81 Camino Arroyo S · Palm Desert, CA 92260

$489,900

3 bd · 2.0 ba · 1,821 sqft · Condo public records · 4 Days on market

Built 1980 $269/sqft · 10% below area Est $546k · 10% under $750/mo HOA · 15% 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 +14.1/30.0
• ARV discount +12.1/15.0
• 1% rule +5.4/10.0
• DSCR +4.3/10.0
• 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

Beautifully updated 3 bed 2 bath condo with a picture perfect golf course view. This home has all new paint, new luxury vinyl planks and carpet throughout. Light and bright, this condo truly gives you the indoor/outdoor experience as there are three patio spaces to enjoy! Chaparral Country Club is a gated community with 24-hour security and roving security patrols. The magnificently maintained and lush grounds provide an exclusive setting for the 18-hole executive golf course. Active social calendar, full-service restaurant and lounge, fully equipped fitness center, two tennis courts and 12 pickleball courts. Cable TV/Internet, exterior maintenance and painting, maintenance for the 21 pools

Key facts

• Gated community
• Golf course view
• Three patio spaces

Tags

• GOLF COURSE VIEW
• THREE PATIO SPACES
• GATED COMMUNITY
• 24 HOUR SECURITY
• FULLY EQUIPPED FITNESS CENTER
• TWO TENNIS COURTS

Property features AI

Finance

• Other: Located in the Chaparral Country Club subdivision; Directions: Turn onto Camino Arroyo
• HOA & community: Part of a homeowners association (Chaparral Homeowners Association); Association fee approximately $750 monthly; Community amenities: guard, tennis, golf, clubhouse; Community size includes about 625 units

Exterior

• Parking: Attached 2-car garage with direct garage access; Driveway parking; 2 uncovered parking spaces (4 total parking spaces)
• Security: Gated/guarded community
• Utilities: Public sewer; District/public water; Electricity connected; Sewer connected; Water connected
• Home design: Attached condominium; Single-story (one level); Ground-level entry; No one above; 2+ common walls
• Construction: House structure; Spanish tile roof; Concrete slab foundation; Built year sourced from assessor
• Exterior features: Covered patio; Patio; Community pool; On golf course; Has view

Interior

• Kitchen: Microwave; Electric range; Dishwasher
• Bedrooms: 3 bedrooms on the main level (Primary suite included)
• Bathrooms: 2 full bathrooms with upgraded finishes, walk-in shower and bathtub
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Open floor plan; Turnkey, updated/remodeled condition; Community spa access; Living room fireplace
• Laundry & utility: Laundry inside with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $490k.

Deal economics

• At list price, monthly cash flow is $71 ($848/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $490k).
• Cap rate 6.5% 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); 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); 85% 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 $5,083/mo this rent would consume 87% 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 $3k of loan paydown is wiped out by about $15k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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 $362k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $489,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 1.04% ✓
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 8.0

CMA / ARV

• ARV (median comp): $545,604
• List price: $489,900
• Delta: -10.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.41×
• Total profit: $-81,523
• Equity at exit: $73,046

10-year hold

• IRR: -12.1%
• Equity multiple: 0.33×
• Total profit: $-91,655
• Equity at exit: $42,358

Cash invested: $137,172 (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: 8.0×

Monthly cashflow live

• Estimated rent: $5,083 high
• Mortgage (P&I): −$2,569
• Tax from tax record: −$421 /mo · $5,057/yr
• Insurance: −$204
• HOA: −$750
• Vacancy / Maint / Mgmt: −$1,067
• Net cashflow: $71

Break-even live

Break-even rent $4,993

Max offer price $489,900

Occupancy floor 94%

Sensitivity live

Price	-10% $348	-5% $209	+0% $71	+5% $-68	+10% $-207
Rent	-10% $-331	-5% $-130	+0% $71	+5% $271	+10% $472
Rate	-1.0pp $317	-0.5pp $195	base $71	+0.5pp $-56	+1.0pp $-185

