12 Jupiter St · Palm Springs, CA 92264

$64,999

3 bd · 2.0 ba · 1,450 sqft · Manufactured · 262 Days on market

Manufactured home Built 1969 Fair condition $45/sqft · 49% below area Est $127k · 49% under ↓ 34% since listing

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Appreciation +2.5/10.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -4.4

Listing remarks MLS

Price adjustment-- Seller Motivated! Discover this spacious 1,450 sq ft double-wide manufactured home located in the desirable Horizon Village community. Surrounded by mountain views and offering direct access to scenic hiking trails right behind the community, this home blends comfort, convenience, and outdoor livingEnjoy a bright, open interior featuring fresh new paint inside and out. The generous floor plan provides plenty of space for relaxing or entertaining, with large windows that bring in natural light throughout. This ideal Palm Springs location places you just minutes from grocery stores, dining, schools, and conveniences. Community amenities include a clubhouse and pool, giving you great options for recreation and relaxation. SOLD AS IS.

Key facts

• Community pool
• Built 1969
• Listed 261 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 43.8% vs local median 2.6% in Palm Springs — 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 66/100 on livability (#348 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: crime F, cost of living F, health & safety 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: Cahuilla Elementary (421 students, 93% FRL); Raymond Cree Middle (708 students, 98% FRL); Palm Springs High (math 30% / reading 51%, grade F, #508 of 1,170 statewide, top 44%, 1,584 students, 97% FRL) — zoned schools average 96% FRL vs 73% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.4%/yr); 643 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 120d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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 $3,137/mo this rent would consume 48% of the median local household income ($78k/yr) — 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 $449 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $18k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F 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: 4.83% ✓
• Cap rate: 43.75%
• Cash-on-cash: 133.79%
• DSCR: 6.95
• GRM: 1.7

CMA / ARV

• ARV (median comp): $126,792
• List price: $64,999
• Delta: -48.74%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
262 Costa Mesa Dr	0.41mi	2/2.0 (-1)	1,440 (-1%)	1mo	$135,000	$94	74
190 Mercury St	0.22mi	3/2.0	1,440 (-1%)	19mo	$175,000	$122	73
60 Calle Abajo	0.08mi	2/2.0 (-1)	1,248 (-14%)	0mo	$170,000	$136	68
236 Del Mar	0.44mi	3/2.0	1,500 (+3%)	16mo	$147,000	$98	60
137 Camarillo St	0.47mi	2/2.0 (-1)	1,390 (-4%)	7mo	$90,000	$65	60
186 Vega	0.21mi	2/3.0 (-1)	1,320 (-9%)	22mo	$80,000	$61	48
41 Santa Ana St	0.35mi	2/2.0 (-1)	1,248 (-14%)	12mo	$130,000	$104	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.02×
• Total profit: $109,554
• Equity at exit: $9,692

10-year hold

• IRR: —
• Equity multiple: 13.44×
• Total profit: $226,468
• Equity at exit: $5,620

Cash invested: $18,200 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 3 under contract
• Months of supply: 4.5 mo (22%/mo absorbed)
• Median asking: $139,000 ($121/sqft)
• Median days on market: 33 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -27.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92264

• Rents YoY: -0.4%
• Active inventory: 643
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $3,137 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $2,029

Break-even live

Break-even rent $569

Max offer price $64,999

Occupancy floor 30%

Sensitivity live

Price	-10% $2,074	-5% $2,052	+0% $2,029	+5% $2,007	+10% $1,984
Rent	-10% $1,781	-5% $1,905	+0% $2,029	+5% $2,153	+10% $2,277
Rate	-1.0pp $2,062	-0.5pp $2,046	base $2,029	+0.5pp $2,012	+1.0pp $1,995

