64550 Pierson Blvd #24 · Desert Hot Springs, CA 92240

$135,000

3 bd · 2.0 ba · 952 sqft · Manufactured · 364 Days on market

Built 2019 Good condition $142/sqft · 35% above area Est $100k · 35% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the beautiful community of Palm View Estates! This newer home features just under 1000 SF and comes complete with SOLAR! Sellers have had no electric bills. Ask listing agent for details. There are 3 bedrooms and 2 baths with laminate flooring throughout for easy cleaning. Appliances include gas range, refrigerator and dishwasher. There is a carport off the kitchen for 2 cars plus there is room on the other side of the home for additional parking. This family park is very quiet and features a beautiful Clubhouse with pool, spa and playground area. . Call today to set up an appointment to view this great home!

Key facts

• Clubhouse
• Solar
• Spa

Tags

• SOLAR
• CARPORT
• CLUBHOUSE
• POOL
• SPA
• PLAYGROUND AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $702 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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; 2 comparable units currently listed for rent nearby; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,150/mo this rent would consume 48% 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 $933 of loan paydown is wiped out by about $4k 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 + 3.7% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 364 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 364 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.59% ✓
• Cap rate: 13.62%
• Cash-on-cash: 26.15%
• DSCR: 2.16
• GRM: 5.2

CMA / ARV

• ARV (median comp): $100,000
• List price: $135,000
• Delta: 35.00%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64625 Pierson Blvd Blvd Unit A10	0.28mi	3/2.0	944 (-1%)	2mo	$109,000	$115	84
64625 Pierson Blvd Unit F4	0.16mi	2/2.0 (-1)	938 (-2%)	8mo	$100,000	$107	78
64550 Pierson Blvd #12	0.06mi	3/2.0	1,060 (+11%)	8mo	$83,000	$78	72
64625 Pierson Blvd Unit E11	0.19mi	2/2.0 (-1)	1,030 (+8%)	7mo	$65,000	$63	66
64625 Pierson Blvd Unit B5	0.28mi	3/2.0	840 (-12%)	2mo	$109,000	$130	66
64625 Pierson Blvd Unit A8	0.16mi	3/2.0	840 (-12%)	9mo	$109,000	$130	65

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: 15.9%
• Equity multiple: 1.64×
• Total profit: $24,318
• Equity at exit: $20,129

10-year hold

• IRR: 25.0%
• Equity multiple: 3.25×
• Total profit: $84,982
• Equity at exit: $11,672

Cash invested: $37,800 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,150 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$111 /mo · $1,327/yr
• Insurance: −$56
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $702

Break-even live

Break-even rent $1,262

Max offer price $135,000

Occupancy floor 62%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13175 Little Morongo Rd Desert Hot Springs, CA	4.0	2.5	1056	$1,995	$1.89	44d	1	0.81mi
66051 3rd St Desert Hot Springs, CA	2.0	1.0	760	$1,675	$2.20	24d	1	1.48mi

Listing history 14 events

1. 2026-06-17
   days on market $135,000 Active 364 DOM
2. 2026-06-16
   days on market $135,000 Active 363 DOM
3. 2026-06-15
   days on market $135,000 Active 362 DOM
4. 2026-06-13
   days on market $135,000 Active 360 DOM
5. 2026-06-13
   days on market $135,000 Active 359 DOM
6. 2026-06-09
   days on market $135,000 Active 356 DOM
7. 2026-06-08
   days on market $135,000 Active 355 DOM
8. 2026-06-07
   days on market $135,000 Active 354 DOM
9. 2026-06-04
   days on market $135,000 Active 351 DOM
10. 2026-06-03
    days on market $135,000 Active 350 DOM
11. 2026-06-02
    days on market $135,000 Active 349 DOM
12. 2026-06-01
    days on market $135,000 Active 348 DOM
13. 2026-05-31
    days on market $135,000 Active 347 DOM
14. 2025-06-18
    listed $135,000 Active 628-char remark

    Show marketing remark (628 chars)

    Welcome to the beautiful community of Palm View Estates! This newer home features just under 1000 SF and comes complete with SOLAR! Sellers have had no electric bills. Ask listing agent for details. There are 3 bedrooms and 2 baths with laminate flooring throughout for easy cleaning. Appliances include gas range, refrigerator and dishwasher. There is a carport off the kitchen for 2 cars plus there is room on the other side of the home for additional parking. This family park is very quiet and features a beautiful Clubhouse with pool, spa and playground area. . Call today to set up an appointment to view this great home!

ⓘ 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: $1,327 · $111/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AO · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $25,802
• − Mortgage interest: −$7,562
• − Property taxes: −$1,327
• − Insurance: −$2,142
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − Depreciation: −$3,927
• Taxable income: $6,715
• Est. tax owed @ 24.0%: −$1,612
• After-tax cash flow: $6,807/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with a good condition score of 80. It has solar panels, laminate flooring, and a functional HVAC system. The home is move-in ready with minor cosmetic improvements needed for optimal resale and rental value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and can attract more buyers or renters.
• Both Painting exterior — Fresh paint can improve the home's appearance and value.
• Both Landscaping and driveway maintenance — Maintaining the landscaping and driveway can improve curb appeal and functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and can attract more buyers or renters. ↑
• Both Painting exterior — Fresh paint can improve the home's appearance and value. ↑
• Both Landscaping and driveway maintenance — Maintaining the landscaping and driveway can improve curb appeal and functionality. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2025-06-18 Listed $135,000 TheMLS

Property tax history

+18.4%/yr

Latest (2025): $1,327 · +66.0% YoY. Source: county tax records.