630 Cameo Dr · Palm Springs, CA 92264

$219,000

2 bd · 2.0 ba · 1,400 sqft · Manufactured · 7 Days on market

Built 1969 Good condition 2,650 sqft lot Est $288k · 24% under

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Why this score? — see what drove the B- 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
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +7.0/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your perfect Palm Springs retreat in the desirable Parkview Mobile Estates, a vibrant 55+ community in South Palm Springs. This charming 2-bedroom, 2-bath home offers comfortable, low-maintenance living with an open-concept floor plan, abundant natural light, and beautiful mountain views. Enjoy seamless indoor-outdoor living with a private patio--ideal for morning coffee, entertaining friends, or relaxing while taking in the stunning desert sunsets. The spacious living areas create a warm and inviting atmosphere, making this home perfect as a full-time residence or seasonal getaway. Located just minutes from world-class golf, shopping, dining, hiking trails, and vibrant downtown

Key facts

• Clubhouse
• Spa
• Private patio

Tags

• PRIVATE PATIO
• MOUNTAIN VIEWS
• INDOOR OUTDOOR LIVING
• POOL
• SPA
• CLUBHOUSE

Property features AI

Finance

• Other: Mobile home will remain with the sale; Park manager: Sherry Puskar (contact available)
• Financial info: Property is a leased space in a mobile home park; Monthly space rent: $832; Rent includes water, trash collection, and pool; Listing terms: Cash or conventional
• HOA & community: Senior park (Parkview Mobile Estates) with 175 units; Community pool and spa (in-ground, gas heated, fenced); Amenities listed as none for HOA; contact for pet rules; Resident manager on site; manager approval required

Exterior

• Parking: Attached carport; Two carport spaces
• Security: Community security; On-site resident manager
• Utilities: Water hook-up in street; Sewer in street; Pool included in community services
• Home design: Single-story manufactured home; Double-wide mobile home; Fleetwood manufacturer; Manufacture date: April 16, 1968; Entry located on a single level
• Construction: Foam roof; Manufactured home construction
• Exterior features: Enclosed patio; Block wall fence; Shed; Fenced yard; Street lighting; Underground utilities; Walk street; Community-managed grounds; Hills view

Interior

• Kitchen: Gas cooktop; Gas oven; Microwave; Dishwasher; Garbage disposal; Refrigerator; Remodeled kitchen
• Flooring: Tile floors
• Bathrooms: Two full bathrooms, remodeled
• Heating & cooling: Central A/C; Dual cooling; Combination heating; Zoned heat
• Interior features: Furnished or unfurnished option; Window blinds; Remodeled bathrooms and kitchen; Covered enclosed patio; Living room; Breakfast area; Dining area
• Laundry & utility: Laundry located outside; Dryer; Water heater unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $219k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $219k).
• Cap rate 9.3% 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 soft (-0.4%/yr); 492 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 40% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 10→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.88%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $288,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
633 Cameo Dr	0.02mi	2/2.0	1,440 (+3%)	1mo	$270,000	$188	94
527 Jade Ln	0.03mi	2/2.0	1,440 (+3%)	4mo	$360,000	$250	91
218 Stone Ter	0.15mi	2/2.0	1,400 (0%)	4mo	$200,000	$143	90
415 Onyx Dr	0.07mi	1/1.5 (-1)	1,400 (0%)	21mo	$288,000	$206	72
723 Scenic View Rd	0.03mi	2/2.0	1,200 (-14%)	18mo	$224,000	$187	59
315 Kona Ln	0.72mi	2/2.0	1,320 (-6%)	0mo	$215,000	$163	57
3 Bali Dr	0.70mi	2/2.0	1,440 (+3%)	13mo	$420,000	$292	52
15 Tiki Dr	0.65mi	2/2.0	1,440 (+3%)	16mo	$240,000	$167	52
2 Bali Dr	0.65mi	2/2.0	1,440 (+3%)	16mo	$470,000	$326	52
317 Kona Ln	0.72mi	3/2.0 (+1)	1,344 (-4%)	12mo	$325,000	$242	45
406 Kona Ln	0.70mi	2/2.0	1,344 (-4%)	21mo	$280,000	$208	43
322 Lei Dr	0.75mi	3/2.0 (+1)	1,250 (-11%)	21mo	$215,000	$172	25

