13322 Via Real · Desert Hot Springs, CA 92240

$335,000

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 171 Days on market

Built 1980 8,276 sqft lot $266/sqft · 10% below area Est $374k · 10% under

---

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).

• ARV discount +12.1/15.0
• Cash flow +10.5/30.0
• Rent growth +3.4/5.0
• DSCR +3.0/10.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Cozy starter home. 3Br. 2 Bath ideal for first time home buyers or investors. 2 carPleAW garage.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (27.2% below list).
• Recommended offer: $244k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.0% in Desert Hot Springs — 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 49/100 on livability (#1,149 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D+, schools F, amenities 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); 515 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $2,439/mo this rent would consume 54% of the median local household income ($54k/yr) (locally 2095% 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 171 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y 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 $220k; list at $335k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,853 (27.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.23%
• DSCR: 0.90
• GRM: 11.4

CMA / ARV

• ARV (median comp): $373,593
• List price: $335,000
• Delta: -10.33%
• 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
13595 West Dr	0.15mi	3/2.0	1,220 (-3%)	2mo	$330,000	$270	86
13547 Caliente Dr	0.53mi	3/2.0	1,288 (+2%)	1mo	$340,000	$264	71
13423 Ramona Dr	0.30mi	4/2.0 (+1)	1,159 (-8%)	4mo	$300,000	$259	65
66-274 Hacienda Ave	0.43mi	3/2.0	1,370 (+9%)	3mo	$399,000	$291	63
12400 Cholla	0.48mi	3/2.0	1,152 (-9%)	1mo	$399,000	$346	62
65565 Acoma #77	0.53mi	2/2.0 (-1)	1,313 (+4%)	2mo	$273,000	$208	62
65565 Acoma Ave #80	0.53mi	2/2.0 (-1)	1,313 (+4%)	3mo	$250,000	$190	61
13285 Caliente Dr	0.52mi	3/2.0	1,355 (+8%)	3mo	$320,000	$236	61
66201 Estrella Ave	0.46mi	2/1.0 (-1)	1,160 (-8%)	1mo	$240,000	$207	56
65565 Acoma Ave #1	0.53mi	3/2.0	1,396 (+11%)	3mo	$287,500	$206	55
13902 El Cajon Dr	0.52mi	3/2.0	1,402 (+11%)	5mo	$350,000	$250	53
13576 La Mesa Dr	0.51mi	4/3.0 (+1)	1,134 (-10%)	3mo	$325,000	$287	48

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.32×
• Total profit: $-63,858
• Equity at exit: $49,950

10-year hold

• IRR: -11.0%
• Equity multiple: 0.32×
• Total profit: $-63,517
• Equity at exit: $28,965

Cash invested: $93,800 (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 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 515
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,439 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$204 /mo · $2,454/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $-174

