73631 Sawmill Canyon Way · Palm Desert, CA 92260

$349,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 89 Days on market

Built 1982 4,356 sqft lot $260/sqft · 8% above area Est $324k · 8% over $400/mo HOA · 12% 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 +13.5/30.0
• 1% rule +4.4/10.0
• DSCR +4.1/10.0
• ARV discount +4.0/15.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is ready for Immediate occupancy as it is being sold furnished with a BBQ and Golf Cart! The spacious patio leads into the living area with cathedral ceilings and dual pane windows with shutters. Laminated floors throughout add to the flow of the home into the remodeled kitchen with stainless steel appliances and Formica counter tops. Proceed down the hall to the master suite with the walk-in tile shower. The 2nd spacious bedroom has its own remodeled bathroom with a walk-in tile shower. The home features a tankless hot water heater so you can enjoy the beautiful showers! Drywalled throughout this home offers a unique opportunity to own in Palm Desert Greens without having to do anything but start enjoying the resort lifestyle.

Key facts

• Remodeled kitchen
• Walk-in tile shower
• Granite counter tops

Tags

• SPACIOUS PATIO
• REMODELED KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTER TOPS
• WALK-IN TILE SHOWER
• TANKLESS HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $349k.

Deal economics

• At list price, monthly cash flow is $14 ($163/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 $329k (5.8% below list).
• Recommended offer: $328k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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); 545 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); 60% 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 $3,286/mo this rent would consume 56% 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 $10k 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 89 days — a 6% lower offer ($328k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $134k; list at $349k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $328,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 8.8

CMA / ARV

• ARV (median comp): $323,500
• List price: $349,000
• Delta: 7.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73370 Indian Creek Way	0.22mi	2/2.0	1,392 (+4%)	4mo	$250,000	$180	81
38430 Desert Greens Dr E	0.18mi	2/2.0	1,440 (+7%)	3mo	$325,000	$226	77
73165 Desert Greens Dr N	0.43mi	2/2.0	1,344 (0%)	3mo	$286,000	$213	77
38703 Desert Greens Dr E	0.27mi	2/2.0	1,248 (-7%)	0mo	$322,000	$258	76
38401 Desert Greens Dr W	0.57mi	2/2.0	1,344 (0%)	1mo	$250,000	$186	72
73651 Adobe Dr	0.23mi	2/2.0	1,488 (+11%)	1mo	$199,000	$134	71
38231 Pigeon Springs Dr	0.33mi	2/2.0	1,440 (+7%)	3mo	$380,000	$264	70
73204 Cold Springs Way	0.40mi	2/2.0	1,414 (+5%)	3mo	$375,000	$265	70
73450 Country Club Dr #26	0.66mi	2/2.0	1,344 (0%)	3mo	$217,500	$162	67
39183 Warm Springs Dr	0.48mi	2/2.0	1,440 (+7%)	0mo	$200,000	$139	65
73171 Cabazon Peak Dr	0.49mi	2/2.0	1,440 (+7%)	1mo	$230,000	$160	65
73450 Country Club Dr #309	0.66mi	3/2.0 (+1)	1,344 (0%)	2mo	$165,000	$123	63

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-60,098
• Equity at exit: $52,037

10-year hold

• IRR: -12.8%
• Equity multiple: 0.30×
• Total profit: $-68,804
• Equity at exit: $30,175

Cash invested: $97,720 (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: 545
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,286 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$207 /mo · $2,484/yr
• Insurance: −$145
• HOA: −$400
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $14

