39685 Saint Michael · Palm Desert, CA 92211

$729,900

4 bd · 3.5 ba · 2,793 sqft · SingleFamily public records · 8 Days on market

Built 1988 0.29 ac lot $261/sqft · 6% below area Est $778k · 6% under $278/mo HOA · 6% of rent

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Why this score? — see what drove the F 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 +10.3/15.0
• Cash flow +6.1/30.0
• Schools +3.8/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated Palm Desert home offering modern style, open living spaces, and true indoor-outdoor desert living. Located in a quiet neighborhood, this home combines thoughtful upgrades with a bright, inviting layout perfect for both relaxing and entertaining. Enjoy a downstairs primary and additional bedroom for convenience and comfort. When you first step in you see soaring vaulted ceilings and an airy open floor plan filled with natural light. The spacious living room features warm wood-style flooring, contemporary finishes, and seamless flow into the dining and seating areas. A designer light fixture and modern ceiling fan complement the clean, modern aesthetic thro

Key facts

• 0.29 acre lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: No accessory dwelling unit (ADU); No common walls (detached)
• HOA & community: Part of Regency Palms association; Monthly HOA fee of $278; Community offers controlled access; Suburban community

Exterior

• Parking: Attached garage with 2 spaces; 2 total parking spaces
• Utilities: Public sewer; District/public water
• Home design: House; Two stories; Entry on level 1; Located in a planned development
• Construction: Year built source: Assessor
• Exterior features: Private in-ground pool; Has a view; Lot in a 2–5 units per acre setting

Interior

• Bedrooms: Primary/main bedroom located on the main level
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Central heating (central furnace); Central air conditioning
• Interior features: Two-story layout; Foyer entry; Main level includes 1 bedroom and 2 bathrooms
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $730k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $488k (33.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $469k (35.8% below list).
• Recommended offer: $469k (35.8% below list) — sets the bar for 1% rule.

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); 635 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $4,687/mo this rent would consume 64% of the median local household income ($88k/yr) (locally 1181% 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 $5k of loan paydown is wiped out by about $22k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 25y 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 $475k; list at $730k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $468,718 (35.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 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: 0.64% ✗
• Cap rate: 4.04%
• Cash-on-cash: -8.04%
• DSCR: 0.64
• GRM: 13.0

CMA / ARV

• ARV (median comp): $777,701
• List price: $729,900
• Delta: -3.69%
• 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
76817 Manor Ln	0.16mi	5/3.5 (+1)	2,793 (0%)	6mo	$799,000	$286	82
155 Bellini Way	0.30mi	4/3.0	2,814 (+1%)	6mo	$915,000	$325	78
109 Batista Ct	0.34mi	4/3.0	2,867 (+3%)	1mo	$875,000	$305	77
101 Azzuro Dr	0.32mi	4/3.5	2,688 (-4%)	5mo	$730,000	$272	75
39918 Cricket Cv	0.25mi	4/2.5	2,639 (-6%)	8mo	$740,000	$280	69
121 Fresco Ln	0.45mi	4/4.0	2,833 (+1%)	8mo	$895,000	$316	68
181 Eagle Dance Cir	0.48mi	4/4.5	2,959 (+6%)	4mo	$1,685,000	$569	61
525 Indian Ridge Dr	0.68mi	3/3.5 (-1)	2,742 (-2%)	1mo	$925,000	$337	60
197 White Horse Trl	0.71mi	3/3.5 (-1)	2,712 (-3%)	1mo	$1,700,000	$627	57
840 Hawk Hill Trl	0.67mi	3/3.5 (-1)	2,742 (-2%)	6mo	$1,580,000	$576	56
117 Francesca Ct	0.35mi	4/3.5	2,389 (-14%)	5mo	$680,000	$285	55
130 Brenna Ln	0.51mi	3/2.5 (-1)	2,904 (+4%)	8mo	$772,000	$266	54

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: -33.8%
• Equity multiple: -0.07×
• Total profit: $-219,159
• Equity at exit: $108,830

10-year hold

• IRR: -64.6%
• Equity multiple: -0.74×
• Total profit: $-355,896
• Equity at exit: $63,108

Cash invested: $204,372 (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: 635
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $4,687 high
• Mortgage (P&I): −$3,828
• Tax from tax record: −$663 /mo · $7,953/yr
• Insurance: −$304
• HOA: −$278
• Vacancy / Maint / Mgmt: −$984
• Net cashflow: $-1,370

Break-even live

Break-even rent $6,421

Max offer price $487,941

Occupancy floor —

Sensitivity live

Price	-10% $-956	-5% $-1,163	+0% $-1,370	+5% $-1,576	+10% $-1,783
Rent	-10% $-1,740	-5% $-1,555	+0% $-1,370	+5% $-1,185	+10% $-999
Rate	-1.0pp $-1,002	-0.5pp $-1,184	base $-1,370	+0.5pp $-1,559	+1.0pp $-1,751

