1961 S Palm Canyon Dr #4 · Palm Springs, CA 92264

$265,000

2 bd · 4.0 ba · 2,728 sqft · SingleFamily · 9 Days on market

Built 2013 0.26 ac lot $97/sqft · 86% below area ↓ 24% since listing

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home. This 3-bedroom, 3.5 bathroom home is the epitome of desert modernism, with inside spaces flowing seamlessly to the outside. With crisp, bold lines and a sculptural facade, Palm Canyon is an inviting balance of minimalism and warmth. As you enter the L-shaped home, you are greeted by warm wood details on the floors and ceilings, and staggering mountain views through glass walls stretching across the back. The open plan living space includes a nearly invisible, but highly functional, kitchen. Forgoing upper cabinets, the kitchen has a recessed stainless steel refrigerator, a gas range and hard-to-spot v

Key facts

• Turnkey home
• Gas range
• Desert modernism

Tags

• TURNKEY HOME
• DESERT MODERNISM
• SCULPTURAL FACADE
• STAGGERING MOUNTAIN VIEWS
• OPEN PLAN LIVING SPACE
• GAS RANGE

Property features AI

Finance

• Other: Standard sale type; Not for short-term rental; Will not consider lease
• HOA & community: No monthly association fees

Exterior

• Parking: Six total parking spaces; Attached carport with 2 covered spaces; 2 uncovered/assigned spaces
• Security: Security/safety features (other); Has sprinklers
• Utilities: Sewer: Other; PUD: No
• Home design: Single-story home; One level
• Construction: Built: Year listed as 'Other'
• Exterior features: Private heated in-ground pool; Heated in-ground spa; Sprinkler system; Has mountain views; Detached property

Interior

• Flooring: Wood flooring
• Bathrooms: Four full bathrooms
• Heating & cooling: Central heating (forced air); Central air conditioning
• Interior features: Fully furnished; Great room; Dining area; Utility room; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/4.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Cap rate 7.8% vs local median 2.7% in Palm 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 66/100 on livability (#348 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: schools C-, crime 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.
• Market conditions: Rents soft (-0.4%/yr); 498 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 42% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $8k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 10→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is F 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?
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.43%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (median comp): $1,847,706
• List price: $265,000
• Delta: -85.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 W Crestview Dr	0.30mi	3/4.0 (+1)	2,775 (+2%)	5mo	$3,000,000	$1,081	74
1945 S Mesa Dr	0.06mi	3/4.0 (+1)	2,388 (-12%)	3mo	$1,775,000	$743	69
982 E Marion Way	0.50mi	3/4.0 (+1)	2,672 (-2%)	4mo	$1,200,000	$449	65
1994 Yucca Pl	0.62mi	3/3.5 (+1)	2,534 (-7%)	12mo	$1,475,000	$582	43
2283 S Alhambra Dr	0.63mi	3/3.0 (+1)	2,419 (-11%)	1mo	$900,000	$372	42
1977 Ana Maria Pl	0.62mi	3/3.0 (+1)	2,370 (-13%)	20mo	$1,125,000	$475	23
2508 S Calle Palo Fierro	0.74mi	3/4.0 (+1)	3,068 (+12%)	21mo	$2,499,000	$815	22

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: -11.3%
• Equity multiple: 0.60×
• Total profit: $-29,541
• Equity at exit: $39,512

10-year hold

• IRR: -7.1%
• Equity multiple: 0.61×
• Total profit: $-29,072
• Equity at exit: $22,912

Cash invested: $74,200 (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 92264

• Rents YoY: -0.4%
• Active inventory: 498
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,743 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $336

Break-even live

Break-even rent $2,318

Max offer price $265,000

Occupancy floor 83%

Sensitivity live

Price	-10% $519	-5% $428	+0% $336	+5% $244	+10% $153
Rent	-10% $119	-5% $228	+0% $336	+5% $444	+10% $553
Rate	-1.0pp $469	-0.5pp $403	base $336	+0.5pp $267	+1.0pp $197

