39246 Manzanita Dr · Palm Desert, CA 92260

$320,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 157 Days on market

Built 1977 4,356 sqft lot $222/sqft · 8% above area Est $295k · 8% over $400/mo HOA · 10% of rent

---

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 +26.2/30.0
• DSCR +8.8/10.0
• 1% rule +7.4/10.0
• Schools +3.8/10.0
• ARV discount +3.7/15.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Put this home on your list to visit! Remodeled Home on an Interior Street! Lot offers sought after Side by Side Parking. . Freshly painted smooth walls and ceilings. Ceiling fans in each room. All counter tops in Kitchen and baths have been upgraded. The remodeled. Kitchen has stainless steel appliances and offers a Pantry. ; Primary Room offers a walk in closet; Primary Bath offers a Jet tub. French doors in Family Room opens onto a large private patio with a water feature. Nice place for entertaining and relaxing. There are additionally two sheds. Home is . move in ready!!! Palm Desert Greens offers great amenities. Free Golf, three pools, fitness center and several clubs to join; Tennis, Pickle Ball, Bocci Bal, Shuffleboard, , to name just a few. . The Club House, Restaurant and Bar area are lovely and food is tasty!!!!Come see for yourself! Palm Desert Greens is a 24hr security gated community. Buyer to pay $2400.00(equal to 6 months dues) for Reserve Replenishment Funds

Key facts

• Jet tub
• Large private patio
• Walk in closet

Tags

• REMODELED HOME
• SIDE BY SIDE PARKING
• STAINLESS STEEL APPLIANCES
• WALK IN CLOSET
• JET TUB
• LARGE PRIVATE PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $320k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $320k).
• Recommended offer: $282k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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); 72% 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 $3,974/mo this rent would consume 68% 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

• It's been on market 157 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 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 $106k; list at $320k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1977 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.24% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 6.7

CMA / ARV

• ARV (median comp): $295,322
• List price: $320,000
• Delta: 8.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39183 Warm Springs Dr	0.18mi	2/2.0	1,440 (0%)	0mo	$200,000	$139	91
39832 Black Mesa Ln	0.30mi	2/2.0	1,440 (0%)	0mo	$260,000	$181	86
38430 Desert Greens Dr E	0.41mi	2/2.0	1,440 (0%)	3mo	$325,000	$226	78
73450 Country Club Dr #75	0.47mi	2/2.0	1,440 (0%)	3mo	$190,000	$132	76
73651 Adobe Dr	0.40mi	2/2.0	1,488 (+3%)	1mo	$199,000	$134	76
73171 Cabazon Peak Dr	0.65mi	2/2.0	1,440 (0%)	1mo	$230,000	$160	69
73204 Cold Springs Way	0.61mi	2/2.0	1,414 (-2%)	3mo	$375,000	$265	66
38703 Desert Greens Dr E	0.28mi	2/2.0	1,248 (-13%)	0mo	$322,000	$258	65
38231 Pigeon Springs Dr	0.72mi	2/2.0	1,440 (0%)	3mo	$380,000	$264	64
73450 Country Club Dr #309	0.49mi	3/2.0 (+1)	1,344 (-7%)	2mo	$165,000	$123	60
38668 Fawn Springs Dr	0.41mi	3/2.5 (+1)	1,600 (+11%)	0mo	$410,000	$256	55
73450 Country Club Dr #87	0.49mi	3/2.0 (+1)	1,636 (+14%)	1mo	$222,500	$136	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 · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-5,462
• Equity at exit: $47,713

10-year hold

• IRR: 6.5%
• Equity multiple: 1.45×
• Total profit: $40,426
• Equity at exit: $27,668

Cash invested: $89,600 (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: 6.7×

Monthly cashflow live

• Estimated rent: $3,974 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$115 /mo · $1,383/yr
• Insurance: −$133
• HOA: −$400
• Vacancy / Maint / Mgmt: −$835
• Net cashflow: $813

