49305 Highway 74 Spc 33 · Palm Desert, CA 92260

$249,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 119 Days on market

Built 1971 $174/sqft · 15% above area Est $217k · 15% over

---

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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Major Price Reduction!!! Great Interior location in the park on the greenbellt . this 2 bed 2 bath home has been meticulously Maintained and been updated. it has a feeling of nature and goodness throughout and is close to the internationally famous El Paseo for shopping, Restaurants, and entertainment plus some of the most beautiful natural hiking trails in all of California. Monthly Space rent $689.00 includes Clubhouse Pool and Spa Billiard Room and lots of social activities. furnishings and accessories available outside of escrow Buyer must have Park Approval. Please hurry this won't last long

Key facts

• Great hiking trails
• Open floorplan
• New electrical

Tags

• OPEN FLOORPLAN
• NEW ELECTRICAL
• NEW PVC PIPING
• CLOSE TO EL PASEO
• GREAT HIKING TRAILS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $3,555/mo this rent would consume 61% 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 $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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; list at $250k implies a 196% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 9→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.42% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.55%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (median comp): $217,256
• List price: $249,900
• Delta: 15.03%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49305 Highway 74 Spc 33	0.00mi	2/2.0	1,440 (0%)	0mo	$235,000	$163	100
49305 Highway 74 #6	0.00mi	2/2.0	1,440 (0%)	3mo	$248,500	$173	98
49305 Highway 74 #4	0.00mi	2/2.0	1,488 (+3%)	1mo	$229,000	$154	93
49305 Hwy 74 #89	0.10mi	2/2.0	1,440 (0%)	3mo	$131,000	$91	92
49305 Highway 74 #11	0.09mi	2/2.0	1,440 (0%)	6mo	$208,500	$145	91
49305 Highway 74 #86	0.00mi	2/2.0	1,344 (-7%)	3mo	$225,000	$167	86
23 Rustic Rock Ln	0.20mi	2/2.0	1,440 (0%)	6mo	$260,000	$181	86
49305 Highway 74 #173	0.20mi	2/2.0	1,416 (-2%)	8mo	$260,000	$184	82
49305 Highway 74 #158	0.20mi	2/2.0	1,536 (+7%)	3mo	$290,000	$189	77
49305 Highway 74 #111	0.00mi	2/2.0	1,650 (+15%)	4mo	$299,950	$182	72
49305 Highway 74 #101	0.00mi	3/2.0 (+1)	1,640 (+14%)	1mo	$90,000	$55	71
25 Pampas Ln	0.34mi	2/2.0	1,536 (+7%)	2mo	$155,000	$101	71

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: 8.7%
• Equity multiple: 1.34×
• Total profit: $23,506
• Equity at exit: $37,261

10-year hold

• IRR: 16.7%
• Equity multiple: 2.28×
• Total profit: $89,684
• Equity at exit: $21,607

Cash invested: $69,972 (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: 5.9×

Monthly cashflow live

• Estimated rent: $3,555 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$747
• Net cashflow: $1,082

Break-even live

Break-even rent $2,186

Max offer price $249,900

Occupancy floor 65%

Sensitivity live

Price	-10% $1,254	-5% $1,168	+0% $1,082	+5% $995	+10% $909
Rent	-10% $801	-5% $941	+0% $1,082	+5% $1,222	+10% $1,362
Rate	-1.0pp $1,207	-0.5pp $1,145	base $1,082	+0.5pp $1,017	+1.0pp $951

