130 Don Miguel Cir · Palm Desert, CA 92260

$379,900

2 bd · 2.0 ba · 1,347 sqft · Condo public records · 36 Days on market

Built 1979 $942/mo HOA · 20% of rent

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Why this score? — see what drove the D+ 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 +15.7/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover exceptional value and resort style living in this beautifully maintained 2 bedroom, 2 bath 200 Plan residence. Perfectly positioned on the 2nd hole of the West Course at the prestigious Monterey Country Club in Palm Desert. Offering 1,347 sq. ft. of inviting living space, this fully furnished home captures the essence of desert luxury and relaxation. Step inside to a spacious great room featuring vaulted ceilings, a cozy fireplace, and a wet bar ideal for entertaining or unwinding after a day on the course. The open layout seamlessly atrium fills the home with natural light, while the newer A/C system ensures comfort year round. This property is offered fully furnished, making it

Key facts

• $942 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Short-term rentals allowed; Refrigerator, washer and dryer included; Property sold as-is; CC&R disclosures apply; Personal belongings excluded from sale
• HOA & community: HOA fees billed monthly; Total monthly association fees $942.00; Association covers building and grounds maintenance and clubhouse; Community amenities include golf course, tennis and sport courts, pickleball, bocce ball court, racquetball, paddle tennis, fitness center, clubhouse, meeting and banquet facilities, recreation room, guest parking, lake/pond, fire pit; management and maintenance provided; pet rules apply

Exterior

• Parking: Attached 2-car garage; Attached carport; Driveway; Garage door opener; Total of 2 parking spaces
• Security: Gated community with automatic gate; 24-hour security
• Utilities: Sewer: in street, paid; PUD: Yes
• Home design: Condominium; Attached property; Single-story (ground level); Front door faces west; leisure area faces east
• Construction: Assessor records used for year built; Ground-level construction
• Exterior features: Community sprinklers; Drip irrigation system; Has view of golf course and mountains; In-ground community pool; In-ground community spa/hot tub (fenced); Community exercise pool area

Interior

• Kitchen: Quartz countertops; Gas range and gas oven; Microwave; Refrigerator; Dishwasher; Disposal; Water purifier and water filter
• Bedrooms: Main floor bedroom
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Shower and tub
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Ground-level entry with no steps; Sliding doors; Fully furnished; Shutters on windows; Gas fireplace in the living room
• Laundry & utility: Washer and dryer included; Laundry located in closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $380k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $380k).
• Recommended offer: $369k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 $4,776/mo this rent would consume 82% 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 $3k of loan paydown is wiped out by about $11k 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 36 days — a 3% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $368,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.26% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.87%
• DSCR: 1.08
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-56,976
• Equity at exit: $56,644

10-year hold

• IRR: -9.9%
• Equity multiple: 0.44×
• Total profit: $-59,766
• Equity at exit: $32,847

Cash invested: $106,372 (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: 6.6×

Monthly cashflow live

• Estimated rent: $4,776 high
• Mortgage (P&I): −$1,992
• Tax from tax record: −$515 /mo · $6,184/yr
• Insurance: −$158
• HOA: −$942
• Vacancy / Maint / Mgmt: −$1,003
• Net cashflow: $166

