Plan 2 | The Celano Plan · Palm Desert, CA 92260

$600,990

3 bd · 3.0 ba · 2,249 sqft · SingleFamily · 1050 Days on market

55+ age-restricted Fair condition

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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).

• Cash flow +9.7/30.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Livability +2.6/5.0
• DSCR +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Congratulations! Now is the time to indulge in the incredible benefits of living in this amazing 55+ gated community. Experience the best of resort-style living with an array of amenities designed exclusively for your enjoyment. This beautiful single-story home offers a generous 2,249 sqft of open living space, featuring 3 bedrooms, 3 baths, a dining room, a great room, den and a 2-car garage. Every detail is meticulously crafted to provide the utmost comfort and style. Prepare to be amazed by the gourmet kitchen, equipped with high-quality Samsung appliances that will exceed your expectations. From cooking delicious meals to entertaining guests, this kitchen is a dream come true. Embrace the CrestWood Communities features that are seamlessly integrated throughout this home. Revel in the up to 10-foot ceilings that create an open and spacious atmosphere. The kitchen showcases Quartz countertops with a stylish 6-inch backsplash, complemented by Samsung® appliances. The inclusion of a tankless water heater ensures convenience and energy efficiency. For surprisingly low HOA information, please consult our knowledgeable New Home Specialist, who will guide you through the details.

Key facts

• 2 parking spots
• Listed 1050 days

🏗️ New construction. The $600,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $724,169.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $601k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• To cash-flow at today's rent, offer at most $447k (25.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $391k (34.9% below list).
• Recommended offer: $391k (34.9% 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: 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.
• Zoned schools: James Earl Carter Elementary (516 students, 53% FRL); Colonel Mitchell Paige Middle (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 436 students, 74% FRL); Palm Desert High (math 42% / reading 67%, grade C-, #256 of 1,170 statewide, top 24%, 2,050 students, 57% FRL).
• Market conditions: Rents rising (+1.6%/yr); 745 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 107d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 90% 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 $3,913/mo this rent would consume 67% of the median local household income ($70k/yr) (locally 17% 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

• It's been on market 1050 days — a 12% lower offer ($529k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $391,262 (34.9% 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 1050 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.54% ✗
• Cap rate: 3.12%
• Cash-on-cash: -11.32%
• DSCR: 0.50
• GRM: 15.4

CMA / ARV

• ARV (median comp): $724,169
• List price: $600,990
• Delta: -17.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40622 Cabana Ct	0.21mi	4/2.5 (+1)	2,300 (+2%)	4mo	$640,000	$278	76
40747 Baranda Ct	0.30mi	4/3.0 (+1)	2,300 (+2%)	3mo	$785,000	$341	74
40603 Via Fonda	0.19mi	4/3.0 (+1)	2,430 (+8%)	4mo	$800,000	$329	69
40785 Avenida Rosario	0.32mi	3/3.5	2,477 (+10%)	4mo	$799,999	$323	63
40550 Ventana Ct	0.31mi	3/2.5	2,093 (-7%)	11mo	$590,000	$282	62
34 Calle La Reina	0.75mi	3/2.5	2,129 (-5%)	0mo	$780,000	$366	54
40530 Glenwood Ln	0.66mi	3/3.0	2,052 (-9%)	3mo	$650,000	$317	52
81 Camino Arroyo Pl	0.71mi	3/3.0	2,147 (-4%)	11mo	$700,000	$326	51
77 Calle Manzanita	0.75mi	3/2.5	2,378 (+6%)	6mo	$877,000	$369	48
40761 Hovley Ct	0.72mi	3/2.0	2,416 (+7%)	5mo	$700,000	$290	46
128 Courtside Dr	0.31mi	4/2.0 (+1)	1,914 (-15%)	10mo	$827,000	$432	43
40840 Centennial Cir	0.45mi	4/4.0 (+1)	2,505 (+11%)	11mo	$840,000	$335	42

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 · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -38.5%
• Equity multiple: -0.21×
• Total profit: $-244,601
• Equity at exit: $107,976

