39784 Manzanita Dr #4 · Palm Desert, CA 92260

$319,500

2 bd · 2.0 ba · 1,800 sqft · Manufactured · 39 Days on market

Built 1979 Fair condition 5,663 sqft lot $178/sqft · 6% below area Est $342k · 6% under $400/mo HOA · 12% of rent

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Why this score? — see what drove the D+ 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 +15.6/30.0
• ARV discount +10.4/15.0
• 1% rule +5.9/10.0
• DSCR +4.8/10.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Palm Desert Greens Country Club, This home is situated on an oversized lot at the end of a Cul-de-Sac and offers a garage. Offering Lovely mountain views from the Living Room and outside covered patio. Large extra space off the patio is fenced for your enjoyment or for a pet. Home is completely furnished as shown. This home is priced to sell as is, and or with your creative designs or improvement could be your dream home. The kitchen is centered between the Living Room and Family Room for ease of entertaining your guests. A Slider off the Family Room goes onto the outside patio. The Primary Bedroom has a large double sided walk-in closet. A good size primary bathroom, tub and sep

Key facts

• Covered patio
• Fenced extra space
• Oversized lot

Tags

• OVERSIZED LOT
• CUL-DE-SAC
• MOUNTAIN VIEWS
• COVERED PATIO
• FENCED EXTRA SPACE
• DOUBLE SIDED WALK-IN CLOSET

Property features AI

Finance

• Other: Park type: Senior mobile home park (Palm Desert Greens Country Club); mobile home will remain; Park manager contact available
• Financial info: Included in sale: all furniture as shown; Sale terms: conventional or cash; Possession at close of escrow; Short-term rentals not permitted; Will not consider lease
• HOA & community: Monthly association fee of $400; Association amenities include clubhouse, fitness center, tennis courts, pickleball, basketball, bocce, golf course access, recreation room, card room, sauna and barbecue; Association fees cover clubhouse, trash, security and cable TV; Senior community within a gated country club

Exterior

• Parking: Total parking for 6 vehicles; 2 covered spaces; 2 carport spaces; 2 detached garage spaces; Detached garage with garage door opener
• Security: 24-hour security; Gated community
• Utilities: Water provided by Coachella Valley Water (water district); Sewer connected and paid; Cable TV available
• Home design: Triple wide mobile home; Single-story (ground level); Pillar/post/pier foundation; Other exterior construction; Shaded entry at end of cul-de-sac
• Construction: Manufactured home built 1979 (manufacturer: Hallmark Southwest Corp, model Lexington); Triple wide; main unit length 60' with 10 x 35 addition; Pillar/post/pier foundation
• Exterior features: Covered patio; Cul-de-sac lot location; Sprinkler system with timer; Street lights; Mountain view; Attached property

Interior

• Kitchen: Gas cooktop; Microwave; Ice maker; Disposal; Dishwasher; Refrigerator; Walk-in pantry; Breakfast counter/bar
• Bedrooms: All bedrooms on ground level; Walk-in closet
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms with shower & tub and shower stall
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Vaulted ceilings; Furnished; Fireplace serves patio, living room, kitchen and family room
• Laundry & utility: Washer and dryer; Laundry area; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $320k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $320k).
• Recommended offer: $310k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.4% 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); 549 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $3,469/mo this rent would consume 59% 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 $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 39 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $309,915 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.09% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 7.7

CMA / ARV

• ARV (median comp): $341,693
• List price: $319,500
• Delta: -6.49%
• 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
39800 Desert Greens Dr E	0.30mi	2/2.0	1,760 (-2%)	2mo	$365,000	$207	81
39700 E Desert Grns E	0.25mi	3/2.0 (+1)	1,782 (-1%)	2mo	$395,000	$222	80
39759 Manzanita Dr	0.03mi	3/2.0 (+1)	1,940 (+8%)	2mo	$449,900	$232	80
38785 Bautista Canyon Way	0.37mi	2/2.0	1,760 (-2%)	2mo	$330,000	$188	77
73701 Half Way Dr	0.28mi	2/2.5	1,890 (+5%)	2mo	$400,000	$212	75
38251 Desert Greens Dr E	0.54mi	2/2.0	1,780 (-1%)	1mo	$253,000	$142	72
73450 Country Club Dr Unit Sp. 91	0.66mi	2/2.0	1,788 (-1%)	0mo	$255,000	$143	68
73297 Highland Springs Dr #2	0.68mi	2/2.0	1,800 (0%)	0mo	$275,000	$153	68
38235 Poppet Canyon Dr	0.73mi	2/2.0	1,680 (-7%)	0mo	$355,000	$211	55
38668 Fawn Springs Dr	0.54mi	3/2.5 (+1)	1,600 (-11%)	0mo	$410,000	$256	49
73450 Country Club Dr #87	0.66mi	3/2.0 (+1)	1,636 (-9%)	1mo	$222,500	$136	48
73726 Desert Greens Dr N	0.63mi	3/2.0 (+1)	2,004 (+11%)	1mo	$460,000	$230	46