Break-even live

Break-even rent $4,567

Max offer price $379,900

Occupancy floor 92%

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Don Quixote Dr Rancho Mirage, CA	2.0	2.0	1270	$4,000	$3.15	24d	1	0.05mi
223 Serena Dr Palm Desert, CA	3.0	2.0	1584	$4,800	$3.03	44d	1	0.09mi
223 Serena Dr Palm Desert, CA	3.0	2.0	1584	$4,800	$3.03	18d	1	0.09mi
221 Serena Dr Palm Desert, CA	2.0	2.0	1347	$5,500	$4.08	44d	1	0.09mi
68 El Toro Dr Rancho Mirage, CA	2.0	2.0	1381	$4,000	$2.90	24d	1	0.11mi
242 Serena Dr Palm Desert, CA	2.0	2.0	1347	$5,300	$3.93	44d	1	0.12mi
207 Serena Dr Palm Desert, CA	2.0	2.0	1584	$5,900	$3.72	44d	1	0.12mi
203 Serena Dr Palm Desert, CA	2.0	2.0	1303	$3,000	$2.30	3d	1	0.13mi
235 Santa Barbara Cir Palm Desert, CA	3.0	3.0	1800	$7,500	$4.17	44d	1	0.19mi
261 Santa Barbara Cir Palm Desert, CA	2.0	2.0	1656	$5,800	$3.50	44d	1	0.20mi
291 Serena Dr Palm Desert, CA	2.0	1.5	1303	$5,300	$4.07	44d	1	0.21mi
36 El Toro Dr Rancho Mirage, CA	2.0	2.0	1270	$4,000	$3.15	24d	1	0.21mi
293 Serena Dr Palm Desert, CA	2.0	2.0	1670	$5,500	$3.29	44d	1	0.22mi
240 Santa Barbara Cir Palm Desert, CA	2.0	2.0	1457	$6,000	$4.12	24d	1	0.22mi
246 Santa Barbara Cir Palm Desert, CA	2.0	2.0	1656	$9,000	$5.43	44d	1	0.22mi
254 Santa Barbara Cir Palm Desert, CA	2.0	2.0	1656	$8,000	$4.83	44d	1	0.22mi
278 San Vicente Cir Palm Desert, CA	2.0	2.0	1656	$5,200	$3.14	44d	1	0.27mi
134 Las Lomas Palm Desert, CA	2.0	2.0	1584	$7,500	$4.73	44d	1	0.27mi
294 San Vicente Cir Palm Desert, CA	2.0	2.0	1584	$5,300	$3.35	44d	1	0.30mi
144 Las Lomas Palm Desert, CA	2.0	2.0	1584	$6,000	$3.79	24d	1	0.30mi
214 La Paz Way Palm Desert, CA	2.0	1.5	1670	$6,700	$4.01	44d	1	0.31mi
320 Paseo Primavera Palm Desert, CA	2.0	2.0	1303	$3,000	$2.30	44d	1	0.32mi
281 Tolosa Cir Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	0.34mi
110 Giralda Cir Palm Desert, CA	2.0	2.0	1584	$7,000	$4.42	44d	1	0.34mi
114 Giralda Cir Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	0.35mi
280 Tolosa Cir Palm Desert, CA	2.0	2.0	1347	$6,000	$4.45	24d	1	0.36mi
280 Tolosa Cir Palm Desert, CA	2.0	2.0	1347	$6,000	$4.45	44d	1	0.36mi
16 Tortosa Dr Rancho Mirage, CA	3.0	2.0	1720	$7,495	$4.36	44d	1	0.37mi
45 Cueta Dr Rancho Mirage, CA	2.0	2.0	1270	$3,000	$2.36	44d	1	0.37mi
177 Las Lomas Palm Desert, CA	2.0	2.0	1800	$7,500	$4.17	44d	1	0.38mi
347 Gran Via Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	0.39mi
345 Gran Via Palm Desert, CA	2.0	2.0	1584	$5,500	$3.47	44d	1	0.39mi
264 Avenida del Sol Palm Desert, CA	2.0	2.0	1800	$6,000	$3.33	44d	1	0.40mi
138 Gran Via Palm Desert, CA	2.0	2.0	1457	$5,500	$3.77	44d	1	0.42mi
314 Gran Via Ct Palm Desert, CA	2.0	1.5	1303	$4,700	$3.61	44d	1	0.42mi
389 Gran Via Palm Desert, CA	3.0	2.0	1670	$3,750	$2.25	24d	1	0.42mi
205 Las Lomas Palm Desert, CA	2.0	2.0	1457	$6,000	$4.12	44d	1	0.42mi
217 Las Lomas Palm Desert, CA	2.0	2.0	1656	$6,300	$3.80	44d	1	0.45mi
101 Juan Cir Palm Desert, CA	2.0	2.0	1600	$6,500	$4.06	44d	1	0.46mi
186 Madrid Ave Palm Desert, CA	2.0	2.0	1800	$7,100	$3.94	44d	1	0.47mi

HOA detail condo

• Monthly dues: $942 · $11,304/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-13
   statusdays on market $379,900 Pending 36 DOM
2. 2026-06-09
   days on market $379,900 Active Under Contract 33 DOM
3. 2026-06-08
   days on market $379,900 Active Under Contract 32 DOM
4. 2026-06-07
   days on market $379,900 Active Under Contract 31 DOM
5. 2026-06-04
   days on market $379,900 Active Under Contract 28 DOM
6. 2026-06-03
   days on market $379,900 Active Under Contract 27 DOM
7. 2026-06-02
   days on market $379,900 Active Under Contract 26 DOM
8. 2026-06-01
   days on market $379,900 Active Under Contract 25 DOM
9. 2026-05-31
   days on market $379,900 Active Under Contract 24 DOM
10. 2026-05-07
    historical
11. 2026-05-07
    listed $379,900 Active 1718-char remark
12. 2026-03-30
    status Active
13. 2026-03-23
    status Pending
14. 2026-03-20
    price $399,900
15. 2026-02-20
    price $415,000
16. 2025-11-12
    listed $425,000 Active
17. 2025-09-22
    historical
18. 2025-09-02
    listed $419,000 Active
19. 2025-09-01
    historical
20. 2025-08-26
    price $419,000
21. 2025-05-19
    price $425,000
22. 2025-03-11
    price $455,000
23. 2025-02-20
    listed $461,000 Active
24. 2024-06-18
    historical $5,300
25. 2024-05-31
    listed $5,300
26. 2024-04-16
    historical
27. 2024-02-29
    listed $499,000 Active
28. 2023-05-22
    soldstatus $448,000 Closed
29. 2023-05-22
    soldstatus $448,000
30. 2023-05-12
    status Pending
31. 2023-04-05
    listed $459,000 Active
32. 2015-09-08
    soldstatus $205,000 Sold
33. 2015-09-08
    soldstatus $205,000
34. 2015-08-21
    historical Contingent
35. 2015-07-30
    price $209,000
36. 2015-04-24
    listed $219,500 Active
37. 2014-07-22
    historical
38. 2014-04-23
    listed $219,000 Active
39. 2014-04-17
    historical
40. 2014-02-16
    listed $219,900 Active
41. 2014-02-16
    historical
42. 2013-12-14
    status Active
43. 2013-11-30
    historical Hold
44. 2013-11-13
    price $219,900
45. 2013-09-17
    status Active
46. 2013-08-04
    historical Hold
47. 2013-05-16
    listed $229,000 Active
48. 2012-07-06
    historical
49. 2012-05-01
    status Active
50. 2012-04-18
    historical Hold