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: $122,475
• Closing costs: $14,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74036 Mercury Cir W Palm Desert, CA	2.0	2.0	1440	$2,800	$1.94	45d	1	0.17mi
82 Presidio Pl Palm Desert, CA	3.0	2.0	1851	$5,500	$2.97	45d	1	0.20mi
84 Presidio Pl Palm Desert, CA	3.0	2.0	1921	$6,500	$3.38	45d	1	0.20mi
92 Presidio Pl Palm Desert, CA	3.0	2.0	1821	$5,500	$3.02	45d	1	0.21mi
168 Camino Arroyo S Palm Desert, CA	3.0	3.0	2051	$5,000	$2.44	45d	1	0.21mi
181 Camino Arroyo S Palm Desert, CA	3.0	2.0	1821	$6,300	$3.46	45d	1	0.24mi
289 Castellana N Palm Desert, CA	2.0	2.0	1457	$3,000	$2.06	25d	1	0.31mi
38 Conejo Cir Palm Desert, CA	3.0	3.0	2056	$6,500	$3.16	45d	1	0.32mi
39 Camino Arroyo Pl Palm Desert, CA	2.0	2.0	1533	$6,000	$3.91	45d	1	0.44mi
85 Conejo Cir Palm Desert, CA	3.0	3.0	2119	$6,000	$2.83	45d	1	0.44mi
259 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,200	$3.99	45d	1	0.46mi
257 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,300	$4.07	45d	1	0.46mi
82 Conejo Cir Palm Desert, CA	3.0	2.0	1759	$6,500	$3.70	45d	1	0.47mi
280 Castellana S Palm Desert, CA	2.0	2.0	1303	$6,000	$4.60	45d	1	0.50mi
432 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,300	$3.35	45d	1	0.54mi
430 S Sierra Madre Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	45d	1	0.54mi
74401 Hovley Lane East Palm Desert, CA	1.0–3.0	1.0–2.0	1042	$3,247	$3.11	0d	22	0.55mi
25 Maximo Way Palm Desert, CA	3.0	3.0	2056	$7,800	$3.79	45d	1	0.59mi
352 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,800	$3.66	45d	1	0.59mi
153 Camino Arroyo N Palm Desert, CA	3.0	2.0	1980	$7,300	$3.69	21d	1	0.60mi
389 Gran Via Palm Desert, CA	3.0	2.0	1670	$3,750	$2.25	25d	1	0.62mi
43260 Silk Tree Ln Palm Desert, CA	4.0	2.0	1492	$3,500	$2.35	4d	1	0.63mi
236 Castellana S Palm Desert, CA	2.0	2.0	1684	$8,000	$4.75	45d	1	0.64mi
224 Castellana S Palm Desert, CA	2.0	2.0	1457	$5,300	$3.64	45d	1	0.67mi
222 Castellana S Palm Desert, CA	2.0	2.5	1656	$7,700	$4.65	45d	1	0.68mi
316 S Sierra Madre Palm Desert, CA	2.0	2.0	1656	$5,700	$3.44	45d	1	0.68mi
280 Tolosa Cir Palm Desert, CA	2.0	2.0	1347	$6,000	$4.45	25d	1	0.68mi
280 Tolosa Cir Palm Desert, CA	2.0	2.0	1347	$6,000	$4.45	45d	1	0.68mi
347 Gran Via Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	45d	1	0.68mi
365 San Remo St Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	45d	1	0.69mi
359 Villena Way Palm Desert, CA	2.0	2.0	2208	$9,500	$4.30	45d	1	0.69mi
345 Gran Via Palm Desert, CA	2.0	2.0	1584	$5,500	$3.47	45d	1	0.69mi
363 San Remo St Palm Desert, CA	2.0	2.0	1656	$7,500	$4.53	45d	1	0.69mi
281 Tolosa Cir Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	45d	1	0.71mi
186 Madrid Ave Palm Desert, CA	2.0	2.0	1800	$7,100	$3.94	45d	1	0.72mi
320 Paseo Primavera Palm Desert, CA	2.0	2.0	1303	$3,000	$2.30	45d	1	0.72mi
305 Durango Palm Desert, CA	2.0	2.0	1670	$6,300	$3.77	45d	1	0.73mi
337 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,000	$3.84	45d	1	0.74mi
197 Madrid Ave Palm Desert, CA	2.0	2.0	1336	$5,400	$4.04	45d	1	0.74mi
191 Madrid Ave Palm Desert, CA	2.0	2.0	1800	$5,500	$3.06	45d	1	0.75mi

