14777 Palm Dr #174 · Desert Hot Springs, CA 92240

$179,999

2 bd · 2.0 ba · 1,380 sqft · Manufactured · 162 Days on market

Built 1975 Good condition 3,999 sqft lot $130/sqft · 15% below area Est $212k · 15% under $215/mo HOA · 9% of rent

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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 +24.4/30.0
• ARV discount +14.3/15.0
• DSCR +7.9/10.0
• 1% rule +7.8/10.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of the lowest HOA fees in the Palm Springs area & YOU OWN THE LAND. Remodeled Desert Sanctuary with Private Oasis. Discover serenity at Sky's Haven! Nestled in the heart of Desert Hot Springs, this beautifully remodeled and repainted inside and out manufactured home offers the perfect blend of modern comfort and desert tranquility. Boasting over 1,300 sq. ft. of living space, this spacious 2-bedroom, 2-bathroom residence is truly move-in ready. The heart of the home is the fully updated kitchen, featuring sleek new countertops, contemporary cabinetry, and modern appliances. The interior feels bright and fresh with new paint, upgraded light fixtures throughout, newer windows and a sliding glass door leading to a beautiful sunroom. Practical updates include a modernized electrical panel with new outlets throughout. Step outside to find your personal retreat. A 6-ft privacy fence surrounds the side and backyards, creating a secluded atmosphere. The beautifully landscaped yard is highlighted by a majestic, 50+ year-old Saguaro Cactus and a cozy fire pit, perfect for evening relaxation. For added accessibility and convenience, the home features a side door ramp and an attached 2-space carport. Located within a secure, gated 55+ community, residents enjoy resort-style amenities including three sparkling pools, two refreshing spas, and a vibrant clubhouse. Experience comfort, beauty and community in this special home!

Key facts

• 3,999 sq ft lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.9% 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); 519 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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 $2,310/mo this rent would consume 51% 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 $1k of loan paydown is wiped out by about $5k 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 162 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1975 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 1.28% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.72%
• DSCR: 1.39
• GRM: 6.5

CMA / ARV

• ARV (median comp): $212,231
• List price: $179,999
• Delta: -15.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14777 Palm Dr #186	0.04mi	3/2.0 (+1)	1,440 (+4%)	2mo	$245,000	$170	84
14777 Palm Dr #15	0.05mi	2/2.0	1,260 (-9%)	3mo	$180,000	$143	81
15300 Palm Dr #35	0.49mi	2/2.0	1,430 (+4%)	5mo	$105,000	$73	67
15300 Palm Dr #255	0.48mi	3/2.0 (+1)	1,345 (-2%)	2mo	$203,500	$151	67
15300 Palm Dr #161	0.58mi	2/2.0	1,333 (-3%)	1mo	$233,000	$175	66
15300 Palm Dr #209	0.56mi	2/2.0	1,335 (-3%)	3mo	$161,000	$121	66
15300 Palm Dr #119	0.49mi	3/2.0 (+1)	1,344 (-3%)	4mo	$220,000	$164	65
15300 Palm Dr #138	0.55mi	2/2.0	1,323 (-4%)	3mo	$237,000	$179	64
15300 Palm Dr #242	0.35mi	2/2.0	1,552 (+12%)	3mo	$212,750	$137	60
15300 Palm Dr #30	0.41mi	3/2.0 (+1)	1,248 (-10%)	3mo	$200,000	$160	58
15300 Palm Dr #22	0.55mi	2/2.0	1,272 (-8%)	5mo	$219,000	$172	57
15300 Palm Dr #42	0.42mi	2/2.0	1,178 (-15%)	2mo	$230,000	$195	54

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-4,126
• Equity at exit: $26,838

10-year hold

• IRR: 8.4%
• Equity multiple: 1.67×
• Total profit: $33,550
• Equity at exit: $15,563

Cash invested: $50,400 (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: 519
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,310 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$215
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $366