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72304 Blueridge Ct Palm Desert, CA	2.0	2.0	1786	$4,000	$2.24	10d	1	0.21mi
48950 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$5,000	$3.71	0d	1	0.22mi
73280 Avenida Descanso Palm Desert, CA	3.0	2.0	1290	$4,250	$3.29	3d	1	0.24mi
48828 Desert Flower Dr Palm Desert, CA	2.0	1.0	1118	$2,450	$2.19	44d	1	0.26mi
48790 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$2,500	$1.85	0d	1	0.29mi
48790 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$2,500	$1.85	24d	1	0.29mi
48728 Desert Flower Dr Palm Desert, CA	3.0	2.0	1348	$2,400	$1.78	25d	1	0.31mi
48980 Wildwood Ln Palm Desert, CA	2.0	2.0	1184	$2,795	$2.36	44d	1	0.33mi
72417 Rolling Knolls Dr Palm Desert, CA	3.0	2.0	1548	$6,500	$4.20	44d	1	0.35mi
72346 Sommerset Dr Palm Desert, CA	2.0	2.0	1440	$3,950	$2.74	44d	1	0.40mi
48624 Moon Terrace Ln Palm Desert, CA	2.0	2.0	1184	$2,600	$2.20	15d	1	0.42mi
72350 Rim Dr Palm Desert, CA	3.0	3.0	1744	$3,800	$2.18	15d	1	0.50mi
72409 Glenview Cir Palm Desert, CA	3.0	2.0	1786	$2,700	$1.51	18d	1	0.52mi
72499 Desert Flower Dr Palm Desert, CA	3.0	2.0	1786	$3,400	$1.90	44d	1	0.59mi
73103 Ajo Ln Palm Desert, CA	2.0	3.0	1689	$8,250	$4.88	0d	1	0.69mi
48624 Torrito Ct Palm Desert, CA	2.0	2.0	1745	$7,000	$4.01	0d	1	0.77mi
73153 Ajo Ln Palm Desert, CA	2.0	2.0	1585	$4,500	$2.84	3d	1	0.93mi
72818 Skyward Way Palm Desert, CA	3.0	2.0	1810	$4,000	$2.21	44d	1	0.96mi
73407 Foxtail Ln Palm Desert, CA	2.0	2.0	1426	$2,600	$1.82	44d	1	1.11mi
73405 Foxtail Ln Palm Desert, CA	3.0	2.5	1525	$4,000	$2.62	44d	1	1.11mi
73422 Irontree Dr Palm Desert, CA	2.0	2.5	1502	$3,500	$2.33	4d	1	1.11mi
73416 Mariposa Dr Palm Desert, CA	2.0	2.0	1685	$5,000	$2.97	44d	1	1.13mi
73429 Foxtail Ln Palm Desert, CA	2.0	3.0	1525	$3,250	$2.13	44d	1	1.15mi
73441 Foxtail Ln Palm Desert, CA	2.0	2.0	1426	$3,495	$2.45	44d	1	1.16mi
73446 Dalea Ln Palm Desert, CA	2.0	2.0	1202	$6,500	$5.41	18d	1	1.19mi
73335 Oriole Ct Palm Desert, CA	2.0	2.0	1700	$6,500	$3.82	44d	1	1.22mi
73476 Dalea Ln Palm Desert, CA	2.0	2.0	1271	$5,000	$3.93	44d	1	1.24mi
72546 Edgehill Dr #4 Palm Desert, CA	2.0	1.0	924	$2,330	$2.52	25d	1	1.25mi
73503 Foxtail Ln Palm Desert, CA	2.0	3.0	1502	$2,800	$1.86	19d	1	1.27mi
48910 Noline Pl Palm Desert, CA	2.0	2.0	1512	$7,000	$4.63	3d	1	1.30mi
73409 Little Bend Trl Palm Desert, CA	3.0	3.0	1847	$4,000	$2.17	25d	1	1.32mi
48885 Mariposa Dr Palm Desert, CA	2.0	2.0	1164	$6,900	$5.93	3d	1	1.35mi
72629 Edgehill Dr #4 Palm Desert, CA	2.0	1.0	924	$2,500	$2.71	44d	1	1.35mi
73680 Irontree Dr Palm Desert, CA	2.0	2.5	1819	$6,500	$3.57	3d	1	1.36mi
72740 Bursera Way Palm Desert, CA	2.0	1.0	925	$1,695	$1.83	25d	1	1.39mi
72770 Willow St #4 Palm Desert, CA	2.0	1.0	924	$1,700	$1.84	6d	1	1.45mi
72751 Citrus Ct Unit Na Palm Desert, CA	2.0	2.0	1350	$4,000	$2.96	44d	1	1.46mi

Listing history 23 events

1. 2026-05-06
   price $249,900 604-char remark

   Show marketing remark (604 chars)

   Major Price Reduction!!! Great Interior location in the park on the greenbellt . this 2 bed 2 bath home has been meticulously Maintained and been updated. it has a feeling of nature and goodness throughout and is close to the internationally famous El Paseo for shopping, Restaurants, and entertainment plus some of the most beautiful natural hiking trails in all of California. Monthly Space rent $689.00 includes Clubhouse Pool and Spa Billiard Room and lots of social activities. furnishings and accessories available outside of escrow Buyer must have Park Approval. Please hurry this won't last long

2. 2026-03-24
   price $257,800 604-char remark

   Show marketing remark (604 chars)

   Major Price Reduction!!! Great Interior location in the park on the greenbellt . this 2 bed 2 bath home has been meticulously Maintained and been updated. it has a feeling of nature and goodness throughout and is close to the internationally famous El Paseo for shopping, Restaurants, and entertainment plus some of the most beautiful natural hiking trails in all of California. Monthly Space rent $689.00 includes Clubhouse Pool and Spa Billiard Room and lots of social activities. furnishings and accessories available outside of escrow Buyer must have Park Approval. Please hurry this won't last long

3. 2026-03-19
   price $279,500 604-char remark

   Show marketing remark (604 chars)

