2504 N Whitewater Club Dr Unit A · Palm Springs, CA 92262

$299,000

2 bd · 1.5 ba · 1,244 sqft · Condo public records · 148 Days on market

Built 1972 $240/sqft · 18% below area Est $365k · 18% under $525/mo HOA · 15% 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +7.0/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Palm Springs Country Club, a timeless gated community designed by renowned mid-century architect William F. Cody, offers classic Desert Modern charm in desirable North Palm Springs. Discover the perfect balance of comfort, style, and serene convenience in this quiet, private 2-bedroom, 1.5-bath condo tucked away in a secluded corner of the community for exceptional privacy and tranquility. The bright, open-concept main floor features a well-designed kitchen with abundant cabinet storage and a convenient counter bar ideal for effortless meal prep and casual entertaining. Fresh interior paint completed in 2025 refreshes the entire space, while a brand-new Air conditioner and Heating system and water heater (installed May 2025) ensure efficient, year-round comfort and peace of mind. Upstairs, two spacious bedrooms serve as peaceful retreats, boasting ample closet space, large windows that flood the rooms with natural light, and serene views of the surrounding greenery and North mountain vistas. The timeless full bathroom upstairs complements the convenient half bath downstairs for guests. Step outside to embrace the ultimate resort-style lifestyle: relax by the community's beautifully maintained, quiet and peaceful pool and jacuzzi, soak up the desert sunshine amid swaying palm trees, or stroll the lush, landscaped grounds. This low-maintenance gem delivers true tranquility just minutes from vibrant downtown Palm Springs, fine dining, shopping, Palm Springs International Airport (PSP), and easy freeway access. With its thoughtful updates, prime location, and iconic mid-century community amenities, this move-in-ready condo is an exceptional opportunity whether as a full-time residence, seasonal retreat, or smart investment in the heart of Palm Springs living.

Key facts

• Desert modern charm
• Fresh interior paint
• $525 HOA

Tags

• DESERT MODERN CHARM
• WELL-DESIGNED KITCHEN
• ABUNDANT CABINET STORAGE
• CONVENIENT COUNTER BAR
• FRESH INTERIOR PAINT
• BRAND-NEW AIR CONDITIONER

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.7% in Palm 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 66/100 on livability (#348 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: schools C-, crime 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 flat; 647 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); 54% 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 $3,584/mo this rent would consume 60% of the median local household income ($72k/yr) (locally 1866% 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 $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

• It's been on market 148 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $26k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $299k implies a 327% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1972 — 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. 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?
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 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: 1.20% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 7.0

CMA / ARV

• ARV (median comp): $364,548
• List price: $299,000
• Delta: -17.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.46% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-25,846
• Equity at exit: $44,582

10-year hold

• IRR: -3.3%
• Equity multiple: 0.81×
• Total profit: $-16,119
• 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 92262

• Rents YoY: 0.5%
• Active inventory: 647
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,584 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$122 /mo · $1,467/yr
• Insurance: −$125
• HOA: −$525
• Vacancy / Maint / Mgmt: −$753
• Net cashflow: $492

Break-even live

Break-even rent $2,962

Max offer price $299,000

Occupancy floor 81%

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 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2522 N Whitewater Club Dr Unit C Palm Springs, CA	2.0	2.0	1101	$4,320	$3.92	44d	1	0.11mi
2375 N San Antonio Rd Palm Springs, CA	3.0	2.0	1382	$3,600	$2.60	24d	1	0.15mi
2235 N Los Alamos Rd Palm Springs, CA	3.0	2.0	1399	$5,000	$3.57	44d	1	0.23mi
2240 N San Gorgonio Rd Palm Springs, CA	3.0	2.0	1260	$3,600	$2.86	24d	1	0.23mi
2455 E Rogers Rd Palm Springs, CA	3.0	2.0	1403	$3,900	$2.78	24d	1	0.51mi
2184 E Powell Rd Palm Springs, CA	3.0	2.0	1391	$3,500	$2.52	44d	1	0.58mi
2184 E Powell Rd Palm Springs, CA	3.0	2.0	1391	$3,500	$2.52	15d	1	0.58mi
2223 N Magnolia Rd Palm Springs, CA	3.0	2.0	1472	$3,600	$2.45	24d	1	0.58mi
2525 N Cerritos Rd Palm Springs, CA	3.0	2.0	1345	$7,495	$5.57	44d	1	0.63mi
2525 N Cerritos Rd Palm Springs, CA	3.0	2.0	1345	$7,495	$5.57	15d	1	0.63mi
2601 N Cerritos Rd Palm Springs, CA	3.0	2.0	1224	$3,095	$2.53	17d	1	0.63mi
2600 N Chuperosa Rd Palm Springs, CA	3.0	2.0	1447	$3,875	$2.68	44d	1	0.70mi
2295 Nicola Rd E Palm Springs, CA	3.0	2.0	1338	$3,990	$2.98	44d	1	0.71mi
2630 N Biskra Rd Palm Springs, CA	3.0	2.0	1450	$2,900	$2.00	4d	1	0.79mi
3005 N Chuperosa Rd Palm Springs, CA	3.0	2.0	1134	$3,500	$3.09	44d	1	0.80mi
1421 Sunflower Cir N Palm Springs, CA	2.0	1.0	837	$3,000	$3.58	44d	1	1.12mi
1426 Sunflower Cir N Palm Springs, CA	2.0	1.0	837	$2,750	$3.29	44d	1	1.13mi
1751 E Sandalwood Dr Palm Springs, CA	2.0	2.0	1050	$2,600	$2.48	24d	1	1.15mi
1411 N Sunrise Way Palm Springs, CA	2.0	2.0	1067	$1,899	$1.78	44d	1	1.20mi
1181 Sunflower Ln Palm Springs, CA	2.0	2.0	1068	$3,000	$2.81	44d	1	1.23mi
2564 N Aurora Dr Palm Springs, CA	3.0	2.0	1354	$3,500	$2.58	44d	1	1.23mi
1407 N Sunrise Way #29 Palm Springs, CA	2.0	2.0	1100	$2,750	$2.50	44d	1	1.23mi
1407 N Sunrise Way Palm Springs, CA	1.0–2.0	1.0–2.0	935	$2,750	$2.94	8d	2	1.24mi
1405 N Sunrise Way #2 Palm Springs, CA	2.0	2.0	1170	$2,200	$1.88	44d	1	1.26mi
915 E Racquet Club Rd Palm Springs, CA	3.0	2.0	1225	$7,480	$6.11	15d	1	1.41mi
915 E Racquet Club Rd Palm Springs, CA	3.0	2.0	1225	$7,480	$6.11	44d	1	1.41mi
837 N Calle de Pinos Palm Springs, CA	2.0	2.0	1200	$2,245	$1.87	20d	1	1.44mi
1405 E Tachevah Dr Palm Springs, CA	3.0	3.5	1332	$5,999	$4.50	24d	1	1.46mi

