77225 California Dr · Palm Desert, CA 92211

$389,000

2 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 41 Days on market

Built 1961 6,098 sqft lot $366/sqft · 10% below area Est $432k · 10% under $37/mo HOA · 1% 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).

• ARV discount +12.0/15.0
• Cash flow +11.4/30.0
• Schools +3.8/10.0
• DSCR +3.3/10.0
• Livability +2.6/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in Palm Desert Country Club! This 2- bedroom, 2 bath home offers solid fundamentals and a great chance to make it your own. Recent improvements include new exterior paint, electrical panel, carpet, roof, HVAC, water heater and security cameras. Interior highlights include dual pane windows, sliding glass door and plantation shutters. The property has a large yard that is fully fenced with double gates with room for RV parking. This home is perfect for families, buyers seeking value or a great investment potential.

Key facts

• Security cameras
• New carpet
• New exterior paint

Tags

• NEW EXTERIOR PAINT
• NEW CARPET
• NEW ROOF
• NEW HVAC
• NEW WATER HEATER
• SECURITY CAMERAS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $389k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $365k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (25.3% below list).
• Recommended offer: $291k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 soft (-0.3%/yr); 626 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).
• This rent runs 39% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 41 days — a 3% lower offer ($377k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $76k; list at $389k implies a 412% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,750 (25.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.75% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 11.1

CMA / ARV

• ARV (median comp): $431,821
• List price: $389,000
• Delta: -9.92%
• 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
77225 California Dr	0.00mi	2/2.0	1,064 (0%)	1mo	$394,000	$370	99
42585 Iowa St	0.13mi	2/2.0	1,064 (0%)	4mo	$385,000	$362	90
42720 Kansas St	0.08mi	2/2.0	1,064 (0%)	8mo	$395,000	$371	90
42660 Wisconsin Ave	0.21mi	2/2.0	1,064 (0%)	8mo	$382,500	$359	84
42935 Texas	0.20mi	2/2.0	1,061 (-0%)	8mo	$392,000	$369	84
43000 Connecticut St	0.23mi	2/2.0	1,064 (0%)	8mo	$419,500	$394	83
42970 Texas Ave	0.20mi	2/2.0	1,140 (+7%)	1mo	$385,000	$338	78
77385 Minnesota Ave	0.28mi	2/2.0	1,162 (+9%)	15mo	$418,000	$360	60
42815 Warner Trl	0.25mi	2/2.0	1,200 (+13%)	11mo	$416,500	$347	58
77575 California Dr	0.36mi	3/1.0 (+1)	924 (-13%)	8mo	$365,000	$395	46
42720 Virginia Ave	0.68mi	3/2.0 (+1)	1,158 (+9%)	15mo	$480,000	$415	36
42885 Virginia Ave	0.74mi	3/2.0 (+1)	1,204 (+13%)	16mo	$450,000	$374	25

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: -21.8%
• Equity multiple: 0.26×
• Total profit: $-80,146
• Equity at exit: $58,001

10-year hold

• IRR: -24.0%
• Equity multiple: -0.05×
• Total profit: $-114,100
• Equity at exit: $33,634

Cash invested: $108,920 (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 92211

• Rents YoY: -0.3%
• Active inventory: 626
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,908 high
• Mortgage (P&I): −$2,040
• Tax from tax record: −$191 /mo · $2,292/yr
• Insurance: −$162
• HOA: −$37
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $-133

Break-even live

Break-even rent $3,076

Max offer price $365,491

Occupancy floor 100%

Sensitivity live

Price	-10% $87	-5% $-23	+0% $-133	+5% $-243	+10% $-353
Rent	-10% $-363	-5% $-248	+0% $-133	+5% $-18	+10% $97
Rate	-1.0pp $63	-0.5pp $-34	base $-133	+0.5pp $-234	+1.0pp $-336