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: $16,250
• Closing costs: $1,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2120 Southridge Dr Palm Springs, CA	2.0	2.0	1600	$3,000	$1.88	140d	1	0.09mi
449 Desert Lakes Dr Palm Springs, CA	2.0	2.0	1778	$3,000	$1.69	120d	1	0.10mi
3545 Ridgeview Cir Palm Springs, CA	3.0	3.0	1783	$5,675	$3.18	139d	1	0.29mi
3545 Ridgeview Cir Palm Springs, CA	3.0	2.5	1783	$9,750	$5.47	120d	1	0.29mi
3545 Ridgeview Cir Palm Springs, CA	3.0	2.5	1783	$9,750	$5.47	98d	1	0.29mi
2345 S Cherokee Way Palm Springs, CA	2.0–3.0	2.0	1347	$7,000	$5.20	18d	2	0.30mi
1700 S Araby Dr Palm Springs, CA	1.0–2.0	1.0–2.0	871	$2,682	$3.08	6d	3	0.32mi
3180 E Escoba Dr Palm Springs, CA	3.0	2.0	1532	$7,500	$4.90	94d	1	0.41mi
177 Westlake Dr Palm Springs, CA	2.0	2.0	1545	$12,500	$8.09	139d	1	0.41mi
2716 Anza Trl Palm Springs, CA	3.0	2.0	1508	$4,950	$3.28	139d	1	0.45mi
1791 Basque Ct Palm Springs, CA	3.0	2.0	1622	$2,499	$1.54	10d	1	0.51mi
1816 Pintura Cir W Palm Springs, CA	2.0	3.0	1650	$3,145	$1.91	139d	1	0.52mi
3113 E San Martin Cir Palm Springs, CA	3.0	2.0	1737	$3,950	$2.27	139d	1	0.54mi
24 Desert Lakes Dr Palm Springs, CA	2.0	2.0	1545	$9,500	$6.15	139d	1	0.56mi
2801 E Avery Dr Palm Springs, CA	2.0	2.0	1030	$2,150	$2.09	24d	1	0.58mi
2247 Miramonte Cir W Unit F Palm Springs, CA	2.0	2.0	1264	$2,650	$2.10	43d	1	0.61mi
2391 Mira Monte Cir W Palm Springs, CA	2.0	2.0	1180	$2,850	$2.42	139d	1	0.62mi
70 Lakeview Dr Palm Springs, CA	2.0	2.0	1545	$9,000	$5.83	117d	1	0.66mi
2500 E Palm Canyon Dr Palm Springs, CA	2.0	2.0	975	$2,260	$2.32	6d	6	0.68mi
2350 Miramonte Cir E Unit E Palm Springs, CA	2.0	2.0	1241	$4,500	$3.63	139d	1	0.70mi
2350 Miramonte Cir E Unit A Palm Springs, CA	2.0	2.0	1264	$3,800	$3.01	33d	1	0.74mi
2550 Miramonte Cir E Unit C Palm Springs, CA	3.0	2.5	1397	$2,730	$1.95	120d	1	0.75mi
2490 Miramonte Cir E Unit B Palm Springs, CA	2.0	2.0	1155	$2,750	$2.38	63d	1	0.75mi
272 Desert Lakes Dr Palm Springs, CA	2.0	2.0	1545	$7,000	$4.53	139d	1	0.78mi
306 Desert Lakes Dr Palm Springs, CA	2.0	2.0	1545	$8,000	$5.18	139d	1	0.82mi
320 Desert Lakes Dr Palm Springs, CA	2.0	2.0	1545	$8,500	$5.50	139d	1	0.83mi
4850 N Winners Cir Unit A Palm Springs, CA	2.0	2.0	1275	$2,700	$2.12	112d	1	0.88mi
2351 S Birdie Way Unit B Palm Springs, CA	2.0	3.0	1438	$2,095	$1.46	65d	1	0.90mi
2441 S Birdie Way Unit E Palm Springs, CA	2.0	2.0	1438	$3,250	$2.26	120d	1	0.90mi
2601 S Broadmoor Dr Palm Springs, CA	2.0	2.0	1154	$2,298	$1.99	10d	2	0.93mi
2601 S Broadmoor Dr Palm Springs, CA	2.0	2.0	1178	$2,050	$1.74	139d	2	0.93mi
2104 S Birdie Way Palm Springs, CA	3.0	2.0	1456	$3,600	$2.47	139d	1	0.93mi
2701 E Mesquite Ave Palm Springs, CA	2.0	2.0	1175	$3,460	$2.94	84d	3	0.93mi
2701 E Mesquite Ave Palm Springs, CA	2.0	2.0	1175	$2,982	$2.54	120d	5	0.93mi
2701 E Mesquite Ave Palm Springs, CA	2.0	2.0	1175	$3,435	$2.92	116d	4	0.93mi
2701 E Mesquite Ave Palm Springs, CA	2.0	2.0	1175	$2,982	$2.54	37d	5	0.93mi
945 S Nueva Vista Dr Palm Springs, CA	3.0	2.0	1328	$4,100	$3.09	49d	1	0.97mi
2700 E Mesquite Ave Palm Springs, CA	2.0	2.0	1175	$3,025	$2.57	139d	2	0.97mi
2700 E Mesquite Ave Unit C15 Palm Springs, CA	2.0	2.0	1175	$3,950	$3.36	3d	1	1.00mi
835 S Nueva Vista Dr Palm Springs, CA	3.0	2.0	1328	$3,695	$2.78	54d	1	1.01mi

