73450 Country Club Dr #270 · Palm Desert, CA 92260

$174,900

2 bd · 2.0 ba · 1,464 sqft · Manufactured public records · 38 Days on market

Built 1985 $119/sqft · 17% below area Est $211k · 17% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This double-wide 2-bedroom/2-bathroom home in 55+ Suncrest Country Club offers western golf course views for gorgeous sunsets, solar for lower energy bills, and a newer HVAC (approx. 3-yrs) to help keeps you summertime cool. The community offers tennis and pickle ball, a 9-hole golf course, and clubhouse with Jazzy's Cafe/bar. Conveniently located to one of 3 pools and spas, enjoy desert life at a great price. This has been a well-cared for home over the years but is now ready for its make-over. Priced accordingly, this home's next owner can update it to their desert living vision. Both sides of the home are covered and private with one side for parking (with storage shed) and other for add

Key facts

• Golf course views
• 9-hole golf course
• Newer hvac

Tags

• GOLF COURSE VIEWS
• SOLAR FOR LOWER ENERGY BILLS
• NEWER HVAC
• TENNIS AND PICKLE BALL
• 9-HOLE GOLF COURSE
• CLUBHOUSE WITH JAZZY'S CAFE

Property features AI

Finance

• Other: Mobile home park: Suncrest Country Club (senior park), 270 spaces; Mobile home model: Westway (Westway Homes, Inc.); Mobile home will remain; Included in sale: washer, dryer, refrigerator; Listing terms: cash; submit
• Financial info: Land is leased (monthly land lease shown separately); Annual land lease amount noted
• HOA & community: No monthly association fee listed; Senior community with golf course and pickleball courts; Gated community

Exterior

• Parking: Attached carport; 2 carport spaces (total 2 parking spaces)
• Security: Card/code access; Gated community
• Utilities: Water provided by Coachella Valley Water District; Sewer connected and paid; PUD: No
• Home design: Detached double-wide manufactured home; One level / single-story; Located in a gated, senior community
• Construction: Siding exterior; Year built: other (source indicates 'Other')
• Exterior features: Covered wrap-around patio; On golf course; Golf course and mountain views; Drip irrigation; Street lights; Solar system financed

Interior

• Kitchen: Corian counters; Gas range; Gas cooktop; Microwave; Refrigerator; Dishwasher
• Bedrooms: Master suite
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms; Double vanities; Shower and tub
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Vaulted ceilings; Popcorn ceilings; Sliding doors; Ground-level entry with no steps; Drapes
• Laundry & utility: Washer and dryer included; Laundry in a dedicated room; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.6% 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 rising (+1.6%/yr); 545 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); 68% 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 $3,783/mo this rent would consume 65% 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.16% ✓
• Cap rate: 19.59%
• Cash-on-cash: 47.50%
• DSCR: 3.11
• GRM: 3.9

CMA / ARV

• ARV (median comp): $211,339
• List price: $174,900
• Delta: -17.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73450 Country Club Dr #75	0.21mi	2/2.0	1,440 (-2%)	3mo	$190,000	$132	85
39183 Warm Springs Dr	0.32mi	2/2.0	1,440 (-2%)	0mo	$200,000	$139	82
73171 Cabazon Peak Dr	0.34mi	2/2.0	1,440 (-2%)	1mo	$230,000	$160	80
73450 Country Club Dr #309	0.00mi	3/2.0 (+1)	1,344 (-8%)	2mo	$165,000	$123	80
73651 Adobe Dr	0.43mi	2/2.0	1,488 (+2%)	1mo	$199,000	$134	77
73450 Country Club Dr #87	0.00mi	3/2.0 (+1)	1,636 (+12%)	1mo	$222,500	$136	74
39832 Black Mesa Ln	0.53mi	2/2.0	1,440 (-2%)	0mo	$260,000	$181	72
38401 Desert Greens Dr W	0.55mi	2/2.0	1,344 (-8%)	1mo	$250,000	$186	60
38668 Fawn Springs Dr	0.40mi	3/2.5 (+1)	1,600 (+9%)	0mo	$410,000	$256	58
73045 Buck Springs Dr	0.40mi	2/2.0	1,680 (+15%)	2mo	$468,000	$279	55
38235 Poppet Canyon Dr	0.50mi	2/2.0	1,680 (+15%)	0mo	$355,000	$211	52
38703 Desert Greens Dr E	0.55mi	2/2.0	1,248 (-15%)	0mo	$322,000	$258	50

