64625 Pierson Blvd · Desert Hot Springs, CA 92240

$37,500

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 83 Days on market

Built 1967 $30/sqft · 24% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Space F-11 in Park West, an all-age community. This lovely 1967, 624 sq. ft. , one-bedroom, one-bath Skyline home is ready for you to move in and enjoy the desert lifestyle. The home's primary entrance is through the sliding glass doors accessed by the north-facing covered patio. An additional window in the living room allows an abundance of natural light to enter. The kitchen has ample storage, full size refrigerator, natural gas wall oven, natural gas cooktop and hood fan, and just the right amount of counter space. A short hallway leads to the private quarters and holds a linen closet and the homes furnace. The bathroom has has shower over tub, single-basin vanity, and toilet. At the opposite end of the home from the kitchen is the bedroom with dual closets, and a wall-mounted A/C unit, which allows one to cool only the bedroom to help keep the electricity bill low. Beneath the carport awning is a shed and room for a single car with enough space for a second vehicle to be parked behind it in tandem uncovered. Laundry facilities (W/ D) have been installed on the home's patio. Park approval is required. Visit the park office for an application or go online to ParkWestMHP.com for an application. Call today to schedule your private showing.

Key facts

• Natural gas cooktop
• Dual closets
• Ample storage

Tags

• NORTH FACING COVERED PATIO
• AMPLE STORAGE
• NATURAL GAS WALL OVEN
• NATURAL GAS COOKTOP
• DUAL CLOSETS
• WALL MOUNTED A C UNIT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $38k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $38k).
• Recommended offer: $35k (6.0% below list) — sets the bar for market timing.
• Cap rate 53.9% vs local median 4.0% in Desert Hot 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 49/100 on livability (#1,149 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D+, schools F, amenities 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); 515 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2,178/mo this rent would consume 48% of the median local household income ($54k/yr) (locally 2095% 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 $259 of loan paydown is wiped out by about $1k 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 + 3.7% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $5k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,250 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 5.81% ✓
• Cap rate: 53.86%
• Cash-on-cash: 169.88%
• DSCR: 8.56
• GRM: 1.4

CMA / ARV

• ARV (median comp): $24,630
• List price: $37,500
• Delta: 52.25%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64550 Pierson Blvd #98	0.27mi	3/2.0 (+1)	1,248 (0%)	3mo	$95,000	$76	80
64550 Pierson Blvd #25	0.24mi	2/2.0	1,215 (-3%)	5mo	$100,000	$82	80
64625 Pierson Blvd Unit A20	0.11mi	3/2.0 (+1)	1,320 (+6%)	1mo	$142,000	$108	80
64550 Pierson Blvd #56	0.27mi	2/2.0	1,248 (0%)	13mo	$61,000	$49	76
64625 Pierson Blvd Unit B21	0.07mi	2/2.0	1,120 (-10%)	23mo	$75,000	$67	60
64625 Pierson Blvd Unit A32	0.07mi	3/2.0 (+1)	1,400 (+12%)	19mo	$95,000	$68	55
64550 Pierson Blvd #3	0.27mi	3/2.0 (+1)	1,104 (-12%)	11mo	$105,000	$95	54
64550 Pierson Blvd #12	0.24mi	3/2.0 (+1)	1,060 (-15%)	8mo	$83,000	$78	52

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.84×
• Total profit: $82,358
• Equity at exit: $5,591

10-year hold

• IRR: —
• Equity multiple: 19.10×
• Total profit: $190,028
• Equity at exit: $3,242

Cash invested: $10,500 (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 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 515
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $2,178 high
• Mortgage (P&I): −$197
• Tax from tax record: −$22 /mo · $266/yr
• Insurance: −$16
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $1,364