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: $182,475
• Closing costs: $21,897
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39490 Regency Way Palm Desert, CA	4.0	2.5	2800	$8,000	$2.86	6d	1	0.13mi
39369 Regency Way Palm Desert, CA	4.0	3.0	2320	$8,500	$3.66	19d	1	0.18mi
76961 Sheffield Ct Palm Desert, CA	5.0	4.0	3335	$5,200	$1.56	44d	1	0.19mi
781 Box Canyon Trl Palm Desert, CA	3.0	3.5	2368	$4,000	$1.69	44d	1	0.22mi
763 Box Canyon Trl Palm Desert, CA	3.0	3.5	2182	$3,500	$1.60	44d	1	0.23mi
105 Rubino Ct Palm Desert, CA	4.0	3.5	2389	$4,500	$1.88	0d	1	0.29mi
76871 Castle Ct Palm Desert, CA	4.0	3.5	2793	$3,950	$1.41	5d	1	0.29mi
104 Azzuro Dr Palm Desert, CA	4.0	4.5	3210	$6,800	$2.12	44d	1	0.31mi
117 Cascada Ct Palm Desert, CA	3.0	3.0	2268	$3,500	$1.54	44d	1	0.40mi
293 Desert Holly Dr Palm Desert, CA	3.0	3.5	2508	$3,200	$1.28	25d	1	0.51mi
134 Tesori Dr Palm Desert, CA	4.0	3.5	2495	$4,175	$1.67	44d	1	0.52mi
137 Tesori Dr Palm Desert, CA	3.0	2.5	2268	$3,900	$1.72	44d	1	0.53mi
496 Desert Holly Dr Palm Desert, CA	3.0	3.5	2182	$3,300	$1.51	44d	1	0.57mi
407 Desert Holly Dr Palm Desert, CA	3.0	3.5	2252	$3,350	$1.49	6d	1	0.58mi
148 White Horse Trl Palm Desert, CA	3.0	3.5	2742	$4,000	$1.46	44d	1	0.77mi
430 White Horse Trl Palm Desert, CA	3.0	3.5	2712	$4,500	$1.66	44d	1	0.86mi
38940 Tandika Trl N Palm Desert, CA	3.0	3.0	3650	$5,500	$1.51	44d	1	0.87mi
752 Mission Creek Dr Palm Desert, CA	3.0	3.5	2742	$4,250	$1.55	25d	1	0.89mi
701 Indian Ridge Dr Palm Desert, CA	3.0	3.5	2430	$3,500	$1.44	44d	1	0.90mi
77671 Barons Cir Palm Desert, CA	3.0	2.5	1941	$3,500	$1.80	0d	1	0.92mi
872 Mission Creek Dr Palm Desert, CA	3.0	3.5	2742	$4,000	$1.46	44d	1	0.93mi
38960 Kilimanjaro Dr Palm Desert, CA	3.0	3.0	1944	$3,500	$1.80	44d	1	0.94mi
379 Tomahawk Dr Palm Desert, CA	3.0	3.5	2430	$10,000	$4.12	44d	1	1.00mi
704 Mission Creek Dr Palm Desert, CA	3.0	3.5	3513	$5,000	$1.42	11d	1	1.02mi
77573 Ashberry Ct Palm Desert, CA	3.0	2.5	2900	$4,500	$1.55	25d	1	1.04mi
40808 Eastwood Ln Palm Desert, CA	4.0	2.5	2600	$3,490	$1.34	25d	1	1.15mi
4 Milano Cir Palm Desert, CA	4.0	2.5	3334	$12,000	$3.60	44d	1	1.18mi
410 Gold Canyon Dr Palm Desert, CA	3.0	3.5	2742	$4,000	$1.46	44d	1	1.23mi
75960 Nelson Ln Palm Desert, CA	3.0	3.5	2724	$5,000	$1.84	44d	1	1.30mi
75940 Nelson Ln Palm Desert, CA	3.0	4.0	2726	$5,000	$1.83	25d	1	1.31mi
41215 Carlotta Dr Palm Desert, CA	4.0	4.5	2900	$6,500	$2.24	44d	1	1.34mi
462 Via de la Paz Palm Desert, CA	4.0	3.0	2506	$3,200	$1.28	22d	1	1.36mi
462 Via de la Paz Palm Desert, CA	4.0	3.0	2506	$3,800	$1.52	44d	1	1.36mi
260 Vista Royale Cir E Palm Desert, CA	4.0	3.0	2236	$8,000	$3.58	44d	1	1.41mi

