44 Majorca Dr · Rancho Mirage, CA 92270

$499,000

3 bd · 2.0 ba · 1,775 sqft · Condo public records · 135 Days on market

Built 1975 $281/sqft · 12% below area Est $569k · 12% under $1120/mo HOA · 20% of rent

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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 +15.4/30.0
• ARV discount +13.1/15.0
• 1% rule +6.3/10.0
• DSCR +4.7/10.0
• 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 MLS

This is a Delightful 3 bedroom 2 bath, 1775 sq foot La Paz Floor Plan condo in Sunrise Country Club. The front courtyard patio is perfect for private outdoor living and dining with mountain views while the back patio has expansive views of the golf course and mountains beyond. Atrium has been enclosed to add more indoor living space. Sunrise is a guard gated community offering great golf and an excellent tennis facility. The vibrant community offers an 18-hole golf course, 21 swimming pools, 19 spas, 11 tennis courts, eight pickleball courts, a fitness center, the Clubhouse restaurant, Grille, bar, and golf and tennis pro shops. The lush landscape and golf course aren't the only things green at Sunrise Country Club. It is operating on all solar power. Located in the heart of Rancho Mirage, it is close to shopping, restaurants, entertainment, the airport, and the other dynamic desert cities. Public wifi is available at the Grill/tennis/main lap pool area. Sunrise is popular with year round and seasonal residents.

Key facts

• Enclosed atrium
• 18 hole golf course
• 21 swimming pools

Tags

• FRONT COURTYARD PATIO
• BACK PATIO
• ENCLOSED ATRIUM
• GUARD GATED COMMUNITY
• 18 HOLE GOLF COURSE
• 21 SWIMMING POOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $499k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $499k).
• Recommended offer: $439k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• Zoned schools: Rancho Mirage Elementary (309 students, 86% FRL); Nellie N. Coffman Middle (953 students, 98% FRL); Rancho Mirage High (math 15% / reading 38%, grade F, #804 of 1,170 statewide, top 69%, 1,491 students, 97% FRL) — zoned schools average 94% FRL vs 73% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 532 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); 62% 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 $5,656/mo this rent would consume 63% 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 $3k of loan paydown is wiped out by about $15k 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 135 days — a 12% lower offer ($439k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $185k; list at $499k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $439,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 7.4

CMA / ARV

• ARV (median comp): $569,405
• List price: $499,000
• Delta: -12.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41528 Sunrise Ct Unit A	0.28mi	4/2.0 (+1)	1,776 (+0%)	23mo	$1,200,000	$676	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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-64,040
• Equity at exit: $74,403

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-20,587
• Equity at exit: $43,144

Cash invested: $139,720 (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 92270

• Rents YoY: 3.7%
• Active inventory: 532
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $5,656 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$333 /mo · $4,000/yr
• Insurance: −$208
• HOA: −$1,120
• Vacancy / Maint / Mgmt: −$1,188
• Net cashflow: $190

Break-even live

Break-even rent $5,415

Max offer price $499,000

Occupancy floor 92%

Sensitivity live

Price	-10% $472	-5% $331	+0% $190	+5% $49	+10% $-93
Rent	-10% $-257	-5% $-33	+0% $190	+5% $413	+10% $637
Rate	-1.0pp $441	-0.5pp $317	base $190	+0.5pp $61	+1.0pp $-71

