16 Haig Dr · Rancho Mirage, CA 92270

$399,000

2 bd · 2.0 ba · 1,554 sqft · Condo public records · 150 Days on market

Built 1975 $1150/mo HOA · 22% of rent ↓ 11% 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 +20.3/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Take advantage of this rare opportunity to own a Seville model with timeless charm and sweeping fairway views. A tile-lined courtyard welcomes you into a spacious interior featuring vaulted tray ceilings, a warm wood-paneled accent wall, and a wet bar perfect for entertaining. The kitchen offers classic tile flooring, crisp white cabinetry, and vintage tile countertops for a touch of retro elegance. The private primary suite includes dual closets and an ensuite bath with a dual vanity, easy-entry tub, and separate shower. A guest bedroom with plantation shutters and built-in shelving connects to a Jack-and-Jill powder room, offering flexible functionality. Slate tile patios and serene golf

Key facts

• Wet bar
• Tile countertops
• Serene fairway views

Tags

• SERENE FAIRWAY VIEWS
• TILE LINED COURTYARD
• CLASSIC TILE FLOORING
• TILE COUNTERTOPS
• WHITE CABINETRY
• WET BAR

Property features AI

Finance

• Other: Washer, dryer and refrigerator included in sale; Disclosures include CC&R, sewer assessments, pet restrictions, planned development and HOA information; earthquake insurance available
• Financial info: Standard sale; seller may consider conventional, VA, 1031 exchange, cash, or cash-to-new-loan financing; Will not consider lease; short-term rentals not allowed
• HOA & community: Gated community with 746 units; Monthly association fees total approximately $1,150 (split as $805.23 and $344.78); Association covers building & grounds, trash, sewer, security, insurance (including earthquake), cable TV, and clubhouse; Community amenities include clubhouse, fitness center, card room, banquet facilities, bocce ball, tennis and pickleball courts, par-3 golf, guest parking, lake/pond, greenbelt/park, controlled access, management, and grounds maintenance; Pets allowed per association rules (call for details); Rental restrictions in place

Exterior

• Parking: Attached garage; Two garage spaces; Two covered spaces; Two additional uncovered/assigned spaces; Assigned and covered parking with garage door opener; driveway parking available; Total parking for six vehicles
• Security: Gated community with 24-hour security; Card/code access and automatic gate; Community-wide security included in association
• Utilities: Water provided by district (CVWD); Sewer connected and paid; Cable TV available; PUD
• Home design: Spanish-style condominium; Single-story (ground level, no unit above); Front door faces west; leisure area faces east; Model: Seville
• Construction: Stucco exterior; Foam, tile and flat roofing; Slab foundation; Built by Bone
• Exterior features: Covered concrete patio; Landscaped grounds; Underground utilities; Sprinkler system with timer; Stucco wall and wrought-iron fencing; Located on a golf course, close to clubhouse; Panoramic and mountain views; Community pool and spa (heated, in-ground, gunite) with fenced lap area; pool and spa have safety fence/gate

Interior

• Kitchen: Tile countertops; Electric cooktop; Electric oven; Microwave; Range hood; Refrigerator with ice maker; Freezer; Disposal; Dishwasher; Water line to refrigerator
• Bedrooms: All bedrooms on the main floor; Main-floor master bedroom
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; Double vanities; Tile shower; Sunken tub; Separate shower stall; Shower and tub combination
• Heating & cooling: Central air conditioning; Central forced-air heating; Natural gas heating fuel
• Interior features: Built-in features; Tray ceilings; High (9 ft+) ceilings; Ground-level entry with no steps; Double door entry; Sliding doors; Blinds and shutters on windows; Unfurnished
• Laundry & utility: Washer and dryer included; Laundry located in garage; 220V outlets in garage and kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $399k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $399k).
• Recommended offer: $351k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.0% in Rancho Mirage — 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 (#1,065 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: amenities F, commute F, cost of living F.
• Palm Springs Unified (suburban): math 21% / reading 42% proficiency, ranked #328 of 517 in CA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.7%/yr); 529 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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 $5,186/mo this rent would consume 58% of the median local household income ($107k/yr) (locally 498% 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 150 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $351,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.30% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-27,801
• Equity at exit: $59,492

10-year hold

• IRR: 4.2%
• Equity multiple: 1.32×
• Total profit: $35,764
• Equity at exit: $34,498

Cash invested: $111,720 (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 92270

• Rents YoY: 3.7%
• Active inventory: 529
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $5,186 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$179 /mo · $2,142/yr
• Insurance: −$166
• HOA: −$1,150
• Vacancy / Maint / Mgmt: −$1,089
• Net cashflow: $510