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: 43.4%
• Equity multiple: 2.83×
• Total profit: $89,826
• Equity at exit: $26,078

10-year hold

• IRR: 48.8%
• Equity multiple: 5.41×
• Total profit: $216,067
• Equity at exit: $15,122

Cash invested: $48,972 (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: 545
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $3,783 high
• Mortgage (P&I): −$917
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$794
• Net cashflow: $1,938

Break-even live

Break-even rent $1,329

Max offer price $174,900

Occupancy floor 44%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73450 Country Club Dr #120 Palm Desert, CA	2.0	2.0	1856	$2,995	$1.61	11d	1	0.03mi
4162 Via Mattina Palm Desert, CA	2.0	2.0	1867	$2,950	$1.58	12d	1	0.17mi
248 Strada Fortuna Palm Desert, CA	2.0	2.0	1400	$2,500	$1.79	43d	1	0.26mi
73075 Buck Springs Dr Palm Desert, CA	2.0	2.0	1440	$1,950	$1.35	43d	1	0.36mi
38520 Poppet Canyon Dr Palm Desert, CA	2.0	2.0	1392	$3,700	$2.66	43d	1	0.41mi
40064 Silktree Ct Palm Desert, CA	3.0	2.0	1712	$3,200	$1.87	24d	1	0.45mi
73639 Cabazon Peak Dr Palm Desert, CA	2.0	2.0	1717	$2,400	$1.40	43d	1	0.46mi
73373 Country Club Dr Palm Desert, CA	1.0–2.0	1.0–2.0	852	$2,165	$2.54	43d	1	0.50mi
40255 Sagewood Dr Palm Desert, CA	3.0	2.0	1712	$3,300	$1.93	18d	1	0.56mi
38250 Azalea Dr Palm Desert, CA	2.0	2.0	1806	$5,500	$3.05	43d	1	0.56mi
73843 Line Canyon Ln Palm Desert, CA	2.0	2.0	1570	$2,100	$1.34	11d	1	0.57mi
2701 Via Calderia Palm Desert, CA	2.0	2.0	1559	$2,850	$1.83	24d	1	0.59mi
1803 Via San Martino Palm Desert, CA	2.0	2.0	1559	$3,900	$2.50	43d	1	0.67mi
41517 Armanac Ct Palm Desert, CA	3.0	2.0	1537	$3,400	$2.21	3d	1	0.71mi
73750 Calle Bisque Palm Desert, CA	3.0	2.0	1537	$6,500	$4.23	43d	1	0.78mi
40445 Portola Ave Palm Desert, CA	1.0–2.0	1.0–2.0	975	$3,215	$3.30	5d	15	0.85mi
217 Las Lomas Palm Desert, CA	2.0	2.0	1656	$6,300	$3.80	43d	1	0.88mi
205 Las Lomas Palm Desert, CA	2.0	2.0	1457	$6,000	$4.12	43d	1	0.88mi
255 San Remo St Palm Desert, CA	2.0	2.0	1656	$6,600	$3.99	43d	1	0.88mi
72460 Rodeo Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	5d	1	0.89mi
177 Las Lomas Palm Desert, CA	2.0	2.0	1800	$7,500	$4.17	43d	1	0.89mi
72385 Beverly Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	18d	1	0.92mi
8 Las Cruces Ln Palm Desert, CA	2.0	2.0	1705	$5,000	$2.93	43d	1	0.92mi
323 San Remo St Palm Desert, CA	2.0	2.0	1556	$8,500	$5.46	43d	1	0.94mi
264 Avenida del Sol Palm Desert, CA	2.0	2.0	1800	$6,000	$3.33	43d	1	0.95mi
214 La Paz Way Palm Desert, CA	2.0	1.5	1670	$6,700	$4.01	43d	1	0.97mi
336 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	43d	1	0.97mi
191 Winterhaven Cir Palm Desert, CA	2.0	1.5	1250	$2,800	$2.24	43d	1	0.97mi
144 Las Lomas Palm Desert, CA	2.0	2.0	1584	$6,000	$3.79	24d	1	0.97mi
166 Wimbledon Ct Palm Desert, CA	2.0	2.0	1250	$3,200	$2.56	43d	1	0.98mi
311 Villena Way Palm Desert, CA	2.0	2.0	1653	$7,000	$4.23	24d	1	1.00mi
150 Willow Lake Dr Palm Desert, CA	2.0	2.0	1138	$2,500	$2.20	43d	1	1.00mi
37772 Hollister Dr Palm Desert, CA	3.0	2.0	1271	$3,200	$2.52	43d	1	1.00mi
4 Hermosillo Ln Palm Desert, CA	2.0	2.0	1572	$2,900	$1.84	18d	1	1.00mi
337 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,000	$3.84	43d	1	1.00mi
134 Las Lomas Palm Desert, CA	2.0	2.0	1584	$7,500	$4.73	43d	1	1.01mi
74300 Country Club Dr Apt 5001 Palm Desert, CA	2.0	2.0	1099	$7,120	$6.48	43d	1	1.03mi
74300 Country Club Dr Unit 366 Palm Desert, CA	2.0	2.0	1140	$7,170	$6.29	43d	1	1.03mi
1 Marbella Ln Palm Desert, CA	2.0	2.0	1080	$4,500	$4.17	43d	1	1.03mi
363 San Remo St Palm Desert, CA	2.0	2.0	1656	$7,500	$4.53	43d	1	1.04mi