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Malaga Dr Rancho Mirage, CA	3.0	2.0	1776	$2,499	$1.41	26d	1	0.11mi
17 Lugo Dr Rancho Mirage, CA	3.0	2.0	1581	$3,700	$2.34	45d	1	0.11mi
72 Majorca Dr Rancho Mirage, CA	2.0	2.0	1320	$3,038	$2.30	45d	1	0.18mi
5 Majorca Dr Rancho Mirage, CA	2.0	2.0	1650	$5,700	$3.45	45d	1	0.19mi
142 La Cerra Dr Rancho Mirage, CA	2.0	2.0	1650	$4,000	$2.42	45d	1	0.24mi
88 La Ronda Dr Rancho Mirage, CA	2.0	2.0	1320	$6,700	$5.08	45d	1	0.25mi
11 Palma Dr Rancho Mirage, CA	2.0	2.0	1320	$6,500	$4.92	45d	1	0.28mi
71863 Eleanora Ln Rancho Mirage, CA	2.0	2.0	1384	$2,600	$1.88	45d	1	0.28mi
6 Granada Dr Rancho Mirage, CA	2.0	2.0	1320	$2,950	$2.23	26d	1	0.32mi
36 Sunrise Dr Rancho Mirage, CA	2.0	2.0	1320	$3,200	$2.42	20d	1	0.35mi
97 Palma Dr Rancho Mirage, CA	2.0	2.0	1650	$5,900	$3.58	45d	1	0.35mi
26 Sunrise Dr Rancho Mirage, CA	3.0	3.0	1762	$6,500	$3.69	9d	1	0.38mi
8 Cadiz Dr Rancho Mirage, CA	2.0	2.0	1701	$6,300	$3.70	45d	1	0.43mi
48 Palma Dr Rancho Mirage, CA	2.0	2.0	1320	$6,200	$4.70	45d	1	0.47mi
8 Valencia Dr Rancho Mirage, CA	3.0	2.0	1700	$6,800	$4.00	45d	1	0.50mi
95 Esplanade St Rancho Mirage, CA	3.0	3.0	2575	$3,400	$1.32	15d	1	0.59mi
71292 Biskra Rd Rancho Mirage, CA	3.0	2.0	1732	$7,999	$4.62	45d	1	0.66mi
71798 San Gorgonio Rd Rancho Mirage, CA	3.0	2.0	1243	$4,500	$3.62	45d	1	0.82mi
71279 Country Club Dr Rancho Mirage, CA	3.0	3.0	2444	$15,000	$6.14	26d	1	0.87mi
27 Calle Encinitas Rancho Mirage, CA	2.0	2.0	1537	$2,200	$1.43	25d	1	0.90mi
45 Cueta Dr Rancho Mirage, CA	2.0	2.0	1270	$3,000	$2.36	45d	1	0.93mi
195 Desert Lakes Dr Rancho Mirage, CA	2.0	2.0	2465	$6,000	$2.43	45d	1	0.94mi
10 Colgate Dr Rancho Mirage, CA	2.0	3.0	2535	$6,500	$2.56	45d	1	0.97mi
81 Marbella Dr Rancho Mirage, CA	2.0	2.0	1582	$5,500	$3.48	45d	1	0.99mi
71581 Halgar Rd Rancho Mirage, CA	3.0	3.0	1852	$6,500	$3.51	45d	1	0.99mi
142 Lake Shore Dr Rancho Mirage, CA	3.0	3.0	1888	$4,850	$2.57	45d	1	0.99mi
71620 Halgar Rd Rancho Mirage, CA	3.0	2.0	2018	$4,800	$2.38	45d	1	0.99mi
49 Columbia Dr Rancho Mirage, CA	3.0	4.0	2616	$12,000	$4.59	45d	1	1.00mi
72460 Rodeo Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	6d	1	1.00mi
24 Columbia Dr Rancho Mirage, CA	3.0	3.0	2517	$5,000	$1.99	9d	1	1.00mi
12 Columbia Dr Rancho Mirage, CA	3.0	3.0	2517	$8,500	$3.38	45d	1	1.01mi
30 Columbia Dr Rancho Mirage, CA	3.0	3.0	2517	$9,999	$3.97	45d	1	1.01mi
34 Columbia Dr Rancho Mirage, CA	3.0	3.0	2561	$10,000	$3.90	13d	1	1.01mi
72385 Beverly Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	20d	1	1.01mi
72382 Desert Dr Rancho Mirage, CA	4.0	4.0	2543	$14,995	$5.90	20d	1	1.06mi
8 Padron Way Rancho Mirage, CA	3.0	2.0	1621	$3,995	$2.46	0d	1	1.06mi
36 El Toro Dr Rancho Mirage, CA	2.0	2.0	1270	$4,000	$3.15	26d	1	1.07mi
72408 Desert Dr Rancho Mirage, CA	3.0	3.0	2328	$10,500	$4.51	45d	1	1.07mi
68 El Toro Dr Rancho Mirage, CA	2.0	2.0	1381	$4,000	$2.90	26d	1	1.13mi
10 Whittier Ct Rancho Mirage, CA	3.0	3.0	2359	$8,850	$3.75	45d	1	1.13mi