Break-even live

Break-even rent $2,945

Max offer price $320,000

Occupancy floor 75%

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73843 Line Canyon Ln Palm Desert, CA	2.0	2.0	1570	$2,100	$1.34	11d	1	0.13mi
2701 Via Calderia Palm Desert, CA	2.0	2.0	1559	$2,850	$1.83	24d	1	0.40mi
73639 Cabazon Peak Dr Palm Desert, CA	2.0	2.0	1717	$2,400	$1.40	43d	1	0.42mi
1803 Via San Martino Palm Desert, CA	2.0	2.0	1559	$3,900	$2.50	43d	1	0.45mi
73450 Country Club Dr #120 Palm Desert, CA	2.0	2.0	1856	$2,995	$1.61	11d	1	0.46mi
38520 Poppet Canyon Dr Palm Desert, CA	2.0	2.0	1392	$3,700	$2.66	43d	1	0.52mi
4162 Via Mattina Palm Desert, CA	2.0	2.0	1867	$2,950	$1.58	12d	1	0.52mi
8 Las Cruces Ln Palm Desert, CA	2.0	2.0	1705	$5,000	$2.93	43d	1	0.56mi
40445 Portola Ave Palm Desert, CA	1.0–2.0	1.0–2.0	975	$3,215	$3.30	5d	15	0.57mi
73373 Country Club Dr Palm Desert, CA	1.0–2.0	1.0–2.0	852	$2,165	$2.54	43d	1	0.59mi
74300 Country Club Dr Unit 366 Palm Desert, CA	2.0	2.0	1140	$7,170	$6.29	43d	1	0.60mi
74300 Country Club Dr Apt 5001 Palm Desert, CA	2.0	2.0	1099	$7,120	$6.48	43d	1	0.60mi
38250 Azalea Dr Palm Desert, CA	2.0	2.0	1806	$5,500	$3.05	43d	1	0.60mi
4 Hermosillo Ln Palm Desert, CA	2.0	2.0	1572	$2,900	$1.84	18d	1	0.62mi
73750 Calle Bisque Palm Desert, CA	3.0	2.0	1537	$6,500	$4.23	43d	1	0.62mi
41517 Armanac Ct Palm Desert, CA	3.0	2.0	1537	$3,400	$2.21	2d	1	0.62mi
248 Strada Fortuna Palm Desert, CA	2.0	2.0	1400	$2,500	$1.79	43d	1	0.65mi
40064 Silktree Ct Palm Desert, CA	3.0	2.0	1712	$3,200	$1.87	24d	1	0.68mi
1 Marbella Ln Palm Desert, CA	2.0	2.0	1080	$4,500	$4.17	43d	1	0.72mi
73075 Buck Springs Dr Palm Desert, CA	2.0	2.0	1440	$1,950	$1.35	43d	1	0.72mi
191 Winterhaven Cir Palm Desert, CA	2.0	1.5	1250	$2,800	$2.24	43d	1	0.77mi
166 Wimbledon Ct Palm Desert, CA	2.0	2.0	1250	$3,200	$2.56	43d	1	0.80mi
37772 Hollister Dr Palm Desert, CA	3.0	2.0	1271	$3,200	$2.52	43d	1	0.80mi
40255 Sagewood Dr Palm Desert, CA	3.0	2.0	1712	$3,300	$1.93	18d	1	0.81mi
150 Willow Lake Dr Palm Desert, CA	2.0	2.0	1138	$2,500	$2.20	43d	1	0.87mi
323 San Remo St Palm Desert, CA	2.0	2.0	1556	$8,500	$5.46	43d	1	0.88mi
206 Lakecrest Ln Palm Desert, CA	2.0	2.0	1138	$2,300	$2.02	11d	1	0.93mi
255 San Remo St Palm Desert, CA	2.0	2.0	1656	$6,600	$3.99	43d	1	0.94mi
336 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	43d	1	0.94mi
363 San Remo St Palm Desert, CA	2.0	2.0	1656	$7,500	$4.53	43d	1	0.95mi
365 San Remo St Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	43d	1	0.95mi
337 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,000	$3.84	43d	1	0.98mi
311 Villena Way Palm Desert, CA	2.0	2.0	1653	$7,000	$4.23	24d	1	1.00mi
217 Las Lomas Palm Desert, CA	2.0	2.0	1656	$6,300	$3.80	43d	1	1.00mi
205 Las Lomas Palm Desert, CA	2.0	2.0	1457	$6,000	$4.12	43d	1	1.03mi
305 Durango Palm Desert, CA	2.0	2.0	1670	$6,300	$3.77	43d	1	1.05mi
264 Avenida del Sol Palm Desert, CA	2.0	2.0	1800	$6,000	$3.33	43d	1	1.06mi
316 S Sierra Madre Palm Desert, CA	2.0	2.0	1656	$5,700	$3.44	43d	1	1.07mi
352 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,800	$3.66	43d	1	1.08mi
177 Las Lomas Palm Desert, CA	2.0	2.0	1800	$7,500	$4.17	43d	1	1.08mi