Break-even live

Break-even rent $1,847

Max offer price $179,999

Occupancy floor 79%

Sensitivity live

Price	-10% $491	-5% $429	+0% $366	+5% $304	+10% $242
Rent	-10% $184	-5% $275	+0% $366	+5% $458	+10% $549
Rate	-1.0pp $457	-0.5pp $412	base $366	+0.5pp $320	+1.0pp $272

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13987 El Cajon Dr Desert Hot Springs, CA	3.0	2.0	1215	$2,600	$2.14	9d	1	0.28mi
13950 West Dr Unit B Desert Hot Springs, CA	2.0	2.0	1008	$1,600	$1.59	2d	1	0.40mi
15300 Palm Dr Desert Hot Springs, CA	3.0	2.0	1458	$2,800	$1.92	45d	1	0.57mi
13715 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1318	$2,450	$1.86	0d	1	0.64mi
13322 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1215	$2,750	$2.26	45d	1	0.76mi
66444 Desert View Ave Unit B Desert Hot Springs, CA	3.0	2.0	1294	$2,275	$1.76	45d	1	1.05mi
66824 Estrella Ave Desert Hot Springs, CA	3.0	1.0	1700	$2,300	$1.35	25d	1	1.11mi
66369 Buena Vista Ave Apt A Desert Hot Springs, CA	3.0	2.0	931	$1,499	$1.61	45d	1	1.13mi
15490 Avenue Rambla Unit NA Desert Hot Springs, CA	3.0	2.0	1088	$2,600	$2.39	25d	1	1.24mi
15490 Avenida Rambla Desert Hot Springs, CA	3.0	2.0	1088	$2,600	$2.39	45d	1	1.24mi
65565 Acoma Ave #49 Desert Hot Springs, CA	3.0	2.0	1396	$2,300	$1.65	45d	1	1.25mi
12300 Ambrosio Dr Desert Hot Springs, CA	3.0	2.0	1260	$2,400	$1.90	45d	1	1.37mi
16087 Bubbling Wells Rd Desert Hot Springs, CA	3.0	2.0	1850	$5,000	$2.70	45d	1	1.39mi
66800 Pierson Blvd Desert Hot Springs, CA	2.0	2.0	900	$1,500	$1.67	45d	1	1.40mi
66755 1st St Desert Hot Springs, CA	3.0	2.0	1700	$2,200	$1.29	45d	1	1.40mi
66688 First St Unit 3 Desert Hot Springs, CA	3.0	2.5	1500	$2,499	$1.67	45d	1	1.41mi
66212 2nd St Desert Hot Springs, CA	2.0	1.0	960	$2,000	$2.08	45d	1	1.42mi
65568 Acoma Ave Desert Hot Springs, CA	2.0	2.5	1320	$2,095	$1.59	16d	1	1.44mi
12385 Sumac Dr Desert Hot Springs, CA	3.0	2.0	1804	$2,450	$1.36	25d	1	1.47mi

HOA detail

• Monthly dues: $215 · $2,580/yr
• Likely covers: electricpoolsecurity

Listing history 23 events

1. 2026-06-21
   days on market $179,999 Active 162 DOM
2. 2026-06-18
   days on market $179,999 Active 159 DOM
3. 2026-06-17
   days on market $179,999 Active 158 DOM
4. 2026-06-16
   days on market $179,999 Active 157 DOM
5. 2026-06-15
   days on market $179,999 Active 156 DOM
6. 2026-06-13
   days on market $179,999 Active 154 DOM
7. 2026-06-13
   days on market $179,999 Active 153 DOM
8. 2026-06-09
   days on market $179,999 Active 150 DOM
9. 2026-06-08
   days on market $179,999 Active 149 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    pricedays on market $179,999 Active 148 DOM
12. 2026-06-04
    days on market $189,500 Active 145 DOM
13. 2026-06-03
    days on market $189,500 Active 144 DOM
14. 2026-06-02
    days on market $189,500 Active 143 DOM
15. 2026-06-01
    days on market $189,500 Active 142 DOM
16. 2026-05-31
    days on market $189,500 Active 141 DOM
17. 2026-01-10
    listed $189,500 Active 1444-char remark

    Show marketing remark (1444 chars)