HOA detail condo

• Monthly dues: $525 · $6,300/yr
• Likely covers: waterlandscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $299,000 Active 148 DOM
2. 2026-06-17
   days on market $299,000 Active 147 DOM
3. 2026-06-16
   days on market $299,000 Active 146 DOM
4. 2026-06-15
   days on market $299,000 Active 145 DOM
5. 2026-06-13
   days on market $299,000 Active 143 DOM
6. 2026-06-13
   days on market $299,000 Active 142 DOM
7. 2026-06-09
   days on market $299,000 Active 139 DOM
8. 2026-06-08
   days on market $299,000 Active 138 DOM
9. 2026-06-07
   days on market $299,000 Active 137 DOM
10. 2026-06-04
    days on market $299,000 Active 134 DOM
11. 2026-06-03
    days on market $299,000 Active 133 DOM
12. 2026-06-02
    days on market $299,000 Active 132 DOM
13. 2026-06-01
    days on market $299,000 Active 131 DOM
14. 2026-05-31
    days on market $299,000 Active 130 DOM
15. 2026-04-10
    price $299,000 1785-char remark

    Show marketing remark (1785 chars)

    Palm Springs Country Club, a timeless gated community designed by renowned mid-century architect William F. Cody, offers classic Desert Modern charm in desirable North Palm Springs. Discover the perfect balance of comfort, style, and serene convenience in this quiet, private 2-bedroom, 1.5-bath condo tucked away in a secluded corner of the community for exceptional privacy and tranquility. The bright, open-concept main floor features a well-designed kitchen with abundant cabinet storage and a convenient counter bar ideal for effortless meal prep and casual entertaining. Fresh interior paint completed in 2025 refreshes the entire space, while a brand-new Air conditioner and Heating system and water heater (installed May 2025) ensure efficient, year-round comfort and peace of mind. Upstairs, two spacious bedrooms serve as peaceful retreats, boasting ample closet space, large windows that flood the rooms with natural light, and serene views of the surrounding greenery and North mountain vistas. The timeless full bathroom upstairs complements the convenient half bath downstairs for guests. Step outside to embrace the ultimate resort-style lifestyle: relax by the community's beautifully maintained, quiet and peaceful pool and jacuzzi, soak up the desert sunshine amid swaying palm trees, or stroll the lush, landscaped grounds. This low-maintenance gem delivers true tranquility just minutes from vibrant downtown Palm Springs, fine dining, shopping, Palm Springs International Airport (PSP), and easy freeway access. With its thoughtful updates, prime location, and iconic mid-century community amenities, this move-in-ready condo is an exceptional opportunity whether as a full-time residence, seasonal retreat, or smart investment in the heart of Palm Springs living.