Break-even live

Break-even rent $3,269

Max offer price $349,000

Occupancy floor 95%

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38250 Azalea Dr Palm Desert, CA	2.0	2.0	1806	$5,500	$3.05	43d	1	0.11mi
73639 Cabazon Peak Dr Palm Desert, CA	2.0	2.0	1717	$2,400	$1.40	43d	1	0.18mi
38520 Poppet Canyon Dr Palm Desert, CA	2.0	2.0	1392	$3,700	$2.66	43d	1	0.23mi
37772 Hollister Dr Palm Desert, CA	3.0	2.0	1271	$3,200	$2.52	43d	1	0.40mi
73075 Buck Springs Dr Palm Desert, CA	2.0	2.0	1440	$1,950	$1.35	43d	1	0.54mi
73843 Line Canyon Ln Palm Desert, CA	2.0	2.0	1570	$2,100	$1.34	11d	1	0.55mi
73450 Country Club Dr #120 Palm Desert, CA	2.0	2.0	1856	$2,995	$1.61	11d	1	0.65mi
4162 Via Mattina Palm Desert, CA	2.0	2.0	1867	$2,950	$1.58	12d	1	0.78mi
73759 Julie Ln Palm Desert, CA	2.0	2.0	1366	$3,249	$2.38	43d	1	0.82mi
248 Strada Fortuna Palm Desert, CA	2.0	2.0	1400	$2,500	$1.79	43d	1	0.88mi
2701 Via Calderia Palm Desert, CA	2.0	2.0	1559	$2,850	$1.83	24d	1	0.96mi
1803 Via San Martino Palm Desert, CA	2.0	2.0	1559	$3,900	$2.50	43d	1	1.02mi
73373 Country Club Dr Palm Desert, CA	1.0–2.0	1.0–2.0	852	$2,165	$2.54	43d	1	1.05mi
40064 Silktree Ct Palm Desert, CA	3.0	2.0	1712	$3,200	$1.87	24d	1	1.06mi
74300 Country Club Dr Apt 5001 Palm Desert, CA	2.0	2.0	1099	$7,120	$6.48	43d	1	1.08mi
74300 Country Club Dr Unit 366 Palm Desert, CA	2.0	2.0	1140	$7,170	$6.29	43d	1	1.08mi
36101 Explorer Dr Palm Desert, CA	1.0–3.0	1.0	805	$1,478	$1.84	43d	1	1.09mi
8 Las Cruces Ln Palm Desert, CA	2.0	2.0	1705	$5,000	$2.93	43d	1	1.12mi
40445 Portola Ave Palm Desert, CA	1.0–2.0	1.0–2.0	975	$3,215	$3.30	5d	15	1.15mi
4 Hermosillo Ln Palm Desert, CA	2.0	2.0	1572	$2,900	$1.84	18d	1	1.16mi
105 Kavenish Dr Rancho Mirage, CA	3.0	3.0	1724	$4,200	$2.44	43d	1	1.16mi
41517 Armanac Ct Palm Desert, CA	3.0	2.0	1537	$3,400	$2.21	2d	1	1.16mi
40255 Sagewood Dr Palm Desert, CA	3.0	2.0	1712	$3,300	$1.93	18d	1	1.17mi
73750 Calle Bisque Palm Desert, CA	3.0	2.0	1537	$6,500	$4.23	43d	1	1.18mi
35751 Gateway Dr Palm Desert, CA	1.0–3.0	1.0–2.0	1170	$2,570	$2.20	43d	1	1.22mi
35515 Bains Ave Palm Desert, CA	3.0	2.5	1705	$3,399	$1.99	43d	1	1.23mi
74189 Storke Dr Palm Desert, CA	3.0	3.0	1650	$2,995	$1.82	19d	1	1.25mi
35460 Domani Dr Palm Desert, CA	3.0	3.0	1705	$2,800	$1.64	7d	1	1.26mi
41515 Stanford Rd Palm Desert, CA	3.0	3.0	1725	$2,895	$1.68	24d	1	1.27mi
1 Marbella Ln Palm Desert, CA	2.0	2.0	1080	$4,500	$4.17	43d	1	1.29mi
37600 College Dr Palm Desert, CA	1.0–3.0	1.0–2.5	1195	$2,458	$2.06	1d	21	1.33mi
73528 Cierra St Palm Desert, CA	3.0	2.0	1547	$2,995	$1.94	14d	1	1.34mi
191 Winterhaven Cir Palm Desert, CA	2.0	1.5	1250	$2,800	$2.24	43d	1	1.35mi
166 Wimbledon Ct Palm Desert, CA	2.0	2.0	1250	$3,200	$2.56	43d	1	1.37mi
72460 Rodeo Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	4d	1	1.40mi
72385 Beverly Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	18d	1	1.41mi
323 San Remo St Palm Desert, CA	2.0	2.0	1556	$8,500	$5.46	43d	1	1.43mi
255 San Remo St Palm Desert, CA	2.0	2.0	1656	$6,600	$3.99	43d	1	1.44mi
150 Willow Lake Dr Palm Desert, CA	2.0	2.0	1138	$2,500	$2.20	43d	1	1.44mi
217 Las Lomas Palm Desert, CA	2.0	2.0	1656	$6,300	$3.80	43d	1	1.46mi

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: water

Listing history 21 events

1. 2026-06-18
   days on market $349,000 Active 89 DOM
2. 2026-06-17
   days on market $349,000 Active 88 DOM
3. 2026-06-16
   days on market $349,000 Active 87 DOM
4. 2026-06-15
   days on market $349,000 Active 86 DOM
5. 2026-06-13
   days on market $349,000 Active 84 DOM
6. 2026-06-09
   days on market $349,000 Active 80 DOM
7. 2026-06-08
   days on market $349,000 Active 79 DOM
8. 2026-06-07
   days on market $349,000 Active 78 DOM
9. 2026-06-04
   days on market $349,000 Active 75 DOM
10. 2026-06-03
    days on market $349,000 Active 74 DOM
11. 2026-06-02
    days on market $349,000 Active 73 DOM
12. 2026-06-01
    days on market $349,000 Active 72 DOM
13. 2026-05-31
    days on market $349,000 Active 71 DOM
14. 2026-03-21
    listed $349,000 Active 748-char remark

    Show marketing remark (748 chars)

    This home is ready for Immediate occupancy as it is being sold furnished with a BBQ and Golf Cart! The spacious patio leads into the living area with cathedral ceilings and dual pane windows with shutters. Laminated floors throughout add to the flow of the home into the remodeled kitchen with stainless steel appliances and Formica counter tops. Proceed down the hall to the master suite with the walk-in tile shower. The 2nd spacious bedroom has its own remodeled bathroom with a walk-in tile shower. The home features a tankless hot water heater so you can enjoy the beautiful showers! Drywalled throughout this home offers a unique opportunity to own in Palm Desert Greens without having to do anything but start enjoying the resort lifestyle.