HOA detail condo

• Monthly dues: $750 · $9,000/yr
• Likely covers: internetcablelandscapingexterior maint.poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $489,900 Active 4 DOM
2. 2026-06-17
   days on marketlisting id $489,900 Active 1 DOM
3. 2026-06-15
   days on market $489,900 Active 116 DOM
4. 2026-06-13
   days on market $489,900 Active 114 DOM
5. 2026-06-09
   pricedays on market $489,900 Active 110 DOM
6. 2026-06-08
   days on market $499,800 Active 109 DOM
7. 2026-06-07
   days on market $499,800 Active 108 DOM
8. 2026-06-04
   days on market $499,800 Active 105 DOM
9. 2026-06-03
   days on market $499,800 Active 104 DOM
10. 2026-06-02
    days on market $499,800 Active 103 DOM
11. 2026-06-01
    days on market $499,800 Active 102 DOM
12. 2026-05-31
    days on market $499,800 Active 101 DOM
13. 2026-05-01
    price $499,900 830-char remark
14. 2026-04-02
    price $514,800 830-char remark
15. 2026-03-07
    price $514,900 830-char remark
16. 2026-02-19
    listed $524,900 Active 830-char remark
17. 2026-02-18
    historical $524,900 830-char remark
18. 2026-02-17
    historical
19. 2026-02-06
    price $524,900
20. 2026-01-16
    price $529,900
21. 2026-01-05
    listed $534,900 Active
22. 2025-11-17
    soldstatus $362,000
23. 2008-08-28
    soldstatus $279,000
24. 2008-07-30
    historical
25. 2008-07-25
    listed $279,000
26. 2006-04-07
    historical
27. 2006-04-07
    soldstatus $390,000
28. 2006-03-10
    listed $439,900
29. 1986-10-31
    soldstatus $155,000

ⓘ 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: $5,057 · $421/mo
• Projected year-2 tax: $5,057 · $421/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 19 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: $60,992
• − Mortgage interest: −$27,442
• − Property taxes: −$5,057
• − Insurance: −$2,450
• − Repairs & maintenance: −$4,879
• − Management: −$4,879
• − HOA: −$9,000
• − Depreciation: −$14,252
• Taxable loss: −$6,967
• Est. tax savings @ 24.0%: +$1,672
• After-tax cash flow: $2,520/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

+216.1% since first listed

22 events — show timeline

• 2026-06-17 Listed $489,900 CRMLS
• 2026-06-16 Coming Soon $489,900 CRMLS
• 2026-06-15 Listing Removed — CRMLS
• 2026-06-08 Price Changed $489,900 CRMLS
• 2026-05-27 Price Changed $499,800 CRMLS
• 2026-05-01 Price Changed $499,900 CRMLS
• 2026-04-02 Price Changed $514,800 CRMLS
• 2026-03-07 Price Changed $514,900 CRMLS
• 2026-02-19 Listed $524,900 CRMLS
• 2026-02-18 Coming Soon — CRMLS
• 2026-02-17 Listing Removed — CRMLS
• 2026-02-06 Price Changed $524,900 CRMLS
• 2026-01-16 Price Changed $529,900 CRMLS
• 2026-01-05 Listed $534,900 CRMLS
• 2025-11-17 Sold (Public Records) $362,000 Public Records
• 2008-08-28 Sold (Public Records) $279,000 Public Records
• 2008-07-30 Listing Removed — GPSMLS
• 2008-07-25 Listed $279,000 GPSMLS
• 2006-04-07 Sold (Public Records) $390,000 Public Records
• 2006-04-07 Listing Removed — GPSMLS
• 2006-03-10 Listed $439,900 GPSMLS
• 1986-10-31 Sold (Public Records) $155,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $5,057 · +2.5% YoY. Source: county tax records.