ⓘ 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: $6,184 · $515/mo
• Projected year-2 tax: $6,184 · $515/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 X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 20 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: $57,317
• − Mortgage interest: −$21,280
• − Property taxes: −$6,184
• − Insurance: −$1,900
• − Repairs & maintenance: −$4,585
• − Management: −$4,585
• − HOA: −$11,304
• − Depreciation: −$11,052
• Taxable loss: −$3,573
• Est. tax savings @ 24.0%: +$857
• After-tax cash flow: $2,844/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

+123.5% since first listed

55 events — show timeline

• 2026-06-15 Sold (MLS) $379,900 GPSMLS
• 2026-06-12 Pending — GPSMLS
• 2026-05-22 Contingent — GPSMLS
• 2026-05-07 Listing Removed — GPSMLS
• 2026-05-07 Listed $379,900 GPSMLS
• 2026-03-30 Relisted — GPSMLS
• 2026-03-23 Pending — GPSMLS
• 2026-03-20 Price Changed $399,900 GPSMLS
• 2026-02-20 Price Changed $415,000 GPSMLS
• 2025-11-12 Listed $425,000 GPSMLS
• 2025-09-22 Listing Removed — GPSMLS
• 2025-09-02 Listed $419,000 GPSMLS
• 2025-09-01 Listing Removed — GPSMLS
• 2025-08-26 Price Changed $419,000 GPSMLS
• 2025-05-19 Price Changed $425,000 GPSMLS
• 2025-03-11 Price Changed $455,000 GPSMLS
• 2025-02-20 Listed $461,000 GPSMLS
• 2024-06-18 Rental Removed $5,300 CRMLS
• 2024-05-31 Listed for Rent $5,300 CRMLS
• 2024-04-16 Listing Removed — GPSMLS
• 2024-02-29 Listed $499,000 GPSMLS
• 2023-05-22 Sold (Public Records) $448,000 Public Records
• 2023-05-22 Sold (MLS) $448,000 GPSMLS
• 2023-05-12 Pending — GPSMLS
• 2023-04-05 Listed $459,000 GPSMLS
• 2015-09-08 Sold (Public Records) $205,000 Public Records
• 2015-09-08 Sold (MLS) $205,000 GPSMLS
• 2015-08-21 Contingent — GPSMLS
• 2015-07-30 Price Changed $209,000 GPSMLS
• 2015-04-24 Listed $219,500 GPSMLS
• 2014-07-22 Listing Removed — GPSMLS
• 2014-04-23 Listed $219,000 GPSMLS
• 2014-04-17 Listing Removed — GPSMLS
• 2014-02-16 Listed $219,900 GPSMLS
• 2014-02-16 Listing Removed — GPSMLS
• 2013-12-14 Relisted — GPSMLS
• 2013-11-30 Delisted — GPSMLS
• 2013-11-13 Price Changed $219,900 GPSMLS
• 2013-09-17 Relisted — GPSMLS
• 2013-08-04 Delisted — GPSMLS
• 2013-05-16 Listed $229,000 GPSMLS
• 2012-07-06 Listing Removed — GPSMLS
• 2012-05-01 Relisted — GPSMLS
• 2012-04-18 Delisted — GPSMLS
• 2012-01-06 Listed $210,000 GPSMLS
• 2011-10-03 Listing Removed — GPSMLS
• 2011-06-25 Price Changed $194,500 GPSMLS
• 2011-01-08 Listed $199,000 GPSMLS
• 2003-01-10 Sold (Public Records) $205,000 Public Records
• 2002-12-26 Listing Removed — GPSMLS
• 2002-10-04 Listed $224,500 GPSMLS
• 1998-07-02 Sold (Public Records) $121,000 Public Records
• 1995-02-07 Sold (Public Records) $147,000 Public Records
• 1993-08-20 Sold (Public Records) $145,000 Public Records
• 1991-08-30 Sold (Public Records) $170,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $6,184 · +2.4% YoY. Source: county tax records.