Break-even live

Break-even rent $2,659

Max offer price $304,188

Occupancy floor —

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13322 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1215	$2,750	$2.26	43d	1	0.06mi
13715 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1318	$2,600	$1.97	7d	1	0.23mi
13950 West Dr Unit B Desert Hot Springs, CA	2.0	2.0	1008	$1,600	$1.59	1d	1	0.35mi
13244 El Cajon Dr Desert Hot Springs, CA	4.0	0.5	1320	$3,200	$2.42	43d	1	0.44mi
65565 Acoma Ave #49 Desert Hot Springs, CA	3.0	2.0	1396	$2,300	$1.65	43d	1	0.51mi
13987 El Cajon Dr Desert Hot Springs, CA	3.0	2.0	1215	$2,600	$2.14	7d	1	0.53mi
66444 Desert View Ave Unit B Desert Hot Springs, CA	3.0	2.0	1294	$2,275	$1.76	43d	1	0.69mi
66369 Buena Vista Ave Apt A Desert Hot Springs, CA	3.0	2.0	931	$1,499	$1.61	43d	1	0.70mi
65568 Acoma Ave Desert Hot Springs, CA	2.0	2.5	1320	$2,095	$1.59	15d	1	0.70mi
66629 Joseph Way Unit B Desert Hot Springs, CA	4.0	2.0	1200	$2,900	$2.42	24d	1	0.78mi
66212 2nd St Desert Hot Springs, CA	2.0	1.0	960	$2,000	$2.08	43d	1	0.86mi
14777 Palm Dr Desert Hot Springs, CA	4.0	2.0	1573	$1,995	$1.27	43d	1	0.86mi
66023 4th St Desert Hot Springs, CA	4.0	2.0	1743	$2,600	$1.49	43d	1	0.89mi
13175 Little Morongo Rd Desert Hot Springs, CA	4.0	2.5	1056	$1,995	$1.89	43d	1	0.91mi
66824 Estrella Ave Desert Hot Springs, CA	3.0	1.0	1700	$2,300	$1.35	24d	1	1.00mi
11693 Mountain Hawk Ln Desert Hot Springs, CA	4.0	3.0	1666	$2,500	$1.50	43d	1	1.01mi
65841 6th St Desert Hot Springs, CA	2.0	2.0	1204	$2,250	$1.87	43d	1	1.01mi
66688 First St Unit 3 Desert Hot Springs, CA	3.0	2.5	1500	$2,499	$1.67	43d	1	1.09mi
66300 6th St Desert Hot Springs, CA	3.0	2.0	1364	$2,550	$1.87	24d	1	1.12mi
66755 1st St Desert Hot Springs, CA	3.0	2.0	1700	$2,200	$1.29	43d	1	1.12mi
66800 Pierson Blvd Desert Hot Springs, CA	2.0	2.0	900	$1,500	$1.67	43d	1	1.16mi
11625 Mesquite Ave Desert Hot Springs, CA	3.0	2.0	1248	$2,200	$1.76	43d	1	1.18mi
10792 Santa Cruz Rd Desert Hot Springs, CA	3.0	2.5	1321	$2,295	$1.74	24d	1	1.28mi
66815 Vista Pl Desert Hot Springs, CA	4.0	2.0	1759	$2,600	$1.48	2d	1	1.29mi
12300 Ambrosio Dr Desert Hot Springs, CA	3.0	2.0	1260	$2,400	$1.90	43d	1	1.30mi
15300 Palm Dr Desert Hot Springs, CA	3.0	2.0	1458	$2,800	$1.92	43d	1	1.31mi
66700 Crescent Dr Unit A Desert Hot Springs, CA	3.0	2.0	1400	$2,195	$1.57	15d	1	1.41mi
12385 Sumac Dr Desert Hot Springs, CA	3.0	2.0	1804	$2,450	$1.36	24d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $335,000 Active 171 DOM
2. 2026-06-17
   days on market $335,000 Active 170 DOM
3. 2026-06-16
   days on market $335,000 Active 169 DOM
4. 2026-06-15
   days on market $335,000 Active 168 DOM
5. 2026-06-13
   days on market $335,000 Active 166 DOM
6. 2026-06-13
   days on market $335,000 Active 165 DOM
7. 2026-06-09
   days on market $335,000 Active 162 DOM
8. 2026-06-08
   days on market $335,000 Active 161 DOM
9. 2026-06-07
   days on market $335,000 Active 160 DOM
10. 2026-06-04
    days on market $335,000 Active 157 DOM
11. 2026-06-03
    days on market $335,000 Active 156 DOM
12. 2026-06-02
    days on market $335,000 Active 155 DOM
13. 2026-06-01
    days on market $335,000 Active 154 DOM
14. 2026-05-31
    days on market $335,000 Active 153 DOM
15. 2025-12-29
    listed $335,000 Active 106-char remark

    Show marketing remark (106 chars)

    Beautiful Cozy starter home. 3Br. 2 Bath ideal for first time home buyers or investors. 2 carPleAW garage.

16. 2025-08-12
    soldstatus $220,000
17. 2000-10-11
    historical
18. 2000-10-04
    listed $48,000
19. 1992-11-09
    soldstatus $78,000
20. 1986-01-17
    soldstatus $43,000

ⓘ 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: $2,454 · $204/mo
• Projected year-2 tax: $2,546 · $212/mo
• Expected delta: +$92/yr (+$8/mo · 3.8%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,262
• − Mortgage interest: −$18,765
• − Property taxes: −$2,454
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,341
• − Management: −$2,341
• − Depreciation: −$9,745
• Taxable loss: −$8,059
• Est. tax savings @ 24.0%: +$1,934
• After-tax cash flow: $-159/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 — Desert Hot Springs

• Score: 49/100
• State rank: #1149
• US rank: #25774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Desert Hot Springs, CA
• County: Riverside County · 2,287,001 people
• City population: 41,615
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 41,615
• Household income: $54,023
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2095.0

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 Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 23% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 47% English-only · Spanish 50% Russian/Polish/Slavic 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: ▼ -102.10%
• Current HPI: 418.4691
• Rent YoY: ▲ 3.66%
• 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

+679.1% since first listed

6 events — show timeline

• 2025-12-29 Listed $335,000 CRMLS
• 2025-08-12 Sold (Public Records) $220,000 Public Records
• 2000-10-11 Listing Removed — GPSMLS
• 2000-10-04 Listed $48,000 GPSMLS
• 1992-11-09 Sold (Public Records) $78,000 Public Records
• 1986-01-17 Sold (Public Records) $43,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,454 · +35.9% YoY. Source: county tax records.