16. 2026-03-02
    price $315,000 1785-char remark

    Show marketing remark (1785 chars)

    Palm Springs Country Club, a timeless gated community designed by renowned mid-century architect William F. Cody, offers classic Desert Modern charm in desirable North Palm Springs. Discover the perfect balance of comfort, style, and serene convenience in this quiet, private 2-bedroom, 1.5-bath condo tucked away in a secluded corner of the community for exceptional privacy and tranquility. The bright, open-concept main floor features a well-designed kitchen with abundant cabinet storage and a convenient counter bar ideal for effortless meal prep and casual entertaining. Fresh interior paint completed in 2025 refreshes the entire space, while a brand-new Air conditioner and Heating system and water heater (installed May 2025) ensure efficient, year-round comfort and peace of mind. Upstairs, two spacious bedrooms serve as peaceful retreats, boasting ample closet space, large windows that flood the rooms with natural light, and serene views of the surrounding greenery and North mountain vistas. The timeless full bathroom upstairs complements the convenient half bath downstairs for guests. Step outside to embrace the ultimate resort-style lifestyle: relax by the community's beautifully maintained, quiet and peaceful pool and jacuzzi, soak up the desert sunshine amid swaying palm trees, or stroll the lush, landscaped grounds. This low-maintenance gem delivers true tranquility just minutes from vibrant downtown Palm Springs, fine dining, shopping, Palm Springs International Airport (PSP), and easy freeway access. With its thoughtful updates, prime location, and iconic mid-century community amenities, this move-in-ready condo is an exceptional opportunity whether as a full-time residence, seasonal retreat, or smart investment in the heart of Palm Springs living.

17. 2026-01-21
    listed $325,000 Active 1785-char remark

    Show marketing remark (1785 chars)

    Palm Springs Country Club, a timeless gated community designed by renowned mid-century architect William F. Cody, offers classic Desert Modern charm in desirable North Palm Springs. Discover the perfect balance of comfort, style, and serene convenience in this quiet, private 2-bedroom, 1.5-bath condo tucked away in a secluded corner of the community for exceptional privacy and tranquility. The bright, open-concept main floor features a well-designed kitchen with abundant cabinet storage and a convenient counter bar ideal for effortless meal prep and casual entertaining. Fresh interior paint completed in 2025 refreshes the entire space, while a brand-new Air conditioner and Heating system and water heater (installed May 2025) ensure efficient, year-round comfort and peace of mind. Upstairs, two spacious bedrooms serve as peaceful retreats, boasting ample closet space, large windows that flood the rooms with natural light, and serene views of the surrounding greenery and North mountain vistas. The timeless full bathroom upstairs complements the convenient half bath downstairs for guests. Step outside to embrace the ultimate resort-style lifestyle: relax by the community's beautifully maintained, quiet and peaceful pool and jacuzzi, soak up the desert sunshine amid swaying palm trees, or stroll the lush, landscaped grounds. This low-maintenance gem delivers true tranquility just minutes from vibrant downtown Palm Springs, fine dining, shopping, Palm Springs International Airport (PSP), and easy freeway access. With its thoughtful updates, prime location, and iconic mid-century community amenities, this move-in-ready condo is an exceptional opportunity whether as a full-time residence, seasonal retreat, or smart investment in the heart of Palm Springs living.

18. 2025-12-17
    historical
19. 2025-11-01
    price $323,000
20. 2025-10-06
    price $337,000
21. 2025-09-15
    listed $349,000 Active
22. 2025-04-03
    price
23. 2025-03-03
    price
24. 2025-02-03
    listed Active
25. 2002-05-25
    historical
26. 2001-12-17
    listed $119,900
27. 1998-01-30
    soldstatus $70,000
28. 1993-04-28
    soldstatus $87,000

ⓘ 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: $1,467 · $122/mo
• Projected year-2 tax: $2,272 · $189/mo
• Expected delta: +$805/yr (+$67/mo · 54.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,011
• − Mortgage interest: −$16,749
• − Property taxes: −$1,467
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,441
• − Management: −$3,441
• − HOA: −$6,300
• − Depreciation: −$8,698
• Taxable income: $1,420
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $5,560/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 — Palm Springs

• Score: 66/100
• State rank: #348
• US rank: #11850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, CA
• County: Riverside County · 2,287,001 people
• City population: 46,786
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 26,887
• Household income: $71,672
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 1866.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Hispanic / Latino 27% Two or more races 13% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 2%
• Foreign-born: 17% · Canada, China
• Languages at home: 75% English-only · Spanish 19% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -1082.67%
• Current HPI: 434.0524
• Rent YoY: ▲ 0.46%
• 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

+243.7% since first listed

14 events — show timeline

• 2026-04-10 Price Changed $299,000 GPSMLS
• 2026-03-02 Price Changed $315,000 GPSMLS
• 2026-01-21 Listed $325,000 GPSMLS
• 2025-12-17 Listing Removed — GPSMLS
• 2025-11-01 Price Changed $323,000 GPSMLS
• 2025-10-06 Price Changed $337,000 GPSMLS
• 2025-09-15 Listed $349,000 GPSMLS
• 2025-04-03 Price Changed — TheMLS
• 2025-03-03 Price Changed — TheMLS
• 2025-02-03 Listed — TheMLS
• 2002-05-25 Listing Removed — GPSMLS
• 2001-12-17 Listed $119,900 GPSMLS
• 1998-01-30 Sold (Public Records) $70,000 Public Records
• 1993-04-28 Sold (Public Records) $87,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,467 · -2.1% YoY. Source: county tax records.