10-year hold

• IRR: -68.6%
• Equity multiple: -0.93×
• Total profit: $-391,378
• Equity at exit: $62,613

Cash invested: $202,767 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 8 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $765,000 ($347/sqft)
• Median days on market: 25 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: -7.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92260

• Rents YoY: 1.6%
• Active inventory: 745
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $3,913 high
• Mortgage (P&I): −$3,798
• Tax est. 1.5%: −$905 /mo · $10,863/yr
• Insurance: −$302
• HOA: −$0
• Vacancy / Maint / Mgmt: −$822
• Net cashflow: $-1,914

Break-even live

Break-even rent $6,335

Max offer price $447,268

Occupancy floor —

Sensitivity live

Price	-10% $-1,413	-5% $-1,663	+0% $-1,914	+5% $-2,164	+10% $-2,414
Rent	-10% $-2,223	-5% $-2,068	+0% $-1,914	+5% $-1,759	+10% $-1,604
Rate	-1.0pp $-1,549	-0.5pp $-1,729	base $-1,914	+0.5pp $-2,101	+1.0pp $-2,292

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: $181,042
• Closing costs: $21,725
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2701 Via Calderia Palm Desert, CA	2.0	2.0	1559	$2,850	$1.83	120d	1	0.09mi
1803 Via San Martino Palm Desert, CA	2.0	2.0	1559	$3,900	$2.50	139d	1	0.10mi
4559 Via Veneto Palm Desert, CA	2.0	2.0	1905	$6,000	$3.15	29d	1	0.13mi
41517 Armanac Ct Palm Desert, CA	3.0	2.0	1537	$3,400	$2.21	98d	1	0.14mi
3443 Via Leonardo Palm Desert, CA	3.0	2.0	2341	$4,000	$1.71	70d	1	0.14mi
73750 Calle Bisque Palm Desert, CA	3.0	2.0	1537	$6,500	$4.23	139d	1	0.15mi
41595 Navarre Ct Palm Desert, CA	3.0	2.0	1576	$2,995	$1.90	0d	1	0.16mi
40600 Via Fonda Palm Desert, CA	4.0	3.0	2300	$5,000	$2.17	70d	1	0.18mi
73983 Munn Cir Palm Desert, CA	3.0	2.0	2064	$3,400	$1.65	139d	1	0.31mi
40879 Sandpiper Ct Palm Desert, CA	4.0	4.0	2990	$5,475	$1.83	70d	1	0.32mi
39582 Ciega Creek Dr Palm Desert, CA	2.0	2.0	1440	$2,300	$1.60	49d	1	0.35mi
40605 Ventana Ct Palm Desert, CA	3.0	2.5	2093	$4,200	$2.01	9d	1	0.36mi
