106 Towle Cir · Palm Desert, CA 92211

$400,000

2 bd · 2.0 ba · 1,609 sqft · Condo public records · 68 Days on market

Built 1991 $249/sqft · 24% below area Est $526k · 24% under $920/mo HOA · 19% of rent ↓ 51% 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 +16.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.8/10.0
• DSCR +5.1/10.0
• Schools +3.8/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You've arrived! This timeless floor plan offers 2 bedrooms, 2 baths, high ceilings, easy indoor/outdoor flow, and plenty of windows to let the sunshine in! Updated kitchen countertops, primary bathroom, and wood shutters throughout. Centered on a cul-de-sac in the Courtyards community at Desert Falls Country Club. Offered turnkey/furnished. Close to shopping, dining, and minutes away from world-class entertainment. A MUST-SEE!

Key facts

• $920 HOA
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $400k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $400k).
• Recommended offer: $376k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $4,736/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 $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 68 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $191k; list at $400k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $376,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 7.01%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 7.0

CMA / ARV

• ARV (median comp): $525,840
• List price: $400,000
• Delta: -23.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.44×
• Total profit: $-62,849
• Equity at exit: $59,641

10-year hold

• IRR: -16.8%
• Equity multiple: 0.23×
• Total profit: $-86,504
• Equity at exit: $34,585

Cash invested: $112,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $4,736 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$316 /mo · $3,797/yr
• Insurance: −$167
• HOA: −$920
• Vacancy / Maint / Mgmt: −$995
• Net cashflow: $241

Break-even live

Break-even rent $4,431

Max offer price $400,000

Occupancy floor 90%

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Avellino Cir Palm Desert, CA	2.0	2.0	1500	$3,000	$2.00	22d	1	0.07mi
100 Brandigo Cir Palm Desert, CA	2.0	2.0	1609	$4,500	$2.80	20d	1	0.08mi
107 Avellino Cir Palm Desert, CA	2.0	2.0	1528	$5,900	$3.86	44d	1	0.10mi
116 Avellino Cir Palm Desert, CA	2.0	2.0	1426	$6,200	$4.35	44d	1	0.15mi
117 Trento Cir Palm Desert, CA	2.0	2.0	1157	$5,500	$4.75	44d	1	0.16mi
781 Montana Vista Dr Palm Desert, CA	2.0	2.0	1330	$6,000	$4.51	44d	1	0.34mi
778 Montana Vista Dr Palm Desert, CA	3.0	2.5	1814	$6,500	$3.58	44d	1	0.36mi
726 Vista Lago Dr N Palm Desert, CA	3.0	2.5	1814	$4,900	$2.70	44d	1	0.40mi
160 Desert Falls Cir Palm Desert, CA	2.0	2.0	1330	$4,000	$3.01	2d	1	0.42mi
189 Desert Falls Cir Palm Desert, CA	2.0	2.5	1814	$6,500	$3.58	44d	1	0.44mi
187 Desert Falls Cir Palm Desert, CA	3.0	2.5	1814	$5,999	$3.31	44d	1	0.44mi
136 Desert Falls Dr E Palm Desert, CA	3.0	2.5	1814	$3,200	$1.76	44d	1	0.45mi
182 Desert Falls Cir Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.45mi
164 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$3,000	$2.26	44d	1	0.48mi
321 Bouquet Canyon Dr Palm Desert, CA	3.0	2.0	1818	$2,995	$1.65	3d	1	0.49mi
207 Desert Falls Cir Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.50mi
199 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.51mi
221 Vista Royale Cir W Palm Desert, CA	2.0	2.5	1360	$5,900	$4.34	24d	1	0.53mi
216 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$3,250	$2.44	44d	1	0.56mi
221 Vista Royale Cir E Palm Desert, CA	2.0	2.0	1360	$5,900	$4.34	24d	1	0.57mi
237 Vista Royale Cir W Palm Desert, CA	3.0	2.5	1814	$6,200	$3.42	44d	1	0.57mi
709 Vista Lago Cir N Palm Desert, CA	2.0	2.0	1360	$2,700	$1.99	44d	1	0.58mi
127 Villa Ct Palm Desert, CA	2.0	2.0	1330	$6,800	$5.11	44d	1	0.59mi
139 Villa Ct Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.59mi
156 Falls Ct Palm Desert, CA	3.0	2.5	1814	$6,000	$3.31	44d	1	0.60mi
248 Vista Royale Cir W Palm Desert, CA	2.0	2.0	1330	$4,999	$3.76	44d	1	0.62mi
259 Vista Royale Cir W Palm Desert, CA	2.0	2.0	1330	$5,600	$4.21	44d	1	0.65mi
651 Vista Lago Cir N Palm Desert, CA	2.0	2.0	1330	$5,700	$4.29	44d	1	0.69mi
272 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$6,250	$4.70	44d	1	0.71mi
270 Vista Royale Cir E Palm Desert, CA	3.0	2.5	1814	$3,250	$1.79	44d	1	0.72mi
270 Vista Royale Cir E Palm Desert, CA	3.0	2.5	1814	$3,250	$1.79	5d	1	0.72mi
274 Vista Royale Cir E Palm Desert, CA	3.0	2.5	1814	$2,900	$1.60	24d	1	0.74mi
75840 McLachlin Cir Palm Desert, CA	2.0	2.5	2196	$4,275	$1.95	2d	1	0.76mi
75250 Vista Huerto Palm Desert, CA	3.0	2.0	1184	$5,500	$4.65	24d	1	0.77mi
319 Vista Royale Dr Palm Desert, CA	3.0	2.5	1814	$2,900	$1.60	44d	1	0.77mi
38960 Kilimanjaro Dr Palm Desert, CA	3.0	3.0	1944	$3,500	$1.80	44d	1	0.86mi
38941 Kilimanjaro Dr Palm Desert, CA	2.0	2.0	1731	$7,000	$4.04	44d	1	0.86mi
74300 Country Club Dr Apt 5001 Palm Desert, CA	2.0	2.0	1099	$7,120	$6.48	44d	1	0.91mi
74300 Country Club Dr Unit 366 Palm Desert, CA	2.0	2.0	1140	$7,170	$6.29	44d	1	0.91mi
551 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$5,500	$4.14	44d	1	0.92mi

