66783 Cahuilla Ave · Desert Hot Springs, CA 92240

$285,000

3 bd · 2.0 ba · 1,356 sqft · SingleFamily public records · 6 Days on market

Built 1977 7,405 sqft lot Est $350k · 19% under

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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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +3.4/10.0
• 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

Great first home or investment property! Needs a little TLC. 3 Bedroom 2 bath with a Bonus room/finished enclosed patio. Swamp coolers and A/C units for energy bill savings! Easy care ceramic tile throughout! This is a bank owned home being sold AS IS. Make an offer

Key facts

• 7,405 sq ft lot
• 2 parking spots
• Built 1977

Tags

• STRUCTURAL PLANS APPROVED

Property features AI

Finance

• Other: Property located south of Pierson Ave and east of Palm Drive (Pierson / Palm Drive)
• Financial info:
• HOA & community:

Exterior

• Parking: Driveway parking; Total of 2 parking spaces
• Security:
• Utilities:
• Home design: Attached single-family home; One level; Total: 1 story; Zoned RO1
• Construction:
• Exterior features: No additional structures

Interior

• Kitchen:
• Bedrooms: Den (can function as an additional bedroom/office)
• Flooring:
• Bathrooms: 2 full bathrooms; 1 three-quarter bathroom
• Heating & cooling: Central heat; Central cooling
• Interior features: Dining area; Den/office; Fireplace in family room; Has canyon view
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $238k (16.5% below list).
• Recommended offer: $238k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.9% 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+, amenities F, commute 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: Cabot Yerxa Elementary (666 students, 97% FRL); Desert Springs Middle (803 students, 99% FRL); Desert Hot Springs High (math 27% / reading 52%, grade F, #532 of 1,170 statewide, top 48%, 1,742 students, 98% FRL) — zoned schools average 98% FRL vs 73% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 521 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $2,380/mo this rent would consume 53% 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 $2k of loan paydown is wiped out by about $9k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 27y ago; this cycle's ask is 50% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $190k; list at $285k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,009 (16.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $349,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66822 Cahuilla Ave	0.05mi	3/2.0	1,386 (+2%)	2mo	$290,000	$209	93
66846 Desert View Ave	0.06mi	3/2.0	1,402 (+3%)	3mo	$280,000	$200	88
66559 Acoma Ave	0.25mi	3/2.0	1,358 (+0%)	1mo	$355,000	$261	87
66672 Flora Ave	0.19mi	2/2.0 (-1)	1,330 (-2%)	1mo	$240,000	$180	82
13285 Caliente Dr	0.58mi	3/2.0	1,355 (-0%)	3mo	$320,000	$236	70
66-274 Hacienda Ave	0.58mi	3/2.0	1,370 (+1%)	3mo	$399,000	$291	69
12612 Maui	0.68mi	3/2.0	1,356 (0%)	1mo	$350,550	$259	67
11725 Ambrosio Dr	0.42mi	2/2.0 (-1)	1,452 (+7%)	1mo	$267,500	$184	62
13547 Caliente Dr	0.70mi	3/2.0	1,288 (-5%)	1mo	$340,000	$264	58
11620 Ambrosio Dr	0.48mi	3/2.0	1,517 (+12%)	4mo	$435,000	$287	54
66355 5th St	0.67mi	3/2.0	1,260 (-7%)	4mo	$325,000	$258	54
66201 Estrella Ave	0.61mi	2/1.0 (-1)	1,160 (-14%)	1mo	$240,000	$207	38

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-38,396
• Equity at exit: $42,494

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-19,062
• Equity at exit: $24,642

Cash invested: $79,800 (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: 521
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,380 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$168 /mo · $2,021/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $99

Break-even live

Break-even rent $2,255

Max offer price $285,000

Occupancy floor 91%

Sensitivity live

Price	-10% $260	-5% $179	+0% $99	+5% $18	+10% $-63
Rent	-10% $-90	-5% $5	+0% $99	+5% $193	+10% $287
Rate	-1.0pp $242	-0.5pp $171	base $99	+0.5pp $25	+1.0pp $-50

