259 Desert Falls Dr E · Palm Desert, CA 92211

$348,500

2 bd · 2.0 ba · 1,330 sqft · Condo public records · 41 Days on market

Built 1989 $262/sqft · 12% below area Est $396k · 12% under $871/mo HOA · 18% of rent

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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 +23.9/30.0
• ARV discount +12.9/15.0
• 1% rule +9.2/10.0
• DSCR +7.7/10.0
• 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

Don't miss out on this one. Two bedroom two full bath downstairs condo close to a pool in Desert Falls Country Club. Located on an elevated lot which gives you more privacy. Condo is offered furnished except for owners personal items. Desert Falls is centrally located to shopping, dining and many golf courses. Desert Falls has an 18 hole golf course where you can pay as you play or join as a member as well as a clubhouse for dining or gatherings. Included in your HOA dues at this time; Internet, basic cable, 30+ pools and spas, 9 lighted tennis courts, pickle ball courts, state of the art fitness center and more. As a resident of Palm Desert you are able to play Desert Willow courses at a discounted rate which are located across from Desert Falls.

Key facts

• Community pool
• Remodeled bathroom
• Remodeled kitchen

Tags

• GUARD GATED COMMUNITY
• ELEVATED LOT
• COMMUNITY POOL
• REMODELED KITCHEN
• INTERIOR LAUNDRY ROOM
• REMODELED BATHROOM

Property features AI

Finance

• Other: CC&R disclosures apply; Listing accepts Conventional, VA, Cal Vet, and Cash financing; Short-term rentals not permitted; Will not consider lease
• HOA & community: Monthly association fee of $871; HOA covers building & grounds, water, trash, sewer, and cable TV; Association provides controlled access and grounds maintenance; Development includes a golf course

Exterior

• Parking: Detached garage; Two garage spaces; Two additional assigned uncovered spaces (total of 4 parking spaces); Assigned parking with garage door opener
• Security: Controlled access
• Utilities: Sewer connected and paid; PUD: No
• Home design: Condominium, attached; Two-story building; Ground level entry
• Construction: Year built (from assessor)
• Exterior features: Community pool (in-ground); Community heated spa (in-ground); Gated community; Views of park/green belt and pool; Fee simple land

Interior

• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Unfurnished; Decorative fireplace in the living room; Living room and dining area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $348k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $348k).
• Recommended offer: $338k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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); 80% 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 $4,933/mo this rent would consume 67% 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 $2k of loan paydown is wiped out by about $10k 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 41 days — a 3% lower offer ($338k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $300k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $338,045 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. 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 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: 1.42% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.30%
• DSCR: 1.37
• GRM: 5.9

CMA / ARV

• ARV (median comp): $395,993
• List price: $348,500
• Delta: -11.99%
• 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: -7.9%
• Equity multiple: 0.72×
• Total profit: $-27,375
• Equity at exit: $51,962

10-year hold

• IRR: -4.1%
• Equity multiple: 0.77×
• Total profit: $-22,033
• Equity at exit: $30,132

Cash invested: $97,580 (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: 5.9×

Monthly cashflow live

• Estimated rent: $4,933 high
• Mortgage (P&I): −$1,828
• Tax from tax record: −$379 /mo · $4,545/yr
• Insurance: −$145
• HOA: −$871
• Vacancy / Maint / Mgmt: −$1,036
• Net cashflow: $675