Break-even live

Break-even rent $452

Max offer price $37,500

Occupancy floor 32%

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65568 Acoma Ave Desert Hot Springs, CA	2.0	2.5	1320	$2,095	$1.59	15d	1	0.93mi
65565 Acoma Ave #49 Desert Hot Springs, CA	3.0	2.0	1396	$2,300	$1.65	44d	1	0.95mi
65841 6th St Desert Hot Springs, CA	2.0	2.0	1204	$2,250	$1.87	44d	1	1.30mi
13322 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1215	$2,750	$2.26	44d	1	1.33mi
13715 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1318	$2,600	$1.97	8d	1	1.40mi
66051 3rd St Desert Hot Springs, CA	2.0	1.0	760	$1,675	$2.20	24d	1	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $37,500 Active 83 DOM
2. 2026-06-17
   days on market $37,500 Active 82 DOM
3. 2026-06-16
   days on market $37,500 Active 81 DOM
4. 2026-06-15
   days on market $37,500 Active 80 DOM
5. 2026-06-13
   days on market $37,500 Active 78 DOM
6. 2026-06-13
   pricedays on market $37,500 Active 77 DOM
7. 2026-06-09
   days on market $42,500 Active 74 DOM
8. 2026-06-08
   days on market $42,500 Active 73 DOM
9. 2026-06-07
   days on market $42,500 Active 72 DOM
10. 2026-06-04
    days on market $42,500 Active 69 DOM
11. 2026-06-03
    days on market $42,500 Active 68 DOM
12. 2026-06-02
    days on market $42,500 Active 67 DOM
13. 2026-06-01
    days on market $42,500 Active 66 DOM
14. 2026-05-31
    days on market $42,500 Active 65 DOM
15. 2026-03-25
    listed $42,500 Active 1270-char remark

    Show marketing remark (1270 chars)

    Welcome to Space F-11 in Park West, an all-age community. This lovely 1967, 624 sq. ft. , one-bedroom, one-bath Skyline home is ready for you to move in and enjoy the desert lifestyle. The home's primary entrance is through the sliding glass doors accessed by the north-facing covered patio. An additional window in the living room allows an abundance of natural light to enter. The kitchen has ample storage, full size refrigerator, natural gas wall oven, natural gas cooktop and hood fan, and just the right amount of counter space. A short hallway leads to the private quarters and holds a linen closet and the homes furnace. The bathroom has has shower over tub, single-basin vanity, and toilet. At the opposite end of the home from the kitchen is the bedroom with dual closets, and a wall-mounted A/C unit, which allows one to cool only the bedroom to help keep the electricity bill low. Beneath the carport awning is a shed and room for a single car with enough space for a second vehicle to be parked behind it in tandem uncovered. Laundry facilities (W/ D) have been installed on the home's patio. Park approval is required. Visit the park office for an application or go online to ParkWestMHP.com for an application. Call today to schedule your private showing.

16. 2014-07-16
    historical
17. 2014-05-13
    status Active
18. 2014-04-25
    historical
19. 2014-04-03
    price $11,000
20. 2014-02-21
    price $18,000
21. 2014-02-05
    listed $19,000 Active

ⓘ 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: $266 · $22/mo
• Projected year-2 tax: $285 · $24/mo
• Expected delta: +$19/yr (+$2/mo · 7.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AO · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥110°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,141
• − Mortgage interest: −$2,101
• − Property taxes: −$266
• − Insurance: −$1,655
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − Depreciation: −$1,091
• Taxable income: $16,846
• Est. tax owed @ 24.0%: −$4,043
• After-tax cash flow: $12,327/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 — Desert Hot Springs

• Score: 49/100
• State rank: #1149
• US rank: #25774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Riverside County · 2,287,001 people
• City population: 41,615
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 41,615
• Household income: $54,023
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2095.0

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 Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 23% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 47% English-only · Spanish 50% Russian/Polish/Slavic 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: ▼ -102.10%
• Current HPI: 418.4691
• Rent YoY: ▲ 3.66%
• 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

+123.7% since first listed

7 events — show timeline

• 2026-03-25 Listed $42,500 GPSMLS
• 2014-07-16 Listing Removed — GPSMLS
• 2014-05-13 Relisted — GPSMLS
• 2014-04-25 Listing Removed — GPSMLS
• 2014-04-03 Price Changed $11,000 GPSMLS
• 2014-02-21 Price Changed $18,000 GPSMLS
• 2014-02-05 Listed $19,000 GPSMLS

Property tax history

+1.3%/yr

Latest (2025): $266 · -2.1% YoY. Source: county tax records.