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1947 S Joshua Tree Pl Palm Springs, CA	3.0	2.5	1928	$6,000	$3.11	25d	1	0.45mi
791 E Twin Palms Dr Palm Springs, CA	3.0	2.0	1793	$9,700	$5.41	45d	1	0.45mi
500 Paseo Soleado Unit 497 Palm Springs, CA	3.0	2.5	1812	$3,000	$1.66	45d	1	0.48mi
1970 S Joshua Tree Pl Palm Springs, CA	3.0	2.0	1957	$8,175	$4.18	45d	1	0.50mi
1970 S Joshua Tree Pl Palm Springs, CA	3.0	2.0	1957	$8,175	$4.18	16d	1	0.50mi
1201 Surrey Ln Palm Springs, CA	2.0	2.5	1896	$5,500	$2.90	45d	1	0.57mi
17 Cahuilla Hills Dr Palm Springs, CA	2.0	2.0	1965	$10,500	$5.34	45d	1	0.61mi
3000 Cahuilla Hills Dr Palm Springs, CA	3.0	3.0	2120	$7,000	$3.30	45d	1	0.62mi
2560 S Camino Real Palm Springs, CA	3.0	2.0	2421	$25,000	$10.33	45d	1	0.84mi
1533 E Canyon Estates Dr Palm Springs, CA	2.0	2.5	2593	$2,500	$0.96	45d	1	1.01mi
1595 S Calle Rolph Palm Springs, CA	3.0	3.5	2509	$8,500	$3.39	45d	1	1.04mi
1155 E Mesquite Ave Palm Springs, CA	3.0	3.0	2700	$13,000	$4.81	25d	1	1.05mi
1155 E Mesquite Ave Palm Springs, CA	3.0	3.0	2700	$9,500	$3.52	45d	1	1.05mi
1592 S Calle Rolph Palm Springs, CA	2.0	3.0	2612	$6,000	$2.30	45d	1	1.07mi
520 E Murray Canyon Dr Palm Springs, CA	1.0–3.0	2.0–2.5	1885	$2,595	$1.38	0d	1	1.09mi
1331 S Sunrise Way Palm Springs, CA	3.0	3.0	2160	$7,000	$3.24	45d	1	1.21mi
595 E Bogert Trl Palm Springs, CA	3.0	3.5	3330	$25,000	$7.51	0d	1	1.36mi

Listing history 16 events

1. 2026-06-21
   days on market $265,000 Active 9 DOM
2. 2026-06-18
   days on market $265,000 Active 6 DOM
3. 2026-06-17
   days on market $265,000 Active 5 DOM
4. 2026-06-16
   days on market $265,000 Active 4 DOM
5. 2026-06-15
   days on market $265,000 Active 3 DOM
6. 2026-06-13
   statusdays on marketlisting id $265,000 Active 1 DOM
7. 2026-04-10
   price $265,000 1298-char remark
8. 2026-03-12
   listed $290,000 Active 1298-char remark
9. 2026-02-20
   historical
10. 2025-08-28
    listed $299,000 Active
11. 2025-08-26
    historical
12. 2025-06-25
    price $299,000
13. 2025-05-22
    listed $308,000 Active
14. 2024-12-13
    historical
15. 2024-08-15
    price $299,000
16. 2023-11-28
    listed $349,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 10 d/yr ≥110°F today · 28 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,922
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,634
• − Management: −$2,634
• − Depreciation: −$7,709
• Taxable loss: −$199
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $4,080/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 — Palm Springs

• Score: 66/100
• State rank: #348
• US rank: #11850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, CA
• County: Riverside County · 2,287,001 people
• City population: 46,786
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 19,899
• Household income: $77,688
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1215.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 12% Asian 6% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 13% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -489.04%
• Current HPI: 357.0969
• Rent YoY: ▼ -0.43%
• 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

-24.1% since first listed

12 events — show timeline

• 2026-06-12 Listed $265,000 GPSMLS
• 2026-05-20 Listing Removed — GPSMLS
• 2026-04-10 Price Changed $265,000 GPSMLS
• 2026-03-12 Listed $290,000 GPSMLS
• 2026-02-20 Listing Removed — GPSMLS
• 2025-08-28 Listed $299,000 GPSMLS
• 2025-08-26 Listing Removed — GPSMLS
• 2025-06-25 Price Changed $299,000 GPSMLS
• 2025-05-22 Listed $308,000 GPSMLS
• 2024-12-13 Listing Removed — GPSMLS
• 2024-08-15 Price Changed $299,000 GPSMLS
• 2023-11-28 Listed $349,000 GPSMLS