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-7,721
• Equity at exit: $32,654

10-year hold

• IRR: 2.5%
• Equity multiple: 1.15×
• Total profit: $9,358
• Equity at exit: $18,935

Cash invested: $61,320 (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 92264

• Rents YoY: -0.4%
• Active inventory: 492
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,619 high
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $556

Break-even live

Break-even rent $1,916

Max offer price $219,000

Occupancy floor 74%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1425 Via Soledad Unit 1 Palm Springs, CA	2.0	2.0	1050	$2,500	$2.38	24d	1	0.34mi
1425 Via Soledad Unit 1 Palm Springs, CA	2.0	2.0	1050	$2,500	$2.38	43d	1	0.34mi
500 Paseo Soleado Unit 485 Palm Springs, CA	2.0	2.5	1712	$2,800	$1.64	43d	1	0.57mi
500 Paseo Soleado Unit 497 Palm Springs, CA	3.0	2.5	1812	$3,000	$1.66	43d	1	0.57mi
671 S Riverside Dr Unit 6 Palm Springs, CA	2.0	2.0	900	$1,985	$2.21	24d	1	0.57mi
722 E San Lorenzo Rd Unit 02 Palm Springs, CA	3.0	2.0	1200	$2,425	$2.02	3d	1	0.58mi
722 E San Lorenzo Rd Palm Springs, CA	3.0	1.0–2.0	750	$2,015	$2.69	7d	3	0.58mi
780 E Palm Canyon Dr #202 Palm Springs, CA	2.0	2.0	1305	$2,950	$2.26	24d	1	0.65mi
1428 S Camino Real Palm Springs, CA	2.0	2.0	1054	$2,300	$2.18	43d	1	0.65mi
1900 S Palm Canyon Dr #42 Palm Springs, CA	2.0	2.0	1024	$2,500	$2.44	43d	1	0.66mi
1950 S Palm Canyon Dr Palm Springs, CA	1.0–2.0	1.0–2.0	902	$2,500	$2.77	43d	2	0.67mi
1950 S Palm Canyon Dr Palm Springs, CA	1.0–2.0	1.0–2.0	902	$2,645	$2.93	1d	3	0.67mi
791 E Twin Palms Dr Palm Springs, CA	3.0	2.0	1793	$9,700	$5.41	43d	1	0.74mi
157 Calle Bravo Palm Springs, CA	2.0	3.0	1694	$3,150	$1.86	4d	1	0.75mi
965 E Twin Palms Dr Palm Springs, CA	3.0	2.0	1600	$15,000	$9.38	43d	1	0.82mi
1150 E Palm Canyon Dr #60 Palm Springs, CA	2.0	2.0	1240	$2,595	$2.09	24d	1	0.93mi
251 E La Verne Way Unit F Palm Springs, CA	2.0	2.0	1345	$2,550	$1.90	24d	1	0.96mi
874 Village Square N Palm Springs, CA	2.0	2.0	1680	$3,000	$1.79	18d	1	1.02mi
453 Village Square E Palm Springs, CA	2.0	2.0	1400	$3,000	$2.14	16d	1	1.04mi
1111 E Ramon Rd #87 Palm Springs, CA	3.0	2.0	1313	$4,500	$3.43	17d	1	1.04mi
451 E Via Carisma #72 Palm Springs, CA	2.0	2.0	1170	$2,200	$1.88	24d	1	1.06mi
998 Village Square N Palm Springs, CA	2.0	2.0	1588	$3,000	$1.89	24d	1	1.08mi
250 E San Jose Rd Palm Springs, CA	2.0–3.0	2.0	1187	$2,199	$1.85	43d	2	1.09mi
250 E San Jose Rd #63 Palm Springs, CA	2.0	2.0	1152	$2,400	$2.08	24d	1	1.09mi
449 E Arenas Rd Palm Springs, CA	2.0	1.0–2.0	715	$2,395	$3.35	7d	1	1.10mi
1486 E Palm Tree Dr Palm Springs, CA	2.0	2.0	1300	$3,000	$2.31	43d	1	1.11mi
2220 S Calle Palo Fierro #23 Palm Springs, CA	2.0	2.0	1200	$2,995	$2.50	10d	1	1.11mi
1111 E Ramon Rd Palm Springs, CA	2.0–3.0	2.0	1191	$2,000	$1.68	24d	2	1.13mi
1111 E Ramon Rd Palm Springs, CA	2.0–3.0	2.0	1191	$2,800	$2.35	16d	2	1.13mi
900 E Saturnino Rd Palm Springs, CA	1.0–3.0	1.0–2.0	1020	$2,222	$2.18	1d	6	1.13mi
1041 S La Verne Way Palm Springs, CA	2.0	2.0	1325	$2,800	$2.11	24d	1	1.17mi
1050 E Ramon Rd Palm Springs, CA	2.0	2.0	1253	$3,815	$3.04	43d	2	1.17mi
111 N Palm Canyon Dr Unit 201 Palm Springs, CA	2.0	2.0	1463	$4,374	$2.99	43d	1	1.23mi
877 E Arenas Rd Palm Springs, CA	2.0	2.0	1176	$3,500	$2.98	43d	1	1.23mi
280 S Avenida Caballeros #209 Palm Springs, CA	2.0	1.5	1128	$2,450	$2.17	14d	1	1.28mi
1710 E Sonora Rd Palm Springs, CA	2.0	2.0	1391	$2,800	$2.01	24d	1	1.28mi
1745 Capri Cir Palm Springs, CA	2.0	2.0	1200	$2,495	$2.08	24d	1	1.38mi
255 E Avenida Granada #525 Palm Springs, CA	2.0	2.0	1198	$2,195	$1.83	18d	1	1.47mi
255 E Avenida Granada #324 Palm Springs, CA	2.0	2.0	1198	$2,100	$1.75	7d	1	1.47mi