Listing history 16 events

1. 2026-06-18
   days on market $174,900 Active 38 DOM
2. 2026-06-17
   days on market $174,900 Active 37 DOM
3. 2026-06-16
   days on market $174,900 Active 36 DOM
4. 2026-06-15
   days on market $174,900 Active 35 DOM
5. 2026-06-13
   days on market $174,900 Active 33 DOM
6. 2026-06-09
   days on market $174,900 Active 29 DOM
7. 2026-06-08
   days on market $174,900 Active 28 DOM
8. 2026-06-07
   days on market $174,900 Active 27 DOM
9. 2026-06-04
   days on market $174,900 Active 24 DOM
10. 2026-06-03
    days on market $174,900 Active 23 DOM
11. 2026-06-02
    days on market $174,900 Active 22 DOM
12. 2026-06-01
    days on market $174,900 Active 21 DOM
13. 2026-05-31
    days on market $174,900 Active 20 DOM
14. 2026-04-29
    listed $174,900 Active 1104-char remark
15. 2006-06-04
    historical
16. 2005-06-04
    listed $125,000

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $1,329 · $111/mo
• Expected delta: +$611/yr (+$51/mo · 85.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥114°F today · 15 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: $45,393
• − Mortgage interest: −$9,797
• − Property taxes: −$718
• − Insurance: −$874
• − Repairs & maintenance: −$3,631
• − Management: −$3,631
• − Depreciation: −$5,088
• Taxable income: $21,653
• Est. tax owed @ 24.0%: −$5,197
• After-tax cash flow: $18,065/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

+39.9% since first listed

3 events — show timeline

• 2026-04-29 Listed $174,900 GPSMLS
• 2006-06-04 Listing Removed — GPSMLS
• 2005-06-04 Listed $125,000 GPSMLS

Property tax history

+2.2%/yr

Latest (2025): $718 · +5.7% YoY. Source: county tax records.