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
66824 Estrella Ave Desert Hot Springs, CA	3.0	1.0	1700	$2,300	$1.35	26d	1	0.07mi
66800 Pierson Blvd Desert Hot Springs, CA	2.0	2.0	900	$1,500	$1.67	45d	1	0.26mi
66755 1st St Desert Hot Springs, CA	3.0	2.0	1700	$2,200	$1.29	45d	1	0.29mi
12300 Ambrosio Dr Desert Hot Springs, CA	3.0	2.0	1260	$2,400	$1.90	45d	1	0.29mi
66688 First St Unit 3 Desert Hot Springs, CA	3.0	2.5	1500	$2,499	$1.67	45d	1	0.34mi
66444 Desert View Ave Unit B Desert Hot Springs, CA	3.0	2.0	1294	$2,275	$1.76	45d	1	0.37mi
11625 Mesquite Ave Desert Hot Springs, CA	3.0	2.0	1248	$2,200	$1.76	45d	1	0.42mi
66369 Buena Vista Ave Apt A Desert Hot Springs, CA	3.0	2.0	931	$1,499	$1.61	45d	1	0.45mi
66815 Vista Pl Desert Hot Springs, CA	4.0	2.0	1759	$2,600	$1.48	4d	1	0.47mi
12385 Sumac Dr Desert Hot Springs, CA	3.0	2.0	1804	$2,450	$1.36	26d	1	0.49mi
67285 Pierson Blvd Desert Hot Springs, CA	2.0	2.0	1000	$2,200	$2.20	45d	1	0.54mi
66629 Joseph Way Unit B Desert Hot Springs, CA	4.0	2.0	1200	$2,900	$2.42	26d	1	0.61mi
13244 El Cajon Dr Desert Hot Springs, CA	4.0	0.5	1320	$3,200	$2.42	45d	1	0.62mi
12557 Maui Way Desert Hot Springs, CA	3.0	2.0	1853	$2,600	$1.40	20d	1	0.63mi
66700 Crescent Dr Unit A Desert Hot Springs, CA	3.0	2.0	1400	$2,195	$1.57	17d	1	0.64mi
12920 Maui Way Desert Hot Springs, CA	4.0	2.0	1570	$3,100	$1.97	45d	1	0.69mi
66212 2nd St Desert Hot Springs, CA	2.0	1.0	960	$2,000	$2.08	45d	1	0.71mi
12550 Miracle Hill Rd Unit 2 Desert Hot Springs, CA	2.0	2.0	1000	$1,650	$1.65	7d	1	0.72mi
12550 Miracle Hill Rd Desert Hot Springs, CA	2.0	2.0	1000	$1,650	$1.65	6d	1	0.72mi
66300 6th St Desert Hot Springs, CA	3.0	2.0	1364	$2,550	$1.87	26d	1	0.81mi
13437 Cuando Way Desert Hot Springs, CA	4.0	2.5	1853	$3,200	$1.73	45d	1	0.91mi
13987 El Cajon Dr Desert Hot Springs, CA	3.0	2.0	1215	$2,600	$2.14	9d	1	0.91mi
66023 4th St Desert Hot Springs, CA	4.0	2.0	1743	$2,600	$1.49	45d	1	0.92mi
10510 Ocotillo Rd Desert Hot Springs, CA	3.0	2.0	1400	$3,000	$2.14	6d	1	0.99mi
10510 Ocotillo Rd Desert Hot Springs, CA	3.0	2.5	1400	$3,000	$2.14	45d	1	0.99mi
13322 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1215	$2,750	$2.26	45d	1	1.07mi
10792 Santa Cruz Rd Desert Hot Springs, CA	3.0	2.5	1321	$2,295	$1.74	26d	1	1.07mi
66560 Ocotillo Rd Desert Hot Springs, CA	4.0	2.0	1678	$2,999	$1.79	7d	1	1.08mi
13950 West Dr Unit B Desert Hot Springs, CA	2.0	2.0	1008	$1,600	$1.59	3d	1	1.08mi
66600 San Marcus Rd Desert Hot Springs, CA	3.0	2.0	1657	$3,200	$1.93	45d	1	1.09mi
12920 Inaja St Unit C Desert Hot Springs, CA	2.0	2.0	1000	$1,895	$1.90	45d	1	1.11mi
65841 6th St Desert Hot Springs, CA	2.0	2.0	1204	$2,250	$1.87	45d	1	1.14mi
14777 Palm Dr Desert Hot Springs, CA	4.0	2.0	1573	$1,995	$1.27	45d	1	1.17mi
13715 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1318	$2,450	$1.86	1d	1	1.19mi
13235 Mountain View Rd Unit 2 Desert Hot Springs, CA	3.0	2.0	1400	$2,400	$1.71	45d	1	1.24mi
65565 Acoma Ave #49 Desert Hot Springs, CA	3.0	2.0	1396	$2,300	$1.65	45d	1	1.24mi
13539 Quinta Way Desert Hot Springs, CA	4.0	2.0	1397	$3,500	$2.51	20d	1	1.25mi
13440 Quinta Way Unit 2 Desert Hot Springs, CA	2.0	2.0	1032	$2,000	$1.94	45d	1	1.25mi
10270 Santa Cruz Rd Desert Hot Springs, CA	4.0	2.0	1248	$2,900	$2.32	26d	1	1.26mi
65568 Acoma Ave Desert Hot Springs, CA	2.0	2.5	1320	$2,095	$1.59	17d	1	1.27mi