Break-even live

Break-even rent $4,079

Max offer price $348,500

Occupancy floor 81%

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: $87,125
• Closing costs: $10,455
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
272 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$6,250	$4.70	44d	1	0.04mi
139 Villa Ct Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.10mi
127 Villa Ct Palm Desert, CA	2.0	2.0	1330	$6,800	$5.11	44d	1	0.10mi
156 Falls Ct Palm Desert, CA	3.0	2.5	1814	$6,000	$3.31	44d	1	0.14mi
216 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$3,250	$2.44	44d	1	0.17mi
270 Vista Royale Cir E Palm Desert, CA	3.0	2.5	1814	$3,250	$1.79	5d	1	0.18mi
270 Vista Royale Cir E Palm Desert, CA	3.0	2.5	1814	$3,250	$1.79	44d	1	0.18mi
274 Vista Royale Cir E Palm Desert, CA	3.0	2.5	1814	$2,900	$1.60	24d	1	0.19mi
207 Desert Falls Cir Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.21mi
221 Vista Royale Cir E Palm Desert, CA	2.0	2.0	1360	$5,900	$4.34	24d	1	0.22mi
199 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.23mi
221 Vista Royale Cir W Palm Desert, CA	2.0	2.5	1360	$5,900	$4.34	24d	1	0.26mi
248 Vista Royale Cir W Palm Desert, CA	2.0	2.0	1330	$4,999	$3.76	44d	1	0.26mi
187 Desert Falls Cir Palm Desert, CA	3.0	2.5	1814	$5,999	$3.31	44d	1	0.27mi
189 Desert Falls Cir Palm Desert, CA	2.0	2.5	1814	$6,500	$3.58	44d	1	0.27mi
237 Vista Royale Cir W Palm Desert, CA	3.0	2.5	1814	$6,200	$3.42	44d	1	0.28mi
182 Desert Falls Cir Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.29mi
319 Vista Royale Dr Palm Desert, CA	3.0	2.5	1814	$2,900	$1.60	44d	1	0.29mi
38941 Kilimanjaro Dr Palm Desert, CA	2.0	2.0	1731	$7,000	$4.04	44d	1	0.29mi
259 Vista Royale Cir W Palm Desert, CA	2.0	2.0	1330	$5,600	$4.21	44d	1	0.30mi
164 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$3,000	$2.26	44d	1	0.34mi
160 Desert Falls Cir Palm Desert, CA	2.0	2.0	1330	$4,000	$3.01	2d	1	0.35mi
413 Desert Falls Dr N Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.39mi
38780 Tandika Trl N Palm Desert, CA	2.0	2.0	1815	$3,900	$2.15	44d	1	0.41mi
491 Desert Falls Dr N Palm Desert, CA	2.0	2.0	1360	$6,500	$4.78	44d	1	0.43mi
432 Desert Falls Dr N Palm Desert, CA	3.0	2.5	1814	$4,800	$2.65	44d	1	0.43mi
136 Desert Falls Dr E Palm Desert, CA	3.0	2.5	1814	$3,200	$1.76	44d	1	0.44mi
709 Vista Lago Cir N Palm Desert, CA	2.0	2.0	1360	$2,700	$1.99	44d	1	0.45mi
474 Evergreen Ash Palm Desert, CA	2.0	2.0	1330	$2,850	$2.14	24d	1	0.47mi
607 Calle Vibrante Palm Desert, CA	3.0	2.0	1873	$2,895	$1.55	44d	1	0.49mi
607 Calle Vibrante Palm Desert, CA	3.0	2.5	1873	$2,795	$1.49	24d	1	0.49mi
635 Calle Vibrante Palm Desert, CA	3.0	2.5	1574	$2,800	$1.78	44d	1	0.51mi
651 Vista Lago Cir N Palm Desert, CA	2.0	2.0	1330	$5,700	$4.29	44d	1	0.52mi
117 Trento Cir Palm Desert, CA	2.0	2.0	1157	$5,500	$4.75	44d	1	0.53mi
781 Montana Vista Dr Palm Desert, CA	2.0	2.0	1330	$6,000	$4.51	44d	1	0.53mi
551 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$5,500	$4.14	44d	1	0.53mi
510 Calle Vibrante Palm Desert, CA	3.0	2.5	1624	$2,695	$1.66	18d	1	0.54mi
116 Avellino Cir Palm Desert, CA	2.0	2.0	1426	$6,200	$4.35	44d	1	0.54mi
778 Montana Vista Dr Palm Desert, CA	3.0	2.5	1814	$6,500	$3.58	44d	1	0.55mi
520 Calle Vibrante Unit 520 Palm Desert, CA	3.0	6.0	1873	$4,000	$2.14	44d	1	0.56mi

HOA detail condo

• Monthly dues: $871 · $10,452/yr
• Likely covers: internetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $348,500 Active 41 DOM
2. 2026-06-17
   days on market $348,500 Active 40 DOM
3. 2026-06-16
   days on market $348,500 Active 39 DOM
4. 2026-06-15
   days on market $348,500 Active 38 DOM
5. 2026-06-13
   remarks 584-char remark
6. 2026-06-13
   pricedays on market $348,500 Active 36 DOM
7. 2026-06-09
   days on market $359,000 Active 32 DOM
8. 2026-06-08
   days on market $359,000 Active 31 DOM
9. 2026-06-07
   days on market $359,000 Active 30 DOM
10. 2026-06-04
    days on market $359,000 Active 27 DOM
11. 2026-06-03
    days on market $359,000 Active 26 DOM
12. 2026-06-02
    days on market $359,000 Active 25 DOM
13. 2026-06-01
    days on market $359,000 Active 24 DOM
14. 2026-05-31
    days on market $359,000 Active 23 DOM
15. 2026-05-08
    listed $379,000 Active 548-char remark
16. 2022-08-22
    price $2,595
17. 2021-07-07
    soldstatus $300,000 Closed
18. 2021-07-07
    soldstatus $300,000
19. 2021-05-28
    status Pending
20. 2021-05-15
    status Active
21. 2021-05-09
    listed $299,000 Active
22. 2021-03-29
    soldstatus $230,000 Closed