HOA detail condo

• Monthly dues: $920 · $11,040/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $400,000 Active 68 DOM
2. 2026-06-17
   days on market $400,000 Active 67 DOM
3. 2026-06-16
   days on market $400,000 Active 66 DOM
4. 2026-06-15
   days on market $400,000 Active 65 DOM
5. 2026-06-13
   days on market $400,000 Active 63 DOM
6. 2026-06-09
   days on market $400,000 Active 59 DOM
7. 2026-06-08
   days on market $400,000 Active 58 DOM
8. 2026-06-07
   days on market $400,000 Active 57 DOM
9. 2026-06-04
   days on market $400,000 Active 54 DOM
10. 2026-06-03
    days on market $400,000 Active 53 DOM
11. 2026-06-02
    days on market $400,000 Active 52 DOM
12. 2026-06-01
    days on market $400,000 Active 51 DOM
13. 2026-05-31
    days on market $400,000 Active 50 DOM
14. 2026-04-03
    listed $419,000 Active 432-char remark

    Show marketing remark (432 chars)

    You've arrived! This timeless floor plan offers 2 bedrooms, 2 baths, high ceilings, easy indoor/outdoor flow, and plenty of windows to let the sunshine in! Updated kitchen countertops, primary bathroom, and wood shutters throughout. Centered on a cul-de-sac in the Courtyards community at Desert Falls Country Club. Offered turnkey/furnished. Close to shopping, dining, and minutes away from world-class entertainment. A MUST-SEE!

15. 1992-04-14
    soldstatus $191,000
16. 1989-02-08
    soldstatus $858,450

ⓘ 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: $3,797 · $316/mo
• Projected year-2 tax: $3,797 · $316/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 3/10 Moderate
• 🌡 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: $56,830
• − Mortgage interest: −$22,406
• − Property taxes: −$3,797
• − Insurance: −$2,000
• − Repairs & maintenance: −$4,546
• − Management: −$4,546
• − HOA: −$11,040
• − Depreciation: −$11,636
• Taxable loss: −$3,142
• Est. tax savings @ 24.0%: +$754
• After-tax cash flow: $3,641/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

-51.2% since first listed

3 events — show timeline

• 2026-04-03 Listed $419,000 GPSMLS
• 1992-04-14 Sold (Public Records) $191,000 Public Records
• 1989-02-08 Sold (Public Records) $858,450 Public Records

Property tax history

+2.1%/yr

Latest (2025): $3,797 · +2.6% YoY. Source: county tax records.