40741 Avenida Solana Palm Desert, CA	4.0	3.0	2552	$4,900	$1.92	139d	1	0.36mi
6381 Via Stasera Palm Desert, CA	3.0	2.0	1867	$4,300	$2.30	76d	1	0.38mi
6375 Via Stasera Palm Desert, CA	3.0	3.0	2278	$3,500	$1.54	70d	1	0.38mi
323 San Remo St Palm Desert, CA	2.0	2.0	1556	$8,500	$5.46	139d	1	0.40mi
8 Las Cruces Ln Palm Desert, CA	2.0	2.0	1705	$4,000	$2.35	74d	1	0.42mi
40592 Palm Ct Palm Desert, CA	3.0	2.5	2498	$5,000	$2.00	108d	1	0.43mi
1023 Via Fortuna Palm Desert, CA	3.0	2.0	1961	$3,200	$1.63	27d	1	0.45mi
40064 Silktree Ct Palm Desert, CA	3.0	2.0	1712	$3,200	$1.87	70d	1	0.46mi
39345 Moronga Canyon Dr Palm Desert, CA	2.0	2.0	1488	$3,200	$2.15	49d	1	0.46mi
363 San Remo St Palm Desert, CA	2.0	2.0	1656	$7,500	$4.53	139d	1	0.46mi
3253 Via Giorna Palm Desert, CA	2.0	2.0	1961	$4,500	$2.29	120d	1	0.47mi
40511 Corte Placitas Palm Desert, CA	4.0	3.5	2989	$5,450	$1.82	60d	1	0.48mi
40511 Corte Placitas Palm Desert, CA	4.0	3.5	2989	$5,450	$1.82	42d	1	0.48mi
255 San Remo St Palm Desert, CA	2.0	2.0	1656	$6,600	$3.99	139d	1	0.48mi
347 Villena Way Palm Desert, CA	2.0	2.0	1670	$6,000	$3.59	33d	1	0.49mi
359 Villena Way Palm Desert, CA	2.0	2.0	2208	$9,500	$4.30	139d	1	0.50mi
4 Hermosillo Ln Palm Desert, CA	2.0	2.0	1572	$2,900	$1.84	114d	1	0.51mi
4155 Via Mattina Palm Desert, CA	3.0	3.0	2278	$4,500	$1.98	33d	1	0.51mi
4155 Via Mattina Palm Desert, CA	3.0	3.0	2278	$3,200	$1.40	139d	1	0.51mi
4155 Via Mattina Unit 4155 Palm Desert, CA	2.0	3.0	2278	$3,500	$1.54	139d	1	0.51mi
311 Villena Way Palm Desert, CA	2.0	2.0	1653	$7,000	$4.23	120d	1	0.52mi
112 Willow Lake Dr Palm Desert, CA	2.0	2.0	1576	$2,799	$1.78	54d	1	0.53mi
4162 Via Mattina Palm Desert, CA	2.0	2.0	1867	$2,950	$1.58	108d	1	0.54mi
40255 Sagewood Dr Palm Desert, CA	3.0	2.0	1712	$3,300	$1.93	70d	1	0.55mi
305 Durango Palm Desert, CA	2.0	2.0	1670	$6,300	$3.77	139d	1	0.57mi
73843 Line Canyon Ln Palm Desert, CA	2.0	2.0	1570	$2,100	$1.34	107d	1	0.58mi
316 S Sierra Madre Palm Desert, CA	2.0	2.0	1656	$5,700	$3.44	139d	1	0.58mi
217 Las Lomas Palm Desert, CA	2.0	2.0	1656	$6,300	$3.80	139d	1	0.58mi