Listing history 50 events

1. 2026-09-23
   days on market $64,999 Active 262 DOM
2. 2026-09-22
   days on market $64,999 Active 261 DOM
3. 2026-09-21
   days on market $64,999 Active 260 DOM
4. 2026-09-20
   days on market $64,999 Active 259 DOM
5. 2026-09-19
   days on market $64,999 Active 258 DOM
6. 2026-09-18
   days on market $64,999 Active 257 DOM
7. 2026-09-17
   days on market $64,999 Active 256 DOM
8. 2026-09-16
   days on market $64,999 Active 255 DOM
9. 2026-09-15
   statusdays on market $64,999 Active 254 DOM
10. 2026-09-14
    days on market $64,999 Active Under Contract 253 DOM
11. 2026-09-13
    days on market $64,999 Active Under Contract 252 DOM
12. 2026-09-12
    days on market $64,999 Active Under Contract 251 DOM
13. 2026-09-11
    statusdays on market $64,999 Active Under Contract 250 DOM
14. 2026-08-28
    status $64,999 Pending Sale 245 DOM
15. 2026-08-28
    days on market $64,999 Active 245 DOM
16. 2026-08-27
    days on market $64,999 Active 244 DOM
17. 2026-08-25
    statusdays on market $64,999 Active 242 DOM
18. 2026-07-28
    statusdays on market $64,999 Pending Sale 241 DOM
19. 2026-07-26
    days on market $64,999 Active 240 DOM
20. 2026-07-24
    days on market $64,999 Active 238 DOM
21. 2026-07-23
    days on market $64,999 Active 237 DOM
22. 2026-07-22
    days on market $64,999 Active 236 DOM
23. 2026-07-21
    days on market $64,999 Active 235 DOM
24. 2026-07-20
    days on market $64,999 Active 234 DOM
25. 2026-07-18
    days on market $64,999 Active 232 DOM
26. 2026-07-18
    days on market $64,999 Active 231 DOM
27. 2026-07-16
    days on market $64,999 Active 230 DOM
28. 2026-07-15
    days on market $64,999 Active 229 DOM
29. 2026-07-14
    days on market $64,999 Active 228 DOM
30. 2026-07-13
    days on market $64,999 Active 227 DOM
31. 2026-07-13
    days on market $64,999 Active 226 DOM
32. 2026-07-11
    days on market $64,999 Active 225 DOM
33. 2026-07-10
    days on market $64,999 Active 224 DOM
34. 2026-07-09
    days on market $64,999 Active 223 DOM
35. 2026-07-07
    days on market $64,999 Active 221 DOM
36. 2026-07-06
    days on market $64,999 Active 220 DOM
37. 2026-07-06
    days on market $64,999 Active 219 DOM
38. 2026-07-05
    days on market $64,999 Active 218 DOM
39. 2026-07-03
    days on market $64,999 Active 217 DOM
40. 2026-07-02
    days on market $64,999 Active 216 DOM
41. 2026-07-01
    days on market $64,999 Active 215 DOM
42. 2026-06-30
    days on market $64,999 Active 214 DOM
43. 2026-06-29
    days on market $64,999 Active 213 DOM
44. 2026-06-28
    days on market $64,999 Active 212 DOM
45. 2026-06-27
    days on market $64,999 Active 211 DOM
46. 2026-06-26
    days on market $64,999 Active 210 DOM
47. 2026-06-24
    days on market $64,999 Active 208 DOM
48. 2026-06-22
    days on market $64,999 Active 206 DOM
49. 2026-06-21
    pricedays on market $64,999 Active 205 DOM
50. 2026-06-18
    days on market $74,999 Active 202 DOM

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,644
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$3,012
• − Management: −$3,012
• − Depreciation: −$1,891
• Taxable income: $24,790
• Est. tax owed @ 24.0%: −$5,949
• After-tax cash flow: $18,399/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $36,250–$65,250 screening

This double-wide manufactured home in Horizon Village requires moderate renovations, including kitchen and bathroom updates, exterior painting, and landscaping improvements. These upgrades will significantly increase its resale and rental value.

Components & finishes AI

Counters granite

Repairs flagged

• Minor Kitchen cabinets — The cabinets are dated and could be replaced or updated.
• Major Bathroom fixtures — The shower and toilet are in poor condition and need replacement.
• Moderate Exterior siding — The siding shows signs of wear and may need repainting or replacement.
• Minor Landscaping — The landscaping is overgrown and could be trimmed and refreshed.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen will attract more buyers and increase the home's value. ↑
• Resale Bathroom renovation — A new bathroom will significantly improve the home's appeal and value. ↑
• Both Exterior painting — Fresh paint will improve the home's curb appeal and increase its value. ↑
• Both Landscaping — A well-maintained and landscaped yard will enhance the home's appeal and value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Cahuilla Elementary Middle Raymond Cree Middle High Palm Springs High F CA #508/1,170 Nat'l #8,052/17,239

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

C Composite livability gradescore 66/100

Livability — Palm Springs

• Score: 66/100
• State rank: #348
• US rank: #11850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, CA
• County: Riverside County · 2,664,475 people
• City population: 46,786
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 19,899
• Household income: $77,688
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 12% Asian 6% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 13% Tagalog/Filipino 2% Other Asian/Pacific 1%

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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: ▼ -489.04%
• Current HPI: 357.0969
• Rent YoY: ▼ -0.43%
• Metro: Riverside-San Bernardino-Ontario, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

-34.2% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $79,000 CRMLS
• 2026-04-16 Price Changed $90,000 CRMLS
• 2026-03-27 Price Changed $95,000 CRMLS
• 2026-03-02 Price Changed $110,000 CRMLS
• 2025-11-29 Listed $120,000 CRMLS
• 2025-11-25 Coming Soon $120,000 CRMLS