HOA detail

• Monthly dues: $278 · $3,336/yr

Listing history 47 events

1. 2026-06-21
   days on market $729,900 Active 8 DOM
2. 2026-06-18
   days on market $729,900 Active 5 DOM
3. 2026-06-17
   days on market $729,900 Active 4 DOM
4. 2026-06-16
   days on market $729,900 Active 3 DOM
5. 2026-06-15
   days on market $729,900 Active 2 DOM
6. 2026-06-13
   pricedays on marketlisting id $729,900 Active 1 DOM
7. 2026-06-09
   days on market $749,000 Active 96 DOM
8. 2026-06-08
   days on market $749,000 Active 95 DOM
9. 2026-06-07
   days on market $749,000 Active 94 DOM
10. 2026-06-04
    days on market $749,000 Active 91 DOM
11. 2026-06-03
    days on market $749,000 Active 90 DOM
12. 2026-06-02
    days on market $749,000 Active 89 DOM
13. 2026-06-01
    days on market $749,000 Active 88 DOM
14. 2026-05-31
    days on market $749,000 Active 87 DOM
15. 2026-05-04
    price $749,000 1538-char remark
16. 2026-03-05
    listed $799,900 Active 1538-char remark
17. 2022-12-15
    historical
18. 2022-10-25
    listed $799,000 Active
19. 2018-01-02
    soldstatus $475,000 Sold
20. 2018-01-02
    soldstatus $475,000
21. 2017-12-26
    status Pending
22. 2017-12-04
    historical Contingent
23. 2017-11-17
    price $490,000
24. 2017-10-20
    listed $505,000 Active
25. 2017-10-20
    historical
26. 2017-07-13
    historical Contingent
27. 2017-07-10
    status Active
28. 2017-06-29
    historical Contingent
29. 2017-05-20
    listed $499,000 Active
30. 2016-02-19
    soldstatus $367,500 Sold
31. 2016-02-19
    soldstatus $367,500
32. 2016-02-11
    historical Contingent
33. 2016-01-21
    status Active
34. 2016-01-15
    historical Contingent
35. 2015-12-22
    listed $385,000 Active
36. 2014-10-30
    historical
37. 2014-10-23
    historical Contingent
38. 2014-09-09
    price $385,000
39. 2014-06-25
    listed $399,900 Active
40. 2014-05-08
    status Backup Offers Accepted
41. 2014-03-27
    price $419,500
42. 2014-03-27
    historical
43. 2014-03-27
    status Active
44. 2014-02-04
    listed $425,000 Active
45. 2001-09-19
    soldstatus $308,000
46. 2001-08-20
    historical
47. 2001-02-08
    listed $339,000

ⓘ 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: $7,953 · $663/mo
• Projected year-2 tax: $7,953 · $663/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $56,246
• − Mortgage interest: −$40,886
• − Property taxes: −$7,953
• − Insurance: −$3,650
• − Repairs & maintenance: −$4,500
• − Management: −$4,500
• − HOA: −$3,336
• − Depreciation: −$21,233
• Taxable loss: −$29,811
• Est. tax savings @ 24.0%: +$7,155
• After-tax cash flow: $-9,281/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

+115.3% since first listed

35 events — show timeline

• 2026-06-13 Listed $729,900 CRMLS
• 2026-06-11 Listing Removed — CRMLS
• 2026-05-04 Price Changed $749,000 CRMLS
• 2026-03-05 Listed $799,900 CRMLS
• 2022-12-15 Listing Removed — CRMLS
• 2022-10-25 Listed $799,000 CRMLS
• 2018-01-02 Sold (Public Records) $475,000 Public Records
• 2018-01-02 Sold (MLS) $475,000 GPSMLS
• 2017-12-26 Pending — GPSMLS
• 2017-12-04 Contingent — GPSMLS
• 2017-11-17 Price Changed $490,000 GPSMLS
• 2017-10-20 Listed $505,000 GPSMLS
• 2017-10-20 Listing Removed — GPSMLS
• 2017-07-13 Contingent — GPSMLS
• 2017-07-10 Relisted — GPSMLS
• 2017-06-29 Contingent — GPSMLS
• 2017-05-20 Listed $499,000 GPSMLS
• 2016-02-19 Sold (Public Records) $367,500 Public Records
• 2016-02-19 Sold (MLS) $367,500 GPSMLS
• 2016-02-11 Contingent — GPSMLS
• 2016-01-21 Relisted — GPSMLS
• 2016-01-15 Contingent — GPSMLS
• 2015-12-22 Listed $385,000 GPSMLS
• 2014-10-30 Listing Removed — GPSMLS
• 2014-10-23 Contingent — GPSMLS
• 2014-09-09 Price Changed $385,000 GPSMLS
• 2014-06-25 Listed $399,900 GPSMLS
• 2014-05-08 Pending — GPSMLS
• 2014-03-27 Price Changed $419,500 GPSMLS
• 2014-03-27 Relisted — GPSMLS
• 2014-03-27 Listing Removed — GPSMLS
• 2014-02-04 Listed $425,000 GPSMLS
• 2001-09-19 Sold (Public Records) $308,000 Public Records
• 2001-08-20 Listing Removed — GPSMLS
• 2001-02-08 Listed $339,000 GPSMLS

Property tax history

+3.8%/yr

Latest (2025): $7,953 · +2.7% YoY. Source: county tax records.