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42680 Wisconsin Ave Palm Desert, CA	2.0	1.5	1064	$2,400	$2.26	44d	1	0.22mi
77355 Minnesota Ave Palm Desert, CA	2.0	2.0	1342	$3,600	$2.68	5d	1	0.27mi
77310 Minnesota Ave Palm Desert, CA	2.0	2.0	1216	$3,000	$2.47	24d	1	0.28mi
77160 Minnesota Ave Palm Desert, CA	3.0	2.0	1330	$2,900	$2.18	44d	1	0.28mi
77380 Minnesota Ave Palm Desert, CA	2.0	2.0	1064	$2,750	$2.58	44d	1	0.32mi
43420 Illinois Ave Palm Desert, CA	2.0	2.0	1258	$2,500	$1.99	6d	1	0.33mi
43420 Illinois Ave Palm Desert, CA	2.0	2.0	1258	$2,500	$1.99	44d	1	0.33mi
76915 Scimitar Way Palm Desert, CA	2.0	2.5	1350	$2,800	$2.07	13d	1	0.35mi
43320 Texas Ave Palm Desert, CA	3.0	2.0	1200	$2,395	$2.00	44d	1	0.36mi
77385 Michigan Dr Palm Desert, CA	2.0	2.0	1200	$2,700	$2.25	44d	1	0.38mi
77605 California Dr Palm Desert, CA	3.0	2.0	1330	$2,400	$1.80	5d	1	0.39mi
41869 Preston Trl Palm Desert, CA	2.0	2.0	1360	$5,500	$4.04	44d	1	0.44mi
77179 Pauma Valley Way Palm Desert, CA	2.0	2.0	940	$3,200	$3.40	25d	1	0.44mi
77054 California Dr Palm Desert, CA	2.0	2.0	1140	$3,000	$2.63	15d	1	0.45mi
77655 California Dr Palm Desert, CA	3.0	2.0	1330	$1,300	$0.98	5d	1	0.45mi
42315 Liolios Dr Palm Desert, CA	2.0	2.0	1410	$5,000	$3.55	24d	1	0.46mi
43035 Tennessee Ave Palm Desert, CA	2.0	2.0	1238	$2,600	$2.10	11d	1	0.49mi
76923 Turendot St Palm Desert, CA	2.0	2.0	1380	$2,200	$1.59	19d	1	0.49mi
43622 Warner Trl Palm Desert, CA	3.0	2.0	1382	$3,500	$2.53	44d	1	0.51mi
76706 New York Ave Palm Desert, CA	3.0	2.0	1482	$3,500	$2.36	44d	1	0.56mi
41691 Kansas St Palm Desert, CA	2.0	2.0	1091	$5,000	$4.58	44d	1	0.57mi
77805 California Dr Palm Desert, CA	1.0	1.0	750	$1,500	$2.00	25d	1	0.58mi
41773 Preston Trl Palm Desert, CA	2.0	2.0	1091	$6,000	$5.50	44d	1	0.59mi
41640 Jupiter Hills Ct Unit 35-15 Palm Desert, CA	2.0	2.0	1300	$2,700	$2.08	18d	1	0.60mi
77835 California Dr Unit C1 Palm Desert, CA	1.0	1.0	750	$1,700	$2.27	21d	1	0.61mi
41694 Preston Trl Palm Desert, CA	2.0	2.0	1360	$5,000	$3.68	44d	1	0.63mi
77845 California Dr Unit D2 Palm Desert, CA	1.0	1.0	750	$1,800	$2.40	6d	1	0.63mi
77845 California Dr Unit D2 Palm Desert, CA	1.0	1.0	750	$1,950	$2.60	44d	1	0.63mi
42192 Sultan Ave Palm Desert, CA	2.0	2.0	1230	$2,800	$2.28	25d	1	0.65mi
77901 Dudley Dr Palm Desert, CA	2.0	1.5	950	$1,975	$2.08	5d	1	0.67mi
43735 Avenida Alicante Palm Desert, CA	2.0	2.0	1291	$2,900	$2.25	44d	1	0.67mi
42297 Sultan Ave Palm Desert, CA	2.0	2.0	1230	$3,200	$2.60	44d	1	0.68mi
43717 Avenida Alicante Palm Desert, CA	2.0	2.0	1291	$2,500	$1.94	44d	1	0.69mi
76574 Sheba Way Palm Desert, CA	2.0	2.0	1380	$2,500	$1.81	44d	1	0.69mi
76550 New York Ave Palm Desert, CA	3.0	2.0	1482	$4,500	$3.04	44d	1	0.70mi
41417 Princeville Ln Palm Desert, CA	2.0	2.0	1360	$2,500	$1.84	44d	1	0.71mi
42275 Omar Pl Palm Desert, CA	2.0	2.0	1139	$4,500	$3.95	44d	1	0.72mi
41450 Inverness Way Palm Desert, CA	2.0	2.0	1184	$4,900	$4.14	44d	1	0.72mi
43065 Washington St Unit 14 Palm Desert, CA	2.0	2.0	975	$2,100	$2.15	11d	1	0.72mi
43160 Virginia Ave Palm Desert, CA	3.0	2.0	1402	$2,795	$1.99	6d	1	0.73mi

HOA detail

• Monthly dues: $37 · $444/yr
• Likely covers: waterelectricsecurity

Listing history 3 events

1. 2026-05-03
   historical Backup Offers Accepted 538-char remark

   Show marketing remark (538 chars)

   Opportunity awaits in Palm Desert Country Club! This 2- bedroom, 2 bath home offers solid fundamentals and a great chance to make it your own. Recent improvements include new exterior paint, electrical panel, carpet, roof, HVAC, water heater and security cameras. Interior highlights include dual pane windows, sliding glass door and plantation shutters. The property has a large yard that is fully fenced with double gates with room for RV parking. This home is perfect for families, buyers seeking value or a great investment potential.

2. 2026-04-08
   listed $389,000 Active 538-char remark

   Show marketing remark (538 chars)

   Opportunity awaits in Palm Desert Country Club! This 2- bedroom, 2 bath home offers solid fundamentals and a great chance to make it your own. Recent improvements include new exterior paint, electrical panel, carpet, roof, HVAC, water heater and security cameras. Interior highlights include dual pane windows, sliding glass door and plantation shutters. The property has a large yard that is fully fenced with double gates with room for RV parking. This home is perfect for families, buyers seeking value or a great investment potential.

3. 1998-02-27
   soldstatus $76,000

ⓘ 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: $2,292 · $191/mo
• Projected year-2 tax: $2,956 · $246/mo
• Expected delta: +$665/yr (+$55/mo · 29.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,890
• − Mortgage interest: −$21,790
• − Property taxes: −$2,292
• − Insurance: −$1,945
• − Repairs & maintenance: −$2,791
• − Management: −$2,791
• − HOA: −$444
• − Depreciation: −$11,316
• Taxable loss: −$8,479
• Est. tax savings @ 24.0%: +$2,035
• After-tax cash flow: $438/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): 28,092
• Household income: $88,477
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 1181.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 11% Asian 4% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Scotch-Irish 3% Slovak 3% Romanian 3%
• Foreign-born: 16% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% Tagalog/Filipino 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: ▼ -166.92%
• Current HPI: 233.4619
• Rent YoY: ▼ -0.30%
• 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

+411.8% since first listed

3 events — show timeline

• 2026-05-03 Contingent — TheMLS
• 2026-04-08 Listed $389,000 TheMLS
• 1998-02-27 Sold (Public Records) $76,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,292 · +3.8% YoY. Source: county tax records.