15. 2014-02-03
    soldstatus $133,500 Closed 597-char remark

    Show marketing remark (597 chars)

    This home features 2 bedrooms and 2 bathroom in 1,344 sq. ft. of open flowing floor plan. Some of the upgrades in this lovely home include drywall throughout, custom paint, wood flooring with 3 1/2 inch baseboard and crown molding. This home has both central refrigerated air and a swamp cooler. You will also find dual pane windows with plantation shutters throughout. This home has nice curb appeal with easy care landscaping. Palm Desert Greens offers resort like living with golf, tennis, club house, gym, sauna and so much more. Property being sold as currently finished and with a golf cart!

16. 2014-02-03
    soldstatus $133,500 Closed 597-char remark

    Show marketing remark (597 chars)

    This home features 2 bedrooms and 2 bathroom in 1,344 sq. ft. of open flowing floor plan. Some of the upgrades in this lovely home include drywall throughout, custom paint, wood flooring with 3 1/2 inch baseboard and crown molding. This home has both central refrigerated air and a swamp cooler. You will also find dual pane windows with plantation shutters throughout. This home has nice curb appeal with easy care landscaping. Palm Desert Greens offers resort like living with golf, tennis, club house, gym, sauna and so much more. Property being sold as currently finished and with a golf cart!

17. 2014-01-31
    soldstatus $80,000
18. 2014-01-30
    status Pending 597-char remark

    Show marketing remark (597 chars)

    This home features 2 bedrooms and 2 bathroom in 1,344 sq. ft. of open flowing floor plan. Some of the upgrades in this lovely home include drywall throughout, custom paint, wood flooring with 3 1/2 inch baseboard and crown molding. This home has both central refrigerated air and a swamp cooler. You will also find dual pane windows with plantation shutters throughout. This home has nice curb appeal with easy care landscaping. Palm Desert Greens offers resort like living with golf, tennis, club house, gym, sauna and so much more. Property being sold as currently finished and with a golf cart!

19. 2014-01-08
    status Backup Offers Accepted 597-char remark

    Show marketing remark (597 chars)

    This home features 2 bedrooms and 2 bathroom in 1,344 sq. ft. of open flowing floor plan. Some of the upgrades in this lovely home include drywall throughout, custom paint, wood flooring with 3 1/2 inch baseboard and crown molding. This home has both central refrigerated air and a swamp cooler. You will also find dual pane windows with plantation shutters throughout. This home has nice curb appeal with easy care landscaping. Palm Desert Greens offers resort like living with golf, tennis, club house, gym, sauna and so much more. Property being sold as currently finished and with a golf cart!

20. 2013-10-29
    listed $139,950 Active 597-char remark

    Show marketing remark (597 chars)

    This home features 2 bedrooms and 2 bathroom in 1,344 sq. ft. of open flowing floor plan. Some of the upgrades in this lovely home include drywall throughout, custom paint, wood flooring with 3 1/2 inch baseboard and crown molding. This home has both central refrigerated air and a swamp cooler. You will also find dual pane windows with plantation shutters throughout. This home has nice curb appeal with easy care landscaping. Palm Desert Greens offers resort like living with golf, tennis, club house, gym, sauna and so much more. Property being sold as currently finished and with a golf cart!

21. 1989-09-06
    soldstatus $225,000

ⓘ 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: $2,484 · $207/mo
• Projected year-2 tax: $2,652 · $221/mo
• Expected delta: +$169/yr (+$14/mo · 6.8%)

ⓘ 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 6 d/yr ≥114°F today · 16 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: $39,436
• − Mortgage interest: −$19,549
• − Property taxes: −$2,484
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,155
• − Management: −$3,155
• − HOA: −$4,800
• − Depreciation: −$10,153
• Taxable loss: −$5,605
• Est. tax savings @ 24.0%: +$1,345
• After-tax cash flow: $1,508/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: 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

+55.1% since first listed

8 events — show timeline

• 2026-03-21 Listed $349,000 GPSMLS
• 2014-02-03 Sold (MLS) $133,500 GPSMLS
• 2014-02-03 Sold (MLS) $133,500 GPSMLS
• 2014-01-31 Sold (Public Records) $80,000 Public Records
• 2014-01-30 Pending — GPSMLS
• 2014-01-08 Pending — GPSMLS
• 2013-10-29 Listed $139,950 GPSMLS
• 1989-09-06 Sold (Public Records) $225,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,484 · +3.0% YoY. Source: county tax records.