11 Ocotillo Ln · Palm Desert, CA 92260

$195,000

2 bd · 2.0 ba · 1,177 sqft · Manufactured · 167 Days on market

Built 1971 5,400 sqft lot $166/sqft · 13% below area Est $225k · 13% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a privately owned, rent-controlled community, this unique home offers an affordable path to homeownership. Buyers. .. you own the home while 'renting the space' with no expiration and no BIA approval required, adding stability and ease. What makes this desirable is that there are NO property taxes just a monthly space rent equivalent to traditional HOA dues. Inside, the home looks, feels and shows like a model home with thoughtfully updated modern touches throughout. The attention to detail is astounding, too many updates to list, you must see it for yourself. Recent major upgrades include a new furnace, refreshed ducting, and a new water heater for added peace of mind. Set on a desirable corner lot with stunning southwest mountain views, the private outdoor space is just as impressive as the interior. Enjoy beautifully maintained grounds and resort-style amenities including a clubhouse, fitness center, pool, and spa. An exceptional value compared to traditional condo living--without high HOA fees, property taxes, or sacrificing outdoor space. Ideal as a full-time residence or a desert getaway (no seasonal rentals permitted). All of this just minutes from El Paseo, known for its world-class shopping and dining. Financing options are available--reach out for trusted lender referrals. Don't miss this one--schedule your showing today!

Key facts

• 5,400 sq ft lot
• Garage
• Built 1971

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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 rising (+1.6%/yr); 545 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $3,063/mo this rent would consume 52% of the median local household income ($70k/yr) (locally 1734% 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $55k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $100k; list at $195k implies a 95% gain — meaningful room to come down on a strong offer.

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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.57% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.56%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (median comp): $225,000
• List price: $195,000
• Delta: -13.33%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Box C Dr	0.08mi	2/2.0	1,080 (-8%)	2mo	$105,000	$97	81
15 Ocotillo Ln	0.00mi	2/2.0	1,200 (+2%)	19mo	$123,500	$103	81
14 Bar D Dr	0.04mi	3/2.0 (+1)	1,140 (-3%)	13mo	$215,000	$189	77
100 Country Club Dr	0.12mi	2/2.0	1,152 (-2%)	22mo	$190,000	$165	73
1 Desert Fern Ln	0.09mi	3/2.0 (+1)	1,248 (+6%)	14mo	$209,900	$168	69
16 Flying F Dr	0.14mi	3/2.0 (+1)	1,248 (+6%)	14mo	$171,300	$137	67
25 Diamond E #25	0.16mi	2/2.0	1,000 (-15%)	2mo	$131,000	$131	66
49305 Highway 74 #132	0.34mi	3/3.0 (+1)	1,152 (-2%)	11mo	$228,400	$198	63
49305 Highway 74, #161	0.34mi	2/2.0	1,152 (-2%)	22mo	$128,750	$112	62
4 Yucca Ln	0.07mi	2/2.0	1,040 (-12%)	22mo	$149,800	$144	59
49305 Highway 74 #86	0.34mi	2/2.0	1,344 (+14%)	3mo	$225,000	$167	58
49305 Highway 74 #59	0.34mi	2/2.0	1,320 (+12%)	15mo	$119,000	$90	52

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: 15.1%
• Equity multiple: 1.59×
• Total profit: $32,467
• Equity at exit: $29,075

10-year hold

• IRR: 22.7%
• Equity multiple: 2.82×
• Total profit: $99,397
• Equity at exit: $16,860

Cash invested: $54,600 (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 92260

• Rents YoY: 1.6%
• Active inventory: 545
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,063 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $1,072

