49305 Highway 74 #76 · Palm Desert, CA 92260

$318,900

3 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 9 Days on market

Built 1973 Est $250k · 27% over

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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 +26.5/30.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location, location! Bring your paintbrush and your imagination to this value-add opportunity in Palm Desert's premier 55+ mobile home community, Indian Springs. Spacious and welcoming, this home has it all, at a price you won't be able to pass up; a large living room, formal dining room, a large kitchen that opens up to the den/family room, two large bedrooms, both with with ensuite baths, dedicated indoor laundry room, large carport, spacious outdoor living area, AND views of the mountains. Low monthly lot rent includes water and sewer. Run, don't walk, to schedule a tour of this home today.

Key facts

• Freshly coated roof
• Spacious pantry
• New flooring

Tags

• FRESHLY COATED ROOF
• NEW TANKLESS WATER HEATER
• NEW FLOORING
• NEW KITCHEN APPLIANCES
• NEW SLIDING DOOR
• SPACIOUS PANTRY

Property features AI

Finance

• Other: Disclosures include CC&R and pet restrictions; Manager approval required for sale
• Financial info: Land is leasehold; Monthly space rent: $678; Land lease annual amount listed as $8,100; Listing terms: Cash to new loan; Sale type: Standard; Short term rentals not allowed; Will not consider lease
• HOA & community: No monthly association fees; Senior community; Gated: No

Exterior

• Parking: 8 total parking spaces; 2 covered spaces; 2 garage spaces; 2 carport spaces; 2 uncovered/assigned spaces; Driveway parking; Guest parking
• Security: None listed
• Utilities: Sewer connected and paid; PUD: No
• Home design: Detached property; One level / single-story; Double wide mobile home; Manufactured in 1973; Mobile home will remain; Located in a senior park (Indian Springs mobiles)
• Construction: Manufacturer: Domus; Double wide construction; Two storage sheds on site
• Exterior features: Community pool; Community spa (in-ground); Community amenities: pool and spa; Mountain views; Street lights; No security/safety features listed

Interior

• Flooring: Mixed flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Forced air heating; Central air conditioning; Air conditioning
• Interior features: Unfurnished; Breakfast area; Living room; Dining room; Utility room; No fireplace
• Laundry & utility: Utility room (laundry/utility)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $319k.

Deal economics

• At list price, monthly cash flow is $839 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $319k).
• Cap rate 9.5% 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: 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: Abraham Lincoln Elementary (585 students, 80% FRL); La Quinta Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 754 students, 83% FRL); Palm Desert High (math 42% / reading 67%, grade C-, #256 of 1,170 statewide, top 24%, 2,050 students, 57% FRL) — zoned schools average 73% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 551 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $3,852/mo this rent would consume 66% 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $95k; list at $319k implies a 236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 9→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $318,900

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.28%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $250,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49305 Highway 74 #4	0.00mi	2/2.0 (-1)	1,488 (-3%)	1mo	$229,000	$154	89
49305 Highway 74 #101	0.00mi	3/2.0	1,640 (+7%)	1mo	$90,000	$55	88
49305 Highway 74 Spc 33	0.00mi	2/2.0 (-1)	1,440 (-6%)	0mo	$235,000	$163	84
49305 Highway 74 #158	0.20mi	2/2.0 (-1)	1,536 (0%)	3mo	$290,000	$189	83
49305 Highway 74 #6	0.00mi	2/2.0 (-1)	1,440 (-6%)	3mo	$248,500	$173	82
49305 Highway 74 #111	0.00mi	2/2.0 (-1)	1,650 (+7%)	4mo	$299,950	$182	79
25 Pampas Ln	0.34mi	2/2.0 (-1)	1,536 (0%)	2mo	$155,000	$101	77
49305 Hwy 74 #89	0.10mi	2/2.0 (-1)	1,440 (-6%)	3mo	$131,000	$91	77
49305 Highway 74 #11	0.09mi	2/2.0 (-1)	1,440 (-6%)	6mo	$208,500	$145	75
49305 Highway 74 #86	0.00mi	2/2.0 (-1)	1,344 (-12%)	3mo	$225,000	$167	71
23 Rustic Rock Ln	0.20mi	2/2.0 (-1)	1,440 (-6%)	6mo	$260,000	$181	70
50 Country Club Dr	0.25mi	2/2.0 (-1)	1,740 (+13%)	1mo	$170,000	$98	60

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-3,526
• Equity at exit: $47,549

10-year hold

• IRR: 7.1%
• Equity multiple: 1.50×
• Total profit: $44,633
• Equity at exit: $27,573

Cash invested: $89,292 (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: 551
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,852 high
• Mortgage (P&I): −$1,672
• Tax est. 1.5%: −$399 /mo · $4,784/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$809
• Net cashflow: $839

Break-even live

Break-even rent $2,790

Max offer price $318,900

Occupancy floor 73%

Sensitivity live

Price	-10% $1,059	-5% $949	+0% $839	+5% $729	+10% $619
Rent	-10% $535	-5% $687	+0% $839	+5% $991	+10% $1,143
Rate	-1.0pp $1,000	-0.5pp $920	base $839	+0.5pp $756	+1.0pp $672