Listing history 12 events

1. 2026-06-18
   days on market $219,000 Active 7 DOM
2. 2026-06-17
   days on market $219,000 Active 6 DOM
3. 2026-06-16
   days on market $219,000 Active 5 DOM
4. 2026-06-15
   days on market $219,000 Active 4 DOM
5. 2026-06-13
   days on market $219,000 Active 2 DOM
6. 2026-06-13
   days on marketlisting id $219,000 Active 1 DOM
7. 2026-06-04
   days on market $219,000 Active 13 DOM
8. 2026-06-03
   days on market $219,000 Active 12 DOM
9. 2026-06-02
   days on market $219,000 Active 11 DOM
10. 2026-06-01
    days on market $219,000 Active 10 DOM
11. 2026-05-31
    days on market $219,000 Active 9 DOM
12. 2026-05-22
    listed $219,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 10 d/yr ≥110°F today · 28 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,433
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,515
• − Management: −$2,515
• − Depreciation: −$6,371
• Taxable income: $3,385
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $5,858/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 · 30 photos

Good 80/100 Cosmetic rehab

This well-maintained, modernized manufactured home in a desirable community offers a comfortable and stylish living space with potential for further improvements to enhance its resale and rental value.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves aesthetics and is durable
• Both Install smart home devices — Enhances comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and is durable ↑
• Both Install smart home devices — Enhances comfort and energy efficiency ↑

ⓘ 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 — 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): 19,899
• Household income: $77,688
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1215.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 12% Asian 6% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 13% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -489.04%
• Current HPI: 357.0969
• Rent YoY: ▼ -0.43%
• 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

• 2026-05-22 Listed $219,000 TheMLS