Listing history 14 events

1. 2026-05-18
   listed $285,000 Active
2. 2019-06-13
   soldstatus $189,900 Sold 266-char remark

   Show marketing remark (266 chars)

   Great first home or investment property! Needs a little TLC. 3 Bedroom 2 bath with a Bonus room/finished enclosed patio. Swamp coolers and A/C units for energy bill savings! Easy care ceramic tile throughout! This is a bank owned home being sold AS IS. Make an offer

3. 2019-06-13
   soldstatus $190,000

   Show marketing remark (266 chars)

   Great first home or investment property! Needs a little TLC. 3 Bedroom 2 bath with a Bonus room/finished enclosed patio. Swamp coolers and A/C units for energy bill savings! Easy care ceramic tile throughout! This is a bank owned home being sold AS IS. Make an offer

4. 2019-04-23
   status Pending 266-char remark

   Show marketing remark (266 chars)

   Great first home or investment property! Needs a little TLC. 3 Bedroom 2 bath with a Bonus room/finished enclosed patio. Swamp coolers and A/C units for energy bill savings! Easy care ceramic tile throughout! This is a bank owned home being sold AS IS. Make an offer

5. 2019-03-21
   status Active 266-char remark

   Show marketing remark (266 chars)

   Great first home or investment property! Needs a little TLC. 3 Bedroom 2 bath with a Bonus room/finished enclosed patio. Swamp coolers and A/C units for energy bill savings! Easy care ceramic tile throughout! This is a bank owned home being sold AS IS. Make an offer

6. 2019-02-15
   status Pending 266-char remark

   Show marketing remark (266 chars)

   Great first home or investment property! Needs a little TLC. 3 Bedroom 2 bath with a Bonus room/finished enclosed patio. Swamp coolers and A/C units for energy bill savings! Easy care ceramic tile throughout! This is a bank owned home being sold AS IS. Make an offer

7. 2019-01-18
   listed $189,900 Active 266-char remark

   Show marketing remark (266 chars)

   Great first home or investment property! Needs a little TLC. 3 Bedroom 2 bath with a Bonus room/finished enclosed patio. Swamp coolers and A/C units for energy bill savings! Easy care ceramic tile throughout! This is a bank owned home being sold AS IS. Make an offer

8. 2008-01-17
   historical
9. 2007-11-26
   listed $182,000
10. 1999-05-05
    soldstatus $75,000
11. 1999-03-24
    historical
12. 1999-03-09
    listed $75,000
13. 1998-02-20
    soldstatus $65,000
14. 1987-04-20
    soldstatus $64,000

ⓘ 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: $2,021 · $168/mo
• Projected year-2 tax: $2,166 · $180/mo
• Expected delta: +$145/yr (+$12/mo · 7.2%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 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: $28,561
• − Mortgage interest: −$15,964
• − Property taxes: −$2,021
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − Depreciation: −$8,291
• Taxable loss: −$3,710
• Est. tax savings @ 24.0%: +$890
• After-tax cash flow: $2,073/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

• Census place: Desert Hot Springs, CA
• 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

+196.9% since first listed

14 events — show timeline

• 2026-05-18 Listed — TheMLS
• 2019-06-13 Sold (Public Records) $190,000 Public Records
• 2019-06-13 Sold (MLS) $189,900 GPSMLS
• 2019-04-23 Pending — GPSMLS
• 2019-03-21 Relisted — GPSMLS
• 2019-02-15 Pending — GPSMLS
• 2019-01-18 Listed $189,900 GPSMLS
• 2008-01-17 Listing Removed — GPSMLS
• 2007-11-26 Listed $182,000 GPSMLS
• 1999-05-05 Sold (Public Records) $75,000 Public Records
• 1999-03-24 Listing Removed — GPSMLS
• 1999-03-09 Listed $75,000 GPSMLS
• 1998-02-20 Sold (Public Records) $65,000 Public Records
• 1987-04-20 Sold (Public Records) $64,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $2,021 · -0.4% YoY. Source: county tax records.