Break-even live

Break-even rent $4,541

Max offer price $399,000

Occupancy floor 85%

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Valencia Dr Rancho Mirage, CA	3.0	2.0	1700	$6,800	$4.00	43d	1	0.10mi
8 Cadiz Dr Rancho Mirage, CA	2.0	2.0	1701	$6,300	$3.70	43d	1	0.18mi
26 Sunrise Dr Rancho Mirage, CA	3.0	3.0	1762	$6,500	$3.69	7d	1	0.22mi
36 Sunrise Dr Rancho Mirage, CA	2.0	2.0	1320	$3,200	$2.42	18d	1	0.27mi
48 Palma Dr Rancho Mirage, CA	2.0	2.0	1320	$6,200	$4.70	43d	1	0.31mi
6 Granada Dr Rancho Mirage, CA	2.0	2.0	1320	$2,950	$2.23	24d	1	0.31mi
97 Palma Dr Rancho Mirage, CA	2.0	2.0	1650	$5,900	$3.58	43d	1	0.37mi
11 Palma Dr Rancho Mirage, CA	2.0	2.0	1320	$6,500	$4.92	43d	1	0.41mi
88 La Ronda Dr Rancho Mirage, CA	2.0	2.0	1320	$6,700	$5.08	43d	1	0.43mi
142 La Cerra Dr Rancho Mirage, CA	2.0	2.0	1650	$4,000	$2.42	43d	1	0.46mi
72 Majorca Dr Rancho Mirage, CA	2.0	2.0	1320	$3,038	$2.30	43d	1	0.47mi
17 Lugo Dr Rancho Mirage, CA	3.0	2.0	1581	$3,700	$2.34	43d	1	0.49mi
35 Malaga Dr Rancho Mirage, CA	3.0	2.0	1776	$2,499	$1.41	24d	1	0.59mi
5 Majorca Dr Rancho Mirage, CA	2.0	2.0	1650	$5,700	$3.45	43d	1	0.72mi
900 Island Dr #507 Rancho Mirage, CA	2.0	2.0	1867	$6,500	$3.48	43d	1	0.82mi
72385 Beverly Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	18d	1	0.87mi
71863 Eleanora Ln Rancho Mirage, CA	2.0	2.0	1384	$2,600	$1.88	43d	1	0.88mi
72460 Rodeo Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	5d	1	0.91mi
910 Island Dr #112 Rancho Mirage, CA	2.0	2.0	1815	$6,500	$3.58	18d	1	1.01mi
910 Island Dr #112 Rancho Mirage, CA	2.0	2.0	1815	$4,250	$2.34	43d	1	1.01mi
910 Island Dr #111 Rancho Mirage, CA	2.0	2.0	1783	$3,250	$1.82	23d	1	1.01mi
71292 Biskra Rd Rancho Mirage, CA	3.0	2.0	1732	$7,999	$4.62	43d	1	1.05mi
142 Lake Shore Dr Rancho Mirage, CA	3.0	3.0	1888	$4,850	$2.57	43d	1	1.17mi
93 Kavenish Dr Rancho Mirage, CA	3.0	3.0	2136	$6,800	$3.18	3d	1	1.34mi
40080 Via Buena Vista Rancho Mirage, CA	3.0	3.0	1848	$3,800	$2.06	24d	1	1.35mi
105 Kavenish Dr Rancho Mirage, CA	3.0	3.0	1724	$4,200	$2.44	43d	1	1.37mi
71798 San Gorgonio Rd Rancho Mirage, CA	3.0	2.0	1243	$4,500	$3.62	43d	1	1.40mi
45 Cueta Dr Rancho Mirage, CA	2.0	2.0	1270	$3,000	$2.36	43d	1	1.42mi
40560 Glenwood Ln Palm Desert, CA	3.0	3.0	2052	$6,500	$3.17	43d	1	1.49mi
27 Calle Encinitas Rancho Mirage, CA	2.0	2.0	1537	$2,200	$1.43	23d	1	1.49mi

HOA detail condo

• Monthly dues: $1,150 · $13,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-15
   status Pending
2. 2026-04-30
   historical Active Under Contract
3. 2026-04-10
   price $399,000
4. 2026-02-27
   price $409,000
5. 2026-01-14
   price $429,000
6. 2025-12-16
   listed $449,000 Active

ⓘ 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: $2,142 · $179/mo
• Projected year-2 tax: $3,032 · $253/mo
• Expected delta: +$890/yr (+$74/mo · 41.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 21 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: $62,235
• − Mortgage interest: −$22,350
• − Property taxes: −$2,142
• − Insurance: −$1,995
• − Repairs & maintenance: −$4,979
• − Management: −$4,979
• − HOA: −$13,800
• − Depreciation: −$11,607
• Taxable income: $383
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $6,028/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: Palm Springs Unified
• NCES district ID: 0629550
• Math proficiency: 21% ▼ -7.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $43,638
• Composite: 26.76/100
• National rank: #7131
• State rank: #328 of 517 in CA

Livability — Rancho Mirage

• Score: 51/100
• State rank: #1065
• US rank: #25255

Category grades

Amenities F Commute F Cost of living F Crime B- Employment A+ Housing C+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Mirage, CA
• County: Riverside County · 2,287,001 people
• City population: 17,563
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 17,563
• Household income: $107,364
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 498.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, South Korea, China
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -210.99%
• Current HPI: 282.2957
• Rent YoY: ▲ 3.72%
• 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

-11.1% since first listed

6 events — show timeline

• 2026-05-15 Pending — GPSMLS
• 2026-04-30 Contingent — GPSMLS
• 2026-04-10 Price Changed $399,000 GPSMLS
• 2026-02-27 Price Changed $409,000 GPSMLS
• 2026-01-14 Price Changed $429,000 GPSMLS
• 2025-12-16 Listed $449,000 GPSMLS

Property tax history

+2.0%/yr

Latest (2025): $2,142 · +0.3% YoY. Source: county tax records.