    Show marketing remark (757 chars)

    Don't miss out on this one. Two bedroom two full bath downstairs condo close to a pool in Desert Falls Country Club. Located on an elevated lot which gives you more privacy. Condo is offered furnished except for owners personal items. Desert Falls is centrally located to shopping, dining and many golf courses. Desert Falls has an 18 hole golf course where you can pay as you play or join as a member as well as a clubhouse for dining or gatherings. Included in your HOA dues at this time; Internet, basic cable, 30+ pools and spas, 9 lighted tennis courts, pickle ball courts, state of the art fitness center and more. As a resident of Palm Desert you are able to play Desert Willow courses at a discounted rate which are located across from Desert Falls.

23. 2021-03-29
    soldstatus $230,000

    Show marketing remark (757 chars)

    Don't miss out on this one. Two bedroom two full bath downstairs condo close to a pool in Desert Falls Country Club. Located on an elevated lot which gives you more privacy. Condo is offered furnished except for owners personal items. Desert Falls is centrally located to shopping, dining and many golf courses. Desert Falls has an 18 hole golf course where you can pay as you play or join as a member as well as a clubhouse for dining or gatherings. Included in your HOA dues at this time; Internet, basic cable, 30+ pools and spas, 9 lighted tennis courts, pickle ball courts, state of the art fitness center and more. As a resident of Palm Desert you are able to play Desert Willow courses at a discounted rate which are located across from Desert Falls.

24. 2021-01-20
    status Pending

    Show marketing remark (757 chars)

    Don't miss out on this one. Two bedroom two full bath downstairs condo close to a pool in Desert Falls Country Club. Located on an elevated lot which gives you more privacy. Condo is offered furnished except for owners personal items. Desert Falls is centrally located to shopping, dining and many golf courses. Desert Falls has an 18 hole golf course where you can pay as you play or join as a member as well as a clubhouse for dining or gatherings. Included in your HOA dues at this time; Internet, basic cable, 30+ pools and spas, 9 lighted tennis courts, pickle ball courts, state of the art fitness center and more. As a resident of Palm Desert you are able to play Desert Willow courses at a discounted rate which are located across from Desert Falls.

25. 2021-01-15
    listed $230,000 Active

    Show marketing remark (757 chars)

    Don't miss out on this one. Two bedroom two full bath downstairs condo close to a pool in Desert Falls Country Club. Located on an elevated lot which gives you more privacy. Condo is offered furnished except for owners personal items. Desert Falls is centrally located to shopping, dining and many golf courses. Desert Falls has an 18 hole golf course where you can pay as you play or join as a member as well as a clubhouse for dining or gatherings. Included in your HOA dues at this time; Internet, basic cable, 30+ pools and spas, 9 lighted tennis courts, pickle ball courts, state of the art fitness center and more. As a resident of Palm Desert you are able to play Desert Willow courses at a discounted rate which are located across from Desert Falls.

ⓘ 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: $4,545 · $379/mo
• Projected year-2 tax: $4,545 · $379/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥114°F today · 13 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: $59,200
• − Mortgage interest: −$19,521
• − Property taxes: −$4,545
• − Insurance: −$1,742
• − Repairs & maintenance: −$4,736
• − Management: −$4,736
• − HOA: −$10,452
• − Depreciation: −$10,138
• Taxable income: $3,329
• Est. tax owed @ 24.0%: −$799
• After-tax cash flow: $7,299/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

+51.5% since first listed

13 events — show timeline

• 2026-06-12 Price Changed $348,500 GPSMLS
• 2026-05-29 Price Changed $359,000 GPSMLS
• 2026-05-08 Listed $379,000 GPSMLS
• 2022-08-22 Price Changed $2,595 RENT.
• 2021-07-07 Sold (Public Records) $300,000 Public Records
• 2021-07-07 Sold (MLS) $300,000 GPSMLS
• 2021-05-28 Pending — GPSMLS
• 2021-05-15 Relisted — GPSMLS
• 2021-05-09 Listed $299,000 GPSMLS
• 2021-03-29 Sold (Public Records) $230,000 Public Records
• 2021-03-29 Sold (MLS) $230,000 GPSMLS
• 2021-01-20 Pending — GPSMLS
• 2021-01-15 Listed $230,000 GPSMLS

Property tax history

+4.0%/yr

Latest (2025): $4,545 · +3.0% YoY. Source: county tax records.