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: waterpoolgymsecurity

Listing history 19 events

1. 2026-06-18
   days on market $320,000 Active 157 DOM
2. 2026-06-17
   days on market $320,000 Active 156 DOM
3. 2026-06-16
   days on market $320,000 Active 155 DOM
4. 2026-06-15
   days on market $320,000 Active 154 DOM
5. 2026-06-13
   days on market $320,000 Active 152 DOM
6. 2026-06-09
   days on market $320,000 Active 148 DOM
7. 2026-06-08
   days on market $320,000 Active 147 DOM
8. 2026-06-07
   days on market $320,000 Active 146 DOM
9. 2026-06-04
   days on market $320,000 Active 143 DOM
10. 2026-06-03
    days on market $320,000 Active 142 DOM
11. 2026-06-02
    days on market $320,000 Active 141 DOM
12. 2026-06-01
    days on market $320,000 Active 140 DOM
13. 2026-05-31
    days on market $320,000 Active 139 DOM
14. 2026-01-11
    listed $330,000 Active 991-char remark

    Show marketing remark (991 chars)

    Put this home on your list to visit! Remodeled Home on an Interior Street! Lot offers sought after Side by Side Parking. . Freshly painted smooth walls and ceilings. Ceiling fans in each room. All counter tops in Kitchen and baths have been upgraded. The remodeled. Kitchen has stainless steel appliances and offers a Pantry. ; Primary Room offers a walk in closet; Primary Bath offers a Jet tub. French doors in Family Room opens onto a large private patio with a water feature. Nice place for entertaining and relaxing. There are additionally two sheds. Home is . move in ready!!! Palm Desert Greens offers great amenities. Free Golf, three pools, fitness center and several clubs to join; Tennis, Pickle Ball, Bocci Bal, Shuffleboard, , to name just a few. . The Club House, Restaurant and Bar area are lovely and food is tasty!!!!Come see for yourself! Palm Desert Greens is a 24hr security gated community. Buyer to pay $2400.00(equal to 6 months dues) for Reserve Replenishment Funds

15. 2025-11-19
    historical
16. 2024-12-02
    listed $365,000 Active
17. 2024-11-14
    historical
18. 1990-10-11
    soldstatus $106,500
19. 1990-10-11
    soldstatus $106,500

ⓘ 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: $1,383 · $115/mo
• Projected year-2 tax: $2,432 · $203/mo
• Expected delta: +$1,049/yr (+$87/mo · 75.9%)

ⓘ 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 6 d/yr ≥114°F today · 16 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: $47,692
• − Mortgage interest: −$17,925
• − Property taxes: −$1,383
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,815
• − Management: −$3,815
• − HOA: −$4,800
• − Depreciation: −$9,309
• Taxable income: $5,044
• Est. tax owed @ 24.0%: −$1,211
• After-tax cash flow: $8,546/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

+209.9% since first listed

6 events — show timeline

• 2026-01-11 Listed $330,000 GPSMLS
• 2025-11-19 Listing Removed — GPSMLS
• 2024-12-02 Listed $365,000 GPSMLS
• 2024-11-14 Coming Soon — GPSMLS
• 1990-10-11 Sold (Public Records) $106,500 Public Records
• 1990-10-11 Sold (Public Records) $106,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,383 · +6.1% YoY. Source: county tax records.