1166 Pasatiempo Rd · Palm Springs, CA 92262

$785,000

3 bd · 2.0 ba · 1,827 sqft · SingleFamily public records · 39 Days on market

Built 1956 10,454 sqft lot $430/sqft · 39% below area Est $1297k · 39% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• DSCR +3.4/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Create the Palm Springs retreat you've always imagined in Movie Colony East - a neighborhood celebrated for its Hollywood history, iconic architecture, and walkable charm. Built in 1956, this classic mid-century fixer presents a rare opportunity to restore and reimagine a true desert retreat in one of the city's most sought-after locations. Set on a generous 10,454 sq. ft. lot with stunning south and west-facing mountain views, this 3-bedroom, 2-bath home spans approximately 1,827 sq. ft. and offers original character, clean mid-century lines, a classic brick fireplace, and an open layout ready for renovation and customization. A wall of windows could potentially be redesigned into expansiv

Key facts

• Mid-century fixer
• Open layout
• Desert retreat

Tags

• MID-CENTURY FIXER
• DESERT RETREAT
• CLASSIC BRICK FIREPLACE
• OPEN LAYOUT
• INDOOR-OUTDOOR LIVING
• BREATHTAKING MOUNTAIN VIEWS

Property features AI

Finance

• Other: Fee land lease type

Exterior

• Parking: Carport attached; Two covered parking spaces (total 2 parking spaces)
• Utilities: Sewer is connected and paid
• Home design: Detached single-family home; One level; Faces south; Fixer condition
• Construction: Stucco exterior; Foam roof; No other structures listed
• Exterior features: Front yard; Block wall fence; Mountain view

Interior

• Kitchen: Tile countertops
• Flooring: Tile floors
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central heating; Air conditioning; Ceiling fan; Gas water heater
• Interior features: Fireplace in the living room; Dining area; Living room
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $785k.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $741k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $554k (29.4% below list).
• Recommended offer: $554k (29.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: crime F, cost of living F, health & safety 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.
• Zoned schools: Katherine Finchy Elementary (547 students, 92% FRL); Raymond Cree Middle (708 students, 98% FRL); Palm Springs High (math 30% / reading 51%, grade F, #508 of 1,170 statewide, top 44%, 1,584 students, 97% FRL) — zoned schools average 96% FRL vs 73% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 660 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $5,541/mo this rent would consume 93% of the median local household income ($72k/yr) (locally 1866% 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 $5k of loan paydown is wiped out by about $24k 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 39 days — a 3% lower offer ($761k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $650k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $554,130 (29.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.71% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 11.8

CMA / ARV

• ARV (median comp): $1,296,992
• List price: $785,000
• Delta: -39.48%
• 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
1650 E San Jacinto Way	0.31mi	3/3.0	1,826 (-0%)	1mo	$1,325,000	$726	81
1111 E Tachevah Dr	0.12mi	4/2.0 (+1)	1,919 (+5%)	2mo	$1,000,000	$521	79
980 N Buttonwillow Cir	0.41mi	4/2.0 (+1)	1,876 (+3%)	0mo	$1,144,772	$610	71
1387 E Verbena Dr	0.33mi	3/3.0	1,742 (-5%)	2mo	$1,050,000	$603	71
1371 E Del Paso	0.56mi	3/2.0	1,792 (-2%)	3mo	$930,000	$519	69
1065 E San Jacinto Way	0.23mi	2/2.0 (-1)	1,664 (-9%)	3mo	$875,000	$526	67
1838 N Nogales Way	0.52mi	3/2.0	1,746 (-4%)	2mo	$600,000	$344	66
1043 E Via Escuela	0.68mi	3/2.0	1,830 (+0%)	4mo	$675,000	$369	65
1041 E El Conquistador	0.63mi	4/3.0 (+1)	2,000 (+10%)	2mo	$970,000	$485	44
1062 Hunter Dr	0.68mi	3/3.0	2,052 (+12%)	1mo	$1,410,000	$687	43
1056 Dane Dr	0.65mi	3/3.0	2,081 (+14%)	1mo	$1,300,000	$625	42
1591 Olga Way	0.74mi	4/2.0 (+1)	1,597 (-13%)	2mo	$780,000	$488	38

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 · 0.46% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.28×
• Total profit: $-157,393
• Equity at exit: $117,046

10-year hold

• IRR: -20.5%
• Equity multiple: 0.03×
• Total profit: $-213,134
• Equity at exit: $67,872

Cash invested: $219,800 (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 92262

• Rents YoY: 0.5%
• Active inventory: 660
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $5,541 high
• Mortgage (P&I): −$4,117
• Tax from tax record: −$185 /mo · $2,216/yr
• Insurance: −$327
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,164
• Net cashflow: $-251

Break-even live

Break-even rent $5,859

Max offer price $740,700

Occupancy floor 100%

Sensitivity live

Price	-10% $194	-5% $-29	+0% $-251	+5% $-473	+10% $-695
Rent	-10% $-689	-5% $-470	+0% $-251	+5% $-32	+10% $187
Rate	-1.0pp $145	-0.5pp $-51	base $-251	+0.5pp $-454	+1.0pp $-661