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: -15.2%
• Equity multiple: 0.47×
• Total profit: $-47,847
• Equity at exit: $47,638

10-year hold

• IRR: -9.5%
• Equity multiple: 0.45×
• Total profit: $-48,803
• Equity at exit: $27,625

Cash invested: $89,460 (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: 549
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,469 high
• Mortgage (P&I): −$1,675
• Tax est. 1.5%: −$399 /mo · $4,792/yr
• Insurance: −$133
• HOA: −$400
• Vacancy / Maint / Mgmt: −$729
• Net cashflow: $133

Break-even live

Break-even rent $3,301

Max offer price $319,500

Occupancy floor 91%

Sensitivity live

Price	-10% $353	-5% $243	+0% $133	+5% $22	+10% $-88
Rent	-10% $-141	-5% $-4	+0% $133	+5% $270	+10% $407
Rate	-1.0pp $294	-0.5pp $214	base $133	+0.5pp $50	+1.0pp $-34

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: $79,875
• Closing costs: $9,585
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73843 Line Canyon Ln Palm Desert, CA	2.0	2.0	1570	$2,100	$1.34	12d	1	0.07mi
73983 Munn Cir Palm Desert, CA	3.0	2.0	2064	$3,400	$1.65	44d	1	0.40mi
1701 Retreat Cir Palm Desert, CA	3.0	2.5	2034	$5,300	$2.61	44d	1	0.42mi
73639 Cabazon Peak Dr Palm Desert, CA	2.0	2.0	1717	$2,400	$1.40	44d	1	0.47mi
2701 Via Calderia Palm Desert, CA	2.0	2.0	1559	$2,850	$1.83	25d	1	0.50mi
302 Retreat Cir Palm Desert, CA	3.0	3.0	2184	$6,000	$2.75	44d	1	0.52mi
502 Retreat Cir Palm Desert, CA	3.0	3.0	2188	$5,200	$2.38	44d	1	0.52mi
8 Las Cruces Ln Palm Desert, CA	2.0	2.0	1705	$5,000	$2.93	44d	1	0.53mi
1803 Via San Martino Palm Desert, CA	2.0	2.0	1559	$3,900	$2.50	44d	1	0.54mi
4 Hermosillo Ln Palm Desert, CA	2.0	2.0	1572	$2,900	$1.84	19d	1	0.56mi
38520 Poppet Canyon Dr Palm Desert, CA	2.0	2.0	1392	$3,700	$2.66	44d	1	0.61mi
73450 Country Club Dr #120 Palm Desert, CA	2.0	2.0	1856	$2,995	$1.61	12d	1	0.64mi
38250 Azalea Dr Palm Desert, CA	2.0	2.0	1806	$5,500	$3.05	44d	1	0.65mi
3253 Via Giorna Palm Desert, CA	2.0	2.0	1961	$4,500	$2.29	25d	1	0.68mi
4155 Via Mattina Unit 4155 Palm Desert, CA	2.0	3.0	2278	$3,500	$1.54	44d	1	0.69mi
4155 Via Mattina Palm Desert, CA	3.0	3.0	2278	$3,200	$1.40	6d	1	0.69mi
4155 Via Mattina Palm Desert, CA	3.0	3.0	2278	$3,200	$1.40	44d	1	0.69mi
73750 Calle Bisque Palm Desert, CA	3.0	2.0	1537	$6,500	$4.23	44d	1	0.70mi
4162 Via Mattina Palm Desert, CA	2.0	2.0	1867	$2,950	$1.58	13d	1	0.70mi
37772 Hollister Dr Palm Desert, CA	3.0	2.0	1271	$3,200	$2.52	44d	1	0.72mi
3443 Via Leonardo Palm Desert, CA	3.0	2.0	2341	$4,000	$1.71	6d	1	0.73mi
41517 Armanac Ct Palm Desert, CA	3.0	2.0	1537	$3,400	$2.21	4d	1	0.73mi
37677 Emerson Dr Palm Desert, CA	3.0	2.0	1896	$3,600	$1.90	44d	1	0.78mi
191 Winterhaven Cir Palm Desert, CA	2.0	1.5	1250	$2,800	$2.24	44d	1	0.82mi
248 Strada Fortuna Palm Desert, CA	2.0	2.0	1400	$2,500	$1.79	44d	1	0.84mi
166 Wimbledon Ct Palm Desert, CA	2.0	2.0	1250	$3,200	$2.56	44d	1	0.86mi
40064 Silktree Ct Palm Desert, CA	3.0	2.0	1712	$3,200	$1.87	25d	1	0.86mi
73075 Buck Springs Dr Palm Desert, CA	2.0	2.0	1440	$1,950	$1.35	44d	1	0.86mi
40605 Ventana Ct Palm Desert, CA	3.0	2.5	2093	$4,500	$2.15	19d	1	0.89mi
170 Via Tramonto Palm Desert, CA	3.0	2.0	1910	$3,900	$2.04	11d	1	0.91mi
170 Via Tramonto Palm Desert, CA	3.0	2.0	1910	$4,000	$2.09	44d	1	0.91mi
40592 Palm Ct Palm Desert, CA	3.0	2.5	2498	$5,000	$2.00	13d	1	0.95mi
323 San Remo St Palm Desert, CA	2.0	2.0	1556	$8,500	$5.46	44d	1	0.99mi
40255 Sagewood Dr Palm Desert, CA	3.0	2.0	1712	$3,300	$1.93	19d	1	0.99mi
363 San Remo St Palm Desert, CA	2.0	2.0	1656	$7,500	$4.53	44d	1	1.03mi
365 San Remo St Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	1.04mi
336 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	1.05mi
255 San Remo St Palm Desert, CA	2.0	2.0	1656	$6,600	$3.99	44d	1	1.07mi
40556 Clover Ln Palm Desert, CA	3.0	2.5	1880	$4,200	$2.23	44d	1	1.08mi
359 Villena Way Palm Desert, CA	2.0	2.0	2208	$9,500	$4.30	44d	1	1.08mi