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 60%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73280 Avenida Descanso Palm Desert, CA	3.0	2.0	1290	$4,250	$3.29	3d	1	0.41mi
48950 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$5,000	$3.71	2d	1	0.52mi
48828 Desert Flower Dr Palm Desert, CA	2.0	1.0	1118	$2,450	$2.19	44d	1	0.56mi
48790 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$2,500	$1.85	2d	1	0.58mi
48790 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$2,500	$1.85	24d	1	0.58mi
48980 Wildwood Ln Palm Desert, CA	2.0	2.0	1184	$2,795	$2.36	44d	1	0.60mi
48728 Desert Flower Dr Palm Desert, CA	3.0	2.0	1348	$2,400	$1.78	24d	1	0.61mi
72346 Sommerset Dr Palm Desert, CA	2.0	2.0	1440	$3,950	$2.74	44d	1	0.70mi
48624 Moon Terrace Ln Palm Desert, CA	2.0	2.0	1184	$2,600	$2.20	15d	1	0.71mi
73407 Foxtail Ln Palm Desert, CA	2.0	2.0	1426	$2,600	$1.82	44d	1	1.28mi
73441 Foxtail Ln Palm Desert, CA	2.0	2.0	1426	$3,495	$2.45	44d	1	1.34mi
73446 Dalea Ln Palm Desert, CA	2.0	2.0	1202	$6,500	$5.41	17d	1	1.39mi
73476 Dalea Ln Palm Desert, CA	2.0	2.0	1271	$5,000	$3.93	44d	1	1.44mi
72619 Thrush Rd #2 Palm Desert, CA	2.0	1.0	840	$2,250	$2.68	24d	1	1.45mi
72682 Thrush Rd Palm Desert, CA	2.0	1.0	810	$3,000	$3.70	44d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $195,000 Active 167 DOM
2. 2026-06-17
   days on market $195,000 Active 166 DOM
3. 2026-06-16
   days on market $195,000 Active 165 DOM
4. 2026-06-15
   days on market $195,000 Active 164 DOM
5. 2026-06-13
   days on market $195,000 Active 162 DOM
6. 2026-06-09
   days on market $195,000 Active 158 DOM
7. 2026-06-08
   days on market $195,000 Active 157 DOM
8. 2026-06-07
   days on market $195,000 Active 156 DOM
9. 2026-06-04
   days on market $195,000 Active 153 DOM
10. 2026-06-03
    days on market $195,000 Active 152 DOM
11. 2026-06-02
    days on market $195,000 Active 151 DOM
12. 2026-06-01
    days on market $195,000 Active 150 DOM
13. 2026-05-31
    days on market $195,000 Active 149 DOM
14. 2026-04-29
    price $195,000 1364-char remark

    Show marketing remark (1364 chars)

    Located in a privately owned, rent-controlled community, this unique home offers an affordable path to homeownership. Buyers. .. you own the home while 'renting the space' with no expiration and no BIA approval required, adding stability and ease. What makes this desirable is that there are NO property taxes just a monthly space rent equivalent to traditional HOA dues. Inside, the home looks, feels and shows like a model home with thoughtfully updated modern touches throughout. The attention to detail is astounding, too many updates to list, you must see it for yourself. Recent major upgrades include a new furnace, refreshed ducting, and a new water heater for added peace of mind. Set on a desirable corner lot with stunning southwest mountain views, the private outdoor space is just as impressive as the interior. Enjoy beautifully maintained grounds and resort-style amenities including a clubhouse, fitness center, pool, and spa. An exceptional value compared to traditional condo living--without high HOA fees, property taxes, or sacrificing outdoor space. Ideal as a full-time residence or a desert getaway (no seasonal rentals permitted). All of this just minutes from El Paseo, known for its world-class shopping and dining. Financing options are available--reach out for trusted lender referrals. Don't miss this one--schedule your showing today!