    One of the lowest HOA fees in the Palm Springs area & YOU OWN THE LAND. Remodeled Desert Sanctuary with Private Oasis. Discover serenity at Sky's Haven! Nestled in the heart of Desert Hot Springs, this beautifully remodeled and repainted inside and out manufactured home offers the perfect blend of modern comfort and desert tranquility. Boasting over 1,300 sq. ft. of living space, this spacious 2-bedroom, 2-bathroom residence is truly move-in ready. The heart of the home is the fully updated kitchen, featuring sleek new countertops, contemporary cabinetry, and modern appliances. The interior feels bright and fresh with new paint, upgraded light fixtures throughout, newer windows and a sliding glass door leading to a beautiful sunroom. Practical updates include a modernized electrical panel with new outlets throughout. Step outside to find your personal retreat. A 6-ft privacy fence surrounds the side and backyards, creating a secluded atmosphere. The beautifully landscaped yard is highlighted by a majestic, 50+ year-old Saguaro Cactus and a cozy fire pit, perfect for evening relaxation. For added accessibility and convenience, the home features a side door ramp and an attached 2-space carport. Located within a secure, gated 55+ community, residents enjoy resort-style amenities including three sparkling pools, two refreshing spas, and a vibrant clubhouse. Experience comfort, beauty and community in this special home!

18. 2026-01-08
    historical $189,500 1444-char remark

    Show marketing remark (1444 chars)

    One of the lowest HOA fees in the Palm Springs area & YOU OWN THE LAND. Remodeled Desert Sanctuary with Private Oasis. Discover serenity at Sky's Haven! Nestled in the heart of Desert Hot Springs, this beautifully remodeled and repainted inside and out manufactured home offers the perfect blend of modern comfort and desert tranquility. Boasting over 1,300 sq. ft. of living space, this spacious 2-bedroom, 2-bathroom residence is truly move-in ready. The heart of the home is the fully updated kitchen, featuring sleek new countertops, contemporary cabinetry, and modern appliances. The interior feels bright and fresh with new paint, upgraded light fixtures throughout, newer windows and a sliding glass door leading to a beautiful sunroom. Practical updates include a modernized electrical panel with new outlets throughout. Step outside to find your personal retreat. A 6-ft privacy fence surrounds the side and backyards, creating a secluded atmosphere. The beautifully landscaped yard is highlighted by a majestic, 50+ year-old Saguaro Cactus and a cozy fire pit, perfect for evening relaxation. For added accessibility and convenience, the home features a side door ramp and an attached 2-space carport. Located within a secure, gated 55+ community, residents enjoy resort-style amenities including three sparkling pools, two refreshing spas, and a vibrant clubhouse. Experience comfort, beauty and community in this special home!

19. 2025-04-22
    historical
20. 2024-11-01
    listed $205,000 Active
21. 2010-07-20
    historical
22. 2009-08-11
    price $67,500
23. 2009-08-11
    listed $800 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 8/10 Severe 7 d/yr ≥109°F today · 18 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: $27,725
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,218
• − Management: −$2,218
• − HOA: −$2,580
• − Depreciation: −$5,236
• Taxable income: $1,790
• Est. tax owed @ 24.0%: −$430
• After-tax cash flow: $3,966/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready manufactured home in Desert Hot Springs offers a blend of modern comfort and desert tranquility, with updated kitchen and bathrooms, fresh paint, and a well-maintained exterior.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting atmosphere
• Both Upgrading window treatments — Improves energy efficiency and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting atmosphere ↑
• Both Upgrading window treatments — Improves energy efficiency and enhances curb appeal ↑

ⓘ 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

+180.7% since first listed

7 events — show timeline

• 2026-01-10 Listed $189,500 GPSMLS
• 2026-01-08 Coming Soon $189,500 GPSMLS
• 2025-04-22 Listing Removed — GPSMLS
• 2024-11-01 Listed $205,000 GPSMLS
• 2010-07-20 Listing Removed — GPSMLS
• 2009-08-11 Price Changed $67,500 GPSMLS
• 2009-08-11 Listed $800 GPSMLS