35341 S Border · Thousand Palms, CA 92276

$299,000

2 bd · 2.0 ba · 2,015 sqft · Manufactured public records · 3 Days on market

Built 1990 6,098 sqft lot Est $341k · 12% under $455/mo HOA · 14% of rent

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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 +18.5/30.0
• ARV discount +13.0/15.0
• 1% rule +5.8/10.0
• DSCR +5.8/10.0
• Schools +2.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Ivey Ranch, a premier 55+ community featuring a year-round golf course and beautiful manufactured homes. This 2,015 sq. ft. residence offers a spacious living and dining area, a family room with a fireplace, and a large kitchen equipped with a new dishwasher. The floor plan includes two bedrooms, two bathrooms, and a generous laundry room. Recent updates feature new luxury vinyl flooring throughout and a completely remodeled guest bathroom with a new walk-in shower, vanity, toilet and fixtures. Additionally, the home includes a large two-car garage with ample storage space. Whether you are looking for a vacation getaway or a primary residence, I invite you to schedule a tour to s

Key facts

• New walk-in shower
• Large kitchen
• New dishwasher

Tags

• YEAR-ROUND GOLF COURSE
• FAMILY ROOM WITH FIREPLACE
• LARGE KITCHEN
• NEW DISHWASHER
• NEW LUXURY VINYL FLOORING
• NEW WALK-IN SHOWER

Property features AI

Finance

• Other: Community pool and heated gas spa (gunite, in-ground) with safety gate; Sprinkler system with timer; Mobile home will remain with property
• Financial info: Rental restrictions apply; Listing terms: Conventional, 1031 Exchange, Cash
• HOA & community: Monthly association fee of $455; HOA covers building & grounds, trash, cable TV, clubhouse; Association amenities include clubhouse, fitness center, card room, billiard room, banquet facilities, guest parking, golf course, pet rules; Assoc pet rules apply; Senior community with gated entry; Community features: dog park, pickleball courts, golf course within development, guest parking

Exterior

• Parking: Detached 2-car garage; 2 total parking spaces; Garage with door opener; Side-by-side parking; On-street parking
• Security: Gated community access
• Utilities: Water provided by CVWD (water district); Sewer connected and paid; Cable TV available
• Home design: Detached property; Traditional style; Single story; Ground level entry; Model: Jasmine (Silvercrest, double wide mobile home); Manufactured home (1990), double wide
• Construction: Pier jacks foundation; Year built (manufacturer date): 1990
• Exterior features: Gated community; Concrete slab patio; Block fencing; Lawn and yard; Freeway frontage; Street lights

Interior

• Kitchen: Island; Pantry; Laminate counters; Dishwasher; Disposal; Electric oven; Electric cooktop; Breakfast counter/bar; Living/dining combo
• Bedrooms: Walk-in closet
• Flooring: Vinyl; Other
• Bathrooms: Double shower; Shower stall; Shower and tub; Remodeled bath; Marble counters; Low-flow toilets and showers; Fiberglass shower; Double vanity; 2 full bathrooms
• Heating & cooling: Natural gas heating; Central heating (forced air); Central air conditioning; Electric cooling; Ceiling fan(s)
• Interior features: Built-in features; Vertical blinds; Living room entry
• Laundry & utility: Individual laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Cap rate 7.4% vs local median 5.2% in Thousand Palms — 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 53/100 on livability (#950 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: cost of living D, crime 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.
• Zoned schools: Della S. Lindley Elementary (584 students, 96% FRL); Nellie N. Coffman Middle (953 students, 98% FRL); Rancho Mirage High (math 15% / reading 38%, grade F, #804 of 1,170 statewide, top 69%, 1,491 students, 97% FRL) — zoned schools average 97% FRL vs 73% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 101 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $340,535
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35220 Sand Rock Rd	0.02mi	3/2.0 (+1)	2,015 (0%)	2mo	$385,000	$191	92
74554 Stage Line Dr	0.09mi	2/2.0	1,948 (-3%)	3mo	$383,000	$197	88
74795 Stage Line Dr	0.28mi	2/2.0	2,016 (0%)	5mo	$228,500	$113	83
34685 Stage Dr	0.37mi	2/2.0	2,012 (-0%)	1mo	$340,000	$169	82
74825 Stage Line Dr	0.29mi	2/2.0	2,015 (0%)	9mo	$350,000	$174	79
34774 Stage Dr	0.39mi	2/2.0	2,024 (+0%)	6mo	$335,000	$166	77
35471 Sand Rock Rd	0.09mi	2/2.0	1,820 (-10%)	8mo	$355,000	$195	73
34766 Double Diamond Dr	0.32mi	2/2.0	1,940 (-4%)	9mo	$275,000	$142	71
34505 Double Diamond Dr	0.41mi	2/2.0	1,792 (-11%)	2mo	$335,000	$187	60
34763 Double Diamond Dr	0.30mi	2/2.0	2,200 (+9%)	14mo	$310,000	$141	59
34610 Branding Iron Ln	0.36mi	3/2.0 (+1)	2,199 (+9%)	9mo	$288,000	$131	55
34878 Stage Dr	0.41mi	2/2.0	1,734 (-14%)	5mo	$285,000	$164	53