   Major Price Reduction!!! Great Interior location in the park on the greenbellt . this 2 bed 2 bath home has been meticulously Maintained and been updated. it has a feeling of nature and goodness throughout and is close to the internationally famous El Paseo for shopping, Restaurants, and entertainment plus some of the most beautiful natural hiking trails in all of California. Monthly Space rent $689.00 includes Clubhouse Pool and Spa Billiard Room and lots of social activities. furnishings and accessories available outside of escrow Buyer must have Park Approval. Please hurry this won't last long

4. 2026-03-15
   price $278,500 604-char remark

   Show marketing remark (604 chars)

   Major Price Reduction!!! Great Interior location in the park on the greenbellt . this 2 bed 2 bath home has been meticulously Maintained and been updated. it has a feeling of nature and goodness throughout and is close to the internationally famous El Paseo for shopping, Restaurants, and entertainment plus some of the most beautiful natural hiking trails in all of California. Monthly Space rent $689.00 includes Clubhouse Pool and Spa Billiard Room and lots of social activities. furnishings and accessories available outside of escrow Buyer must have Park Approval. Please hurry this won't last long

5. 2026-02-20
   price $279,500 604-char remark

   Show marketing remark (604 chars)

   Major Price Reduction!!! Great Interior location in the park on the greenbellt . this 2 bed 2 bath home has been meticulously Maintained and been updated. it has a feeling of nature and goodness throughout and is close to the internationally famous El Paseo for shopping, Restaurants, and entertainment plus some of the most beautiful natural hiking trails in all of California. Monthly Space rent $689.00 includes Clubhouse Pool and Spa Billiard Room and lots of social activities. furnishings and accessories available outside of escrow Buyer must have Park Approval. Please hurry this won't last long

6. 2026-01-29
   listed $279,800 Active 604-char remark

   Show marketing remark (604 chars)

   Major Price Reduction!!! Great Interior location in the park on the greenbellt . this 2 bed 2 bath home has been meticulously Maintained and been updated. it has a feeling of nature and goodness throughout and is close to the internationally famous El Paseo for shopping, Restaurants, and entertainment plus some of the most beautiful natural hiking trails in all of California. Monthly Space rent $689.00 includes Clubhouse Pool and Spa Billiard Room and lots of social activities. furnishings and accessories available outside of escrow Buyer must have Park Approval. Please hurry this won't last long

7. 2024-12-25
   historical
8. 2024-10-22
   price $199,990
9. 2024-09-09
   price $209,990
10. 2024-08-24
    listed $214,990 Active
11. 2024-05-09
    listed $214,990 Active
12. 2017-01-30
    soldstatus $84,500 Sold
13. 2017-01-30
    soldstatus $84,500 Closed
14. 2016-12-17
    status Pending
15. 2016-10-12
    historical Contingent
16. 2016-02-25
    listed $88,750 Active
17. 2015-09-30
    historical
18. 2015-07-08
    listed $88,750 Active
19. 2015-07-05
    historical
20. 2014-12-17
    price $88,900
21. 2014-12-17
    listed $88,900,000 Active
22. 2008-02-26
    historical
23. 2006-08-16
    listed $89,000

ⓘ 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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 9 d/yr ≥107°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,662
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,413
• − Management: −$3,413
• − Depreciation: −$7,270
• Taxable income: $9,570
• Est. tax owed @ 24.0%: −$2,297
• After-tax cash flow: $10,682/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

+180.8% since first listed

23 events — show timeline

• 2026-05-06 Price Changed $249,900 GPSMLS
• 2026-03-24 Price Changed $257,800 GPSMLS
• 2026-03-19 Price Changed $279,500 GPSMLS
• 2026-03-15 Price Changed $278,500 GPSMLS
• 2026-02-20 Price Changed $279,500 GPSMLS
• 2026-01-29 Listed $279,800 GPSMLS
• 2024-12-25 Listing Removed — GPSMLS
• 2024-10-22 Price Changed $199,990 GPSMLS
• 2024-09-09 Price Changed $209,990 GPSMLS
• 2024-08-24 Listed $214,990 GPSMLS
• 2024-05-09 Listed $214,990 GPSMLS
• 2017-01-30 Sold (MLS) $84,500 GPSMLS
• 2017-01-30 Sold (MLS) $84,500 GPSMLS
• 2016-12-17 Pending — GPSMLS
• 2016-10-12 Contingent — GPSMLS
• 2016-02-25 Listed $88,750 GPSMLS
• 2015-09-30 Listing Removed — GPSMLS
• 2015-07-08 Listed $88,750 GPSMLS
• 2015-07-05 Listing Removed — GPSMLS
• 2014-12-17 Price Changed $88,900 GPSMLS
• 2014-12-17 Listed $88,900,000 GPSMLS
• 2008-02-26 Listing Removed — GPSMLS
• 2006-08-16 Listed $89,000 GPSMLS

Property tax history

+2.9%/yr

Latest (2025): $378 · +2.2% YoY. Source: county tax records.