$13,000	$3.88	20d	1	1.26mi
134 Royal Saint Georges Way Rancho Mirage, CA	3.0	3.5	3598	$12,000	$3.34	44d	1	1.27mi
37640 Los Cocos Dr E Rancho Mirage, CA	3.0	2.5	2275	$3,000	$1.32	24d	1	1.27mi
69707 Camino Pacifico Rancho Mirage, CA	4.0	3.5	3815	$9,500	$2.49	14d	1	1.30mi
13 Tennis Club Dr Rancho Mirage, CA	3.0	3.0	2079	$4,500	$2.16	17d	1	1.31mi
69940 Los Cocos Ct Rancho Mirage, CA	3.0	3.0	2367	$2,900	$1.23	44d	1	1.31mi
38 Burgundy Rancho Mirage, CA	3.0	3.0	2726	$4,500	$1.65	18d	1	1.35mi

HOA detail

• Monthly dues: $700 · $8,400/yr
• Likely covers: poolsecurity

Listing history 17 events

1. 2026-06-18
   days on market $825,000 Active 43 DOM
2. 2026-06-17
   days on market $825,000 Active 42 DOM
3. 2026-06-16
   days on market $825,000 Active 41 DOM
4. 2026-06-15
   days on market $825,000 Active 40 DOM
5. 2026-06-13
   days on market $825,000 Active 38 DOM
6. 2026-06-13
   days on market $825,000 Active 37 DOM
7. 2026-06-09
   days on market $825,000 Active 34 DOM
8. 2026-06-08
   days on market $825,000 Active 33 DOM
9. 2026-06-07
   statusdays on market $825,000 Active 32 DOM
10. 2026-04-28
    listed $825,000 Active 922-char remark
11. 2026-04-14
    historical
12. 2026-04-03
    price $849,000
13. 2026-02-07
    price $899,000
14. 2025-11-11
    price $949,000
15. 2025-10-09
    listed $969,000 Active
16. 1999-04-14
    soldstatus $303,000
17. 1997-12-29
    soldstatus $1,322,000

ⓘ 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: $7,148 · $596/mo
• Projected year-2 tax: $7,148 · $596/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 · 19 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: $93,618
• − Mortgage interest: −$46,213
• − Property taxes: −$7,148
• − Insurance: −$4,125
• − Repairs & maintenance: −$7,489
• − Management: −$7,489
• − HOA: −$8,400
• − Depreciation: −$24,000
• Taxable loss: −$11,246
• Est. tax savings @ 24.0%: +$2,699
• After-tax cash flow: $5,068/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

-37.6% since first listed

11 events — show timeline

• 2026-06-18 Pending — GPSMLS
• 2026-06-06 Relisted — GPSMLS
• 2026-05-28 Pending — GPSMLS
• 2026-04-28 Listed $825,000 GPSMLS
• 2026-04-14 Listing Removed — GPSMLS
• 2026-04-03 Price Changed $849,000 GPSMLS
• 2026-02-07 Price Changed $899,000 GPSMLS
• 2025-11-11 Price Changed $949,000 GPSMLS
• 2025-10-09 Listed $969,000 GPSMLS
• 1999-04-14 Sold (Public Records) $303,000 Public Records
• 1997-12-29 Sold (Public Records) $1,322,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $7,148 · +0.3% YoY. Source: county tax records.