15. 2026-01-02
    listed $200,000 Active 1364-char remark

    Show marketing remark (1364 chars)

    Located in a privately owned, rent-controlled community, this unique home offers an affordable path to homeownership. Buyers. .. you own the home while 'renting the space' with no expiration and no BIA approval required, adding stability and ease. What makes this desirable is that there are NO property taxes just a monthly space rent equivalent to traditional HOA dues. Inside, the home looks, feels and shows like a model home with thoughtfully updated modern touches throughout. The attention to detail is astounding, too many updates to list, you must see it for yourself. Recent major upgrades include a new furnace, refreshed ducting, and a new water heater for added peace of mind. Set on a desirable corner lot with stunning southwest mountain views, the private outdoor space is just as impressive as the interior. Enjoy beautifully maintained grounds and resort-style amenities including a clubhouse, fitness center, pool, and spa. An exceptional value compared to traditional condo living--without high HOA fees, property taxes, or sacrificing outdoor space. Ideal as a full-time residence or a desert getaway (no seasonal rentals permitted). All of this just minutes from El Paseo, known for its world-class shopping and dining. Financing options are available--reach out for trusted lender referrals. Don't miss this one--schedule your showing today!

16. 2026-01-02
    historical $200,000 1364-char remark

    Show marketing remark (1364 chars)

    Located in a privately owned, rent-controlled community, this unique home offers an affordable path to homeownership. Buyers. .. you own the home while 'renting the space' with no expiration and no BIA approval required, adding stability and ease. What makes this desirable is that there are NO property taxes just a monthly space rent equivalent to traditional HOA dues. Inside, the home looks, feels and shows like a model home with thoughtfully updated modern touches throughout. The attention to detail is astounding, too many updates to list, you must see it for yourself. Recent major upgrades include a new furnace, refreshed ducting, and a new water heater for added peace of mind. Set on a desirable corner lot with stunning southwest mountain views, the private outdoor space is just as impressive as the interior. Enjoy beautifully maintained grounds and resort-style amenities including a clubhouse, fitness center, pool, and spa. An exceptional value compared to traditional condo living--without high HOA fees, property taxes, or sacrificing outdoor space. Ideal as a full-time residence or a desert getaway (no seasonal rentals permitted). All of this just minutes from El Paseo, known for its world-class shopping and dining. Financing options are available--reach out for trusted lender referrals. Don't miss this one--schedule your showing today!

17. 2022-10-06
    soldstatus $100,000 Closed 15-char remark

    Show marketing remark (15 chars)

    Great location!

18. 2022-09-26
    status Pending 15-char remark

    Show marketing remark (15 chars)

    Great location!

19. 2022-09-21
    listed $130,000 Active 15-char remark

    Show marketing remark (15 chars)

    Great location!

20. 2022-09-14
    historical
21. 2022-08-19
    price $144,900
22. 2022-08-06
    listed $160,000 Active
23. 2020-01-05
    historical
24. 2020-01-03
    soldstatus $45,000 Closed
25. 2019-12-13
    historical Active Under Contract
26. 2019-12-03
    listed $43,000 Active
27. 2007-06-04
    historical
28. 2007-03-04
    listed

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 10 d/yr ≥107°F today · 28 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: $36,753
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,940
• − Management: −$2,940
• − Depreciation: −$5,673
• Taxable income: $10,377
• Est. tax owed @ 24.0%: −$2,490
• After-tax cash flow: $10,373/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): 30,523
• Household income: $70,091
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1734.0

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: 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%

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

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

+353.5% since first listed

15 events — show timeline

• 2026-04-29 Price Changed $195,000 GPSMLS
• 2026-01-02 Listed $200,000 GPSMLS
• 2026-01-02 Coming Soon $200,000 GPSMLS
• 2022-10-06 Sold (MLS) $100,000 GPSMLS
• 2022-09-26 Pending — GPSMLS
• 2022-09-21 Listed $130,000 GPSMLS
• 2022-09-14 Listing Removed — GPSMLS
• 2022-08-19 Price Changed $144,900 GPSMLS
• 2022-08-06 Listed $160,000 GPSMLS
• 2020-01-05 Listing Removed — GPSMLS
• 2020-01-03 Sold (MLS) $45,000 GPSMLS
• 2019-12-13 Contingent — GPSMLS
• 2019-12-03 Listed $43,000 GPSMLS
• 2007-06-04 Delisted — PALM
• 2007-03-04 Listed — PALM