HOA detail condo

• Monthly dues: $1,120 · $13,440/yr
• Likely covers: internetpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $499,000 Active 135 DOM
2. 2026-06-18
   days on market $499,000 Active 132 DOM
3. 2026-06-17
   price $499,000 Active 131 DOM
4. 2026-06-17
   days on market $525,000 Active 131 DOM
5. 2026-06-16
   days on market $525,000 Active 130 DOM
6. 2026-06-15
   days on market $525,000 Active 129 DOM
7. 2026-06-13
   days on market $525,000 Active 127 DOM
8. 2026-06-13
   days on market $525,000 Active 126 DOM
9. 2026-06-09
   days on market $525,000 Active 123 DOM
10. 2026-06-08
    days on market $525,000 Active 122 DOM
11. 2026-06-07
    days on market $525,000 Active 121 DOM
12. 2026-06-04
    days on market $525,000 Active 118 DOM
13. 2026-06-03
    days on market $525,000 Active 117 DOM
14. 2026-06-02
    days on market $525,000 Active 116 DOM
15. 2026-06-01
    days on market $525,000 Active 115 DOM
16. 2026-05-31
    days on market $525,000 Active 114 DOM
17. 2026-03-13
    price $525,000 1027-char remark

    Show marketing remark (1027 chars)

    This is a Delightful 3 bedroom 2 bath, 1775 sq foot La Paz Floor Plan condo in Sunrise Country Club. The front courtyard patio is perfect for private outdoor living and dining with mountain views while the back patio has expansive views of the golf course and mountains beyond. Atrium has been enclosed to add more indoor living space. Sunrise is a guard gated community offering great golf and an excellent tennis facility. The vibrant community offers an 18-hole golf course, 21 swimming pools, 19 spas, 11 tennis courts, eight pickleball courts, a fitness center, the Clubhouse restaurant, Grille, bar, and golf and tennis pro shops. The lush landscape and golf course aren't the only things green at Sunrise Country Club. It is operating on all solar power. Located in the heart of Rancho Mirage, it is close to shopping, restaurants, entertainment, the airport, and the other dynamic desert cities. Public wifi is available at the Grill/tennis/main lap pool area. Sunrise is popular with year round and seasonal residents.

18. 2026-02-06
    listed $575,000 Active 1027-char remark

    Show marketing remark (1027 chars)

    This is a Delightful 3 bedroom 2 bath, 1775 sq foot La Paz Floor Plan condo in Sunrise Country Club. The front courtyard patio is perfect for private outdoor living and dining with mountain views while the back patio has expansive views of the golf course and mountains beyond. Atrium has been enclosed to add more indoor living space. Sunrise is a guard gated community offering great golf and an excellent tennis facility. The vibrant community offers an 18-hole golf course, 21 swimming pools, 19 spas, 11 tennis courts, eight pickleball courts, a fitness center, the Clubhouse restaurant, Grille, bar, and golf and tennis pro shops. The lush landscape and golf course aren't the only things green at Sunrise Country Club. It is operating on all solar power. Located in the heart of Rancho Mirage, it is close to shopping, restaurants, entertainment, the airport, and the other dynamic desert cities. Public wifi is available at the Grill/tennis/main lap pool area. Sunrise is popular with year round and seasonal residents.

19. 2000-05-12
    soldstatus $185,000

ⓘ 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: $4,000 · $333/mo
• Projected year-2 tax: $4,000 · $333/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 8 d/yr ≥114°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $67,868
• − Mortgage interest: −$27,952
• − Property taxes: −$4,000
• − Insurance: −$2,495
• − Repairs & maintenance: −$5,429
• − Management: −$5,429
• − HOA: −$13,440
• − Depreciation: −$14,516
• Taxable loss: −$5,394
• Est. tax savings @ 24.0%: +$1,294
• After-tax cash flow: $3,574/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

+183.8% since first listed

3 events — show timeline

• 2026-03-13 Price Changed $525,000 GPSMLS
• 2026-02-06 Listed $575,000 GPSMLS
• 2000-05-12 Sold (Public Records) $185,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $4,000 · -0.7% YoY. Source: county tax records.