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: $79,725
• Closing costs: $9,567
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72304 Blueridge Ct Palm Desert, CA	2.0	2.0	1786	$4,000	$2.24	11d	1	0.21mi
48950 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$5,000	$3.71	0d	1	0.22mi
73280 Avenida Descanso Palm Desert, CA	3.0	2.0	1290	$4,250	$3.29	4d	1	0.24mi
48983 Canyon Crest Ln Unit 1 Palm Desert, CA	3.0	2.0	1892	$2,300	$1.22	0d	1	0.26mi
48828 Desert Flower Dr Palm Desert, CA	2.0	1.0	1118	$2,450	$2.19	45d	1	0.26mi
48790 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$2,500	$1.85	0d	1	0.29mi
48790 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$2,500	$1.85	25d	1	0.29mi
48728 Desert Flower Dr Palm Desert, CA	3.0	2.0	1348	$2,400	$1.78	25d	1	0.31mi
48980 Wildwood Ln Palm Desert, CA	2.0	2.0	1184	$2,795	$2.36	45d	1	0.33mi
72417 Rolling Knolls Dr Palm Desert, CA	3.0	2.0	1548	$6,500	$4.20	45d	1	0.35mi
72346 Sommerset Dr Palm Desert, CA	2.0	2.0	1440	$3,950	$2.74	45d	1	0.40mi
48624 Moon Terrace Ln Palm Desert, CA	2.0	2.0	1184	$2,600	$2.20	16d	1	0.42mi
72350 Rim Dr Palm Desert, CA	3.0	3.0	1744	$3,800	$2.18	16d	1	0.50mi
72409 Glenview Cir Palm Desert, CA	3.0	2.0	1786	$2,700	$1.51	19d	1	0.52mi
72499 Desert Flower Dr Palm Desert, CA	3.0	2.0	1786	$3,400	$1.90	45d	1	0.59mi
73103 Ajo Ln Palm Desert, CA	2.0	3.0	1689	$8,250	$4.88	0d	1	0.69mi
48624 Torrito Ct Palm Desert, CA	2.0	2.0	1745	$7,000	$4.01	0d	1	0.77mi
73153 Ajo Ln Palm Desert, CA	2.0	2.0	1585	$4,500	$2.84	4d	1	0.93mi
72818 Skyward Way Palm Desert, CA	3.0	2.0	1810	$4,000	$2.21	45d	1	0.96mi
72827 Haystack Rd Palm Desert, CA	4.0	4.0	2247	$7,500	$3.34	45d	1	1.03mi
73407 Foxtail Ln Palm Desert, CA	2.0	2.0	1426	$2,600	$1.82	45d	1	1.11mi
73405 Foxtail Ln Palm Desert, CA	3.0	2.5	1525	$4,000	$2.62	45d	1	1.11mi
73422 Irontree Dr Palm Desert, CA	2.0	2.5	1502	$3,500	$2.33	5d	1	1.11mi
73416 Mariposa Dr Palm Desert, CA	2.0	2.0	1685	$5,000	$2.97	45d	1	1.13mi
72870 Deer Grass Dr Palm Desert, CA	4.0	2.5	2220	$5,999	$2.70	45d	1	1.15mi
73429 Foxtail Ln Palm Desert, CA	2.0	3.0	1525	$3,250	$2.13	45d	1	1.15mi
73441 Foxtail Ln Palm Desert, CA	2.0	2.0	1426	$3,495	$2.45	45d	1	1.16mi
73446 Dalea Ln Palm Desert, CA	2.0	2.0	1202	$6,500	$5.41	19d	1	1.19mi
73335 Oriole Ct Palm Desert, CA	2.0	2.0	1700	$6,500	$3.82	45d	1	1.22mi
73476 Dalea Ln Palm Desert, CA	2.0	2.0	1271	$5,000	$3.93	45d	1	1.24mi
73503 Foxtail Ln Palm Desert, CA	2.0	3.0	1502	$2,800	$1.86	20d	1	1.27mi
48910 Noline Pl Palm Desert, CA	2.0	2.0	1512	$7,000	$4.63	4d	1	1.30mi
73409 Little Bend Trl Palm Desert, CA	3.0	3.0	1847	$4,000	$2.17	25d	1	1.32mi
48885 Mariposa Dr Palm Desert, CA	2.0	2.0	1164	$6,900	$5.93	4d	1	1.35mi
73428 Little Bend Trl Palm Desert, CA	3.0	2.0	1885	$4,500	$2.39	12d	1	1.36mi
73680 Irontree Dr Palm Desert, CA	2.0	2.5	1819	$6,500	$3.57	4d	1	1.36mi
73310 Calliandra St Palm Desert, CA	3.0	3.5	2225	$6,600	$2.97	4d	1	1.42mi
72751 Citrus Ct Unit Na Palm Desert, CA	2.0	2.0	1350	$4,000	$2.96	45d	1	1.46mi
48832 Cassia Pl Palm Desert, CA	3.0	3.5	2238	$12,000	$5.36	45d	1	1.48mi

Listing history 8 events

1. 2026-06-21
   days on market $318,900 Active 9 DOM
2. 2026-06-18
   days on market $318,900 Active 6 DOM
3. 2026-06-17
   days on market $318,900 Active 5 DOM
4. 2026-06-16
   days on market $318,900 Active 4 DOM
5. 2026-06-15
   remarks 614-char remark
6. 2026-06-15
   days on market $318,900 Active 3 DOM
7. 2026-06-13
   remarks 612-char remark
8. 2026-06-13
   listed $318,900 Active 1 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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 9 d/yr ≥107°F today · 25 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: $46,222
• − Mortgage interest: −$17,863
• − Property taxes: −$4,784
• − Insurance: −$1,594
• − Repairs & maintenance: −$3,698
• − Management: −$3,698
• − Depreciation: −$9,277
• Taxable income: $5,308
• Est. tax owed @ 24.0%: −$1,274
• After-tax cash flow: $8,795/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

+235.7% since first listed

4 events — show timeline

• 2026-06-12 Listed $318,900 GPSMLS
• 2024-08-23 Sold (MLS) $95,000 TheMLS
• 2024-08-08 Pending — TheMLS
• 2024-08-01 Listed $95,000 TheMLS

Property tax history

+9.7%/yr

Latest (2025): $431 · +256.0% YoY. Source: county tax records.