Listing history 50 events

1. 2026-09-23
   days on market $600,990 Active 1050 DOM
2. 2026-09-22
   days on market $600,990 Active 1049 DOM
3. 2026-09-21
   days on market $600,990 Active 1048 DOM
4. 2026-09-20
   days on market $600,990 Active 1047 DOM
5. 2026-09-19
   days on market $600,990 Active 1046 DOM
6. 2026-09-18
   days on market $600,990 Active 1045 DOM
7. 2026-09-17
   days on market $600,990 Active 1044 DOM
8. 2026-09-16
   days on market $600,990 Active 1043 DOM
9. 2026-09-15
   days on market $600,990 Active 1042 DOM
10. 2026-09-14
    days on market $600,990 Active 1041 DOM
11. 2026-09-13
    days on market $600,990 Active 1040 DOM
12. 2026-09-12
    days on market $600,990 Active 1039 DOM
13. 2026-09-11
    days on market $600,990 Active 1038 DOM
14. 2026-09-05
    days on market $600,990 Active 1032 DOM
15. 2026-09-04
    days on market $600,990 Active 1031 DOM
16. 2026-09-03
    days on market $600,990 Active 1030 DOM
17. 2026-08-31
    days on market $600,990 Active 1027 DOM
18. 2026-08-30
    days on market $600,990 Active 1026 DOM
19. 2026-08-29
    days on market $600,990 Active 1025 DOM
20. 2026-08-28
    days on market $600,990 Active 1024 DOM
21. 2026-08-27
    days on market $600,990 Active 1023 DOM
22. 2026-08-26
    days on market $600,990 Active 1022 DOM
23. 2026-08-25
    days on market $600,990 Active 1021 DOM
24. 2026-08-24
    days on market $600,990 Active 1020 DOM
25. 2026-08-23
    days on market $600,990 Active 1019 DOM
26. 2026-08-22
    days on market $600,990 Active 1018 DOM
27. 2026-08-21
    days on market $600,990 Active 1017 DOM
28. 2026-08-20
    days on market $600,990 Active 1016 DOM
29. 2026-08-19
    days on market $600,990 Active 1015 DOM
30. 2026-08-18
    days on market $600,990 Active 1014 DOM
31. 2026-08-17
    days on market $600,990 Active 1013 DOM
32. 2026-08-16
    days on market $600,990 Active 1012 DOM
33. 2026-08-15
    days on market $600,990 Active 1011 DOM
34. 2026-08-14
    days on market $600,990 Active 1010 DOM
35. 2026-08-13
    days on market $600,990 Active 1009 DOM
36. 2026-08-12
    days on market $600,990 Active 1008 DOM
37. 2026-08-11
    days on market $600,990 Active 1007 DOM
38. 2026-08-10
    days on market $600,990 Active 1006 DOM
39. 2026-08-09
    days on market $600,990 Active 1005 DOM
40. 2026-08-08
    days on market $600,990 Active 1004 DOM
41. 2026-08-06
    days on market $600,990 Active 1002 DOM
42. 2026-08-05
    days on market $600,990 Active 1001 DOM
43. 2026-08-04
    days on market $600,990 Active 1000 DOM
44. 2026-08-03
    days on market $600,990 Active 999 DOM
45. 2026-07-31
    days on market $600,990 Active 996 DOM
46. 2026-07-30
    days on market $600,990 Active 995 DOM
47. 2026-07-30
    days on market $600,990 Active 994 DOM
48. 2026-07-28
    days on market $600,990 Active 993 DOM
49. 2026-07-26
    days on market $600,990 Active 991 DOM
50. 2026-07-24
    days on market $600,990 Active 989 DOM

ⓘ 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 1/10 Low
• 🌡 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,951
• − Mortgage interest: −$40,565
• − Property taxes: −$10,863
• − Insurance: −$3,621
• − Repairs & maintenance: −$3,756
• − Management: −$3,756
• − Depreciation: −$21,067
• Taxable loss: −$36,676
• Est. tax savings @ 24.0%: +$8,802
• After-tax cash flow: $-14,161/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab Est. rehab $56,225–$101,205 screening

The home requires moderate repairs to exterior siding and interior walls, with some maintenance needed for HVAC and landscaping. Painting and landscaping improvements can significantly enhance its resale and rental value.

Repairs flagged

• Moderate Exterior siding — Visible discoloration and wear
• Moderate Interior walls — Paint appears worn

Value-add opportunities

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance and value ↑
• Rental Landscaping — Well-maintained landscaping can attract tenants and increase rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary James Earl Carter Elementary Middle Colonel Mitchell Paige Middle F CA #474/498 Nat'l #13,307/14,009 High Palm Desert High C- CA #256/1,170 Nat'l #4,461/17,239

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

D Composite livability gradescore 51/100

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 · 2,664,475 people
• City population: 58,615
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 30,523
• Household income: $70,091
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 17% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 31% Two or more races 20% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 18% · Canada, South Korea, Vietnam
• Languages at home: 73% English-only · Spanish 22% French/Haitian/Cajun 1% Other Indo-European 1%

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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: ▼ -364.94%
• Current HPI: 294.9425
• Rent YoY: ▲ 1.60%
• Metro: Riverside-San Bernardino-Ontario, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

+3.6% since first listed

6 events — show timeline

• 2024-06-18 Price Changed $600,990 Zillow
• 2024-05-15 Price Changed $598,990 Zillow
• 2024-04-19 Price Changed $599,990 Zillow
• 2024-02-13 Price Changed $604,990 Zillow
• 2023-11-11 Price Changed $594,990 Zillow
• 2023-11-08 Listed $579,990 Zillow