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.55×
• Total profit: $-37,999
• Equity at exit: $44,582

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-18,933
• Equity at exit: $25,852

Cash invested: $83,720 (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 92276

• Home prices YoY: -10.9%
• Active inventory: 101
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,236 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$126 /mo · $1,512/yr
• Insurance: −$125
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$455
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $160

Break-even live

Break-even rent $3,033

Max offer price $299,000

Occupancy floor 90%

Sensitivity live

Price	-10% $329	-5% $245	+0% $160	+5% $76	+10% $-9
Rent	-10% $-95	-5% $32	+0% $160	+5% $288	+10% $416
Rate	-1.0pp $311	-0.5pp $236	base $160	+0.5pp $83	+1.0pp $4

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74478 Millennia Way Palm Desert, CA	2.0	2.0	1652	$3,200	$1.94	7d	1	0.45mi
74699 Technology Dr Palm Desert, CA	3.0	1.0–3.0	1057	$3,275	$3.10	0d	23	0.48mi
74198 Storke Dr Palm Desert, CA	3.0	2.5	2000	$3,400	$1.70	9d	1	0.70mi
74356 Nichols Dr Palm Desert, CA	3.0	2.0	1992	$3,600	$1.81	45d	1	0.72mi
74189 Storke Dr Palm Desert, CA	3.0	3.0	1650	$2,995	$1.82	21d	1	0.72mi
76273 Cornell Way Palm Desert, CA	3.0	2.5	1878	$3,200	$1.70	15d	1	0.92mi
41515 Stanford Rd Palm Desert, CA	3.0	3.0	1725	$2,895	$1.68	26d	1	0.95mi
73951 White Sands Dr Thousand Palms, CA	3.0	2.0	1517	$3,200	$2.11	0d	1	1.02mi
37600 College Dr Palm Desert, CA	1.0–3.0	1.0–2.5	1195	$2,458	$2.06	0d	20	1.22mi
35515 Bains Ave Palm Desert, CA	3.0	2.5	1705	$3,399	$1.99	45d	1	1.28mi
73528 Cierra St Palm Desert, CA	3.0	2.0	1547	$2,995	$1.94	16d	1	1.30mi
73774 Mojave Desert Dr Palm Desert, CA	3.0	2.0	2235	$4,950	$2.21	45d	1	1.31mi
35460 Domani Dr Palm Desert, CA	3.0	3.0	1705	$2,800	$1.64	9d	1	1.36mi
35751 Gateway Dr Palm Desert, CA	1.0–3.0	1.0–2.0	1170	$2,570	$2.20	45d	1	1.43mi
245 Paseo Gregario Palm Desert, CA	2.0	2.0	1602	$2,700	$1.69	45d	1	1.44mi

HOA detail

• Monthly dues: $455 · $5,460/yr

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $299,000 Active 3 DOM

ⓘ 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: $1,512 · $126/mo
• Projected year-2 tax: $2,272 · $189/mo
• Expected delta: +$760/yr (+$63/mo · 50.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AO · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,826
• − Mortgage interest: −$16,749
• − Property taxes: −$1,512
• − Insurance: −$2,962
• − Repairs & maintenance: −$3,106
• − Management: −$3,106
• − HOA: −$5,460
• − Depreciation: −$8,698
• Taxable loss: −$2,768
• Est. tax savings @ 24.0%: +$664
• After-tax cash flow: $2,586/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 — Thousand Palms

• Score: 53/100
• State rank: #950
• US rank: #24426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thousand Palms, CA
• City population: 7,662
• Population (ZIP): 7,662

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 43% White 32% Native American 4%
• Hispanic origin (detail): Mexican 62%
• Common ancestry: Slovak 2% Lithuanian 1% Portuguese 1%
• Foreign-born: 16% · Canada
• Languages at home: 54% English-only · Spanish 43% German/W. Germanic 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: ▼ -46.86%
• Current HPI: 382.4439
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-18 Listed $299,000 GPSMLS

Property tax history

+2.1%/yr

Latest (2025): $1,512 · +1.2% YoY. Source: county tax records.