HOA detail

• Monthly dues: $400 · $4,800/yr

Listing history 15 events

1. 2026-06-21
   days on market $319,500 Active 39 DOM
2. 2026-06-18
   days on market $319,500 Active 36 DOM
3. 2026-06-17
   days on market $319,500 Active 35 DOM
4. 2026-06-16
   days on market $319,500 Active 34 DOM
5. 2026-06-15
   days on market $319,500 Active 33 DOM
6. 2026-06-13
   days on market $319,500 Active 31 DOM
7. 2026-06-09
   days on market $319,500 Active 27 DOM
8. 2026-06-08
   days on market $319,500 Active 26 DOM
9. 2026-06-07
   days on market $319,500 Active 25 DOM
10. 2026-06-04
    days on market $319,500 Active 22 DOM
11. 2026-06-03
    days on market $319,500 Active 21 DOM
12. 2026-06-02
    days on market $319,500 Active 20 DOM
13. 2026-06-01
    days on market $319,500 Active 19 DOM
14. 2026-05-31
    days on market $319,500 Active 18 DOM
15. 2026-05-13
    listed $319,500 Active 1274-char remark

ⓘ 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 · 18 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: $41,630
• − Mortgage interest: −$17,897
• − Property taxes: −$4,792
• − Insurance: −$1,598
• − Repairs & maintenance: −$3,330
• − Management: −$3,330
• − HOA: −$4,800
• − Depreciation: −$9,295
• Taxable loss: −$3,412
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $2,411/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 · 30 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and bathrooms, and a touch-up of the exterior paint. The property has average curb appeal and could benefit from landscaping and interior updates to increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — outdated and in need of replacement
• Moderate bathroom fixtures — outdated and in need of replacement
• Minor exterior paint — faded and in need of touch-up

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics
• Resale replace kitchen cabinets — modernizes the kitchen and improves functionality
• Resale replace bathroom fixtures — modernizes the bathroom and improves functionality
• Both landscape and enhance curb appeal — enhances curb appeal and adds value to the property

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · outdated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · outdated and in need of replacement	Moderate	$3,000–15,000
exterior paint · faded and in need of touch-up	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Resale replace kitchen cabinets — modernizes the kitchen and improves functionality ↑
• Resale replace bathroom fixtures — modernizes the bathroom and improves functionality ↑
• Both landscape and enhance curb appeal — enhances curb appeal and adds value to the property ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-13 Listed $319,500 GPSMLS