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: $196,250
• Closing costs: $23,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1261 Linda Vista Rd Palm Springs, CA	4.0	2.0	1740	$7,000	$4.02	14d	1	0.09mi
1057 E Marshall Way Palm Springs, CA	4.0	4.0	2129	$24,000	$11.27	45d	1	0.17mi
1260 E San Jacinto Way Palm Springs, CA	4.0	3.0	2500	$4,200	$1.68	45d	1	0.19mi
1405 E Tachevah Dr Palm Springs, CA	3.0	3.5	1332	$5,999	$4.50	26d	1	0.20mi
945 N Buttonwillow Cir Palm Springs, CA	4.0	3.0	2300	$10,260	$4.46	45d	1	0.38mi
945 N Buttonwillow Cir Palm Springs, CA	4.0	3.0	2300	$10,260	$4.46	16d	1	0.38mi
663 E Chia Rd Palm Springs, CA	3.0	2.0	1849	$10,000	$5.41	9d	1	0.47mi
1481 N Fiesta Rd Palm Springs, CA	3.0	4.0	1812	$9,000	$4.97	45d	1	0.52mi
1123 E El Cid Palm Springs, CA	3.0	2.0	1722	$4,695	$2.73	1d	1	0.56mi
1020 N Cerritos Dr Palm Springs, CA	3.0	2.0	1516	$13,950	$9.20	45d	1	0.56mi
1207 N Avenida Palmas Palm Springs, CA	4.0	3.0	2107	$3,000	$1.42	45d	1	0.56mi
555 N Sunrise Way Palm Springs, CA	3.0	4.0	2274	$8,000	$3.52	23d	1	0.59mi
547 N Sunrise Way Palm Springs, CA	4.0	2.0	1560	$7,170	$4.60	16d	1	0.61mi
547 N Sunrise Way Palm Springs, CA	4.0	2.0	1560	$7,170	$4.60	45d	1	0.61mi
1818 N Berne Dr Palm Springs, CA	3.0	3.0	1760	$4,500	$2.56	45d	1	0.64mi
1052 Audrey Dr Palm Springs, CA	3.0	3.0	2153	$9,000	$4.18	45d	1	0.64mi
1233 E Via Escuela Palm Springs, CA	3.0	2.0	2080	$4,500	$2.16	6d	1	0.65mi
427 N Calle Rolph Palm Springs, CA	2.0	2.0	1374	$3,500	$2.55	45d	1	0.69mi
1534 E Via Escuela Palm Springs, CA	4.0	2.0	1717	$4,800	$2.80	45d	1	0.69mi
400 E Valmonte Norte Palm Springs, CA	3.0	3.0	2579	$29,500	$11.44	45d	1	0.73mi
2004 Nicola Rd E Palm Springs, CA	4.0	2.0	1698	$4,400	$2.59	45d	1	0.76mi
2120 Nicola Rd W Palm Springs, CA	4.0	2.5	1883	$4,800	$2.55	26d	1	0.78mi
2450 Tamarisk Rd Palm Springs, CA	4.0	2.0	1660	$3,499	$2.11	26d	1	0.79mi
2171 George Dr Palm Springs, CA	4.0	3.0	1840	$7,000	$3.80	45d	1	0.80mi
616 Violeta Dr Palm Springs, CA	2.0	2.5	1737	$3,150	$1.81	45d	1	0.81mi
803 N Palm Canyon Dr Unit 08 Palm Springs, CA	2.0	2.0	1500	$3,299	$2.20	26d	1	0.89mi
1317 E Amado Rd Palm Springs, CA	2.0	2.5	1839	$5,400	$2.94	45d	1	0.89mi
546 N Indian Canyon Dr Palm Springs, CA	2.0	2.5	1964	$4,750	$2.42	26d	1	0.90mi
2295 Nicola Rd E Palm Springs, CA	3.0	2.0	1338	$3,990	$2.98	45d	1	0.91mi
266 E Via Escuela Unit B Palm Springs, CA	3.0	1.5	1344	$2,295	$1.71	45d	1	0.92mi
915 E Racquet Club Rd Palm Springs, CA	3.0	2.0	1225	$7,480	$6.11	16d	1	0.93mi
915 E Racquet Club Rd Palm Springs, CA	3.0	2.0	1225	$7,480	$6.11	45d	1	0.93mi
622 N Monterey Rd Palm Springs, CA	4.0	3.0	1950	$6,000	$3.08	20d	1	0.93mi
2204 Acacia Rd W Palm Springs, CA	4.0	3.0	2000	$9,370	$4.68	45d	1	0.93mi
2204 Acacia Rd W Palm Springs, CA	4.0	3.0	2000	$9,370	$4.68	16d	1	0.93mi
688 E Spencer Dr Palm Springs, CA	3.0	2.0	1225	$7,560	$6.17	45d	1	0.95mi
2223 N Magnolia Rd Palm Springs, CA	3.0	2.0	1472	$3,600	$2.45	26d	1	0.97mi
2564 N Aurora Dr Palm Springs, CA	3.0	2.0	1354	$3,500	$2.58	45d	1	0.98mi
2260 N Indian Canyon Dr Unit B Palm Springs, CA	3.0	1.5	1344	$2,250	$1.67	45d	1	0.98mi
2166 N Indian Canyon Dr Palm Springs, CA	3.0	3.0	1344	$3,000	$2.23	45d	1	0.99mi

Listing history 17 events

1. 2026-06-17
   status $785,000 Pending 39 DOM
2. 2026-06-17
   days on market $785,000 Backup Offers Accepted 39 DOM
3. 2026-06-16
   days on market $785,000 Backup Offers Accepted 38 DOM
4. 2026-06-15
   days on market $785,000 Backup Offers Accepted 37 DOM
5. 2026-06-13
   days on market $785,000 Backup Offers Accepted 35 DOM
6. 2026-06-13
   days on market $785,000 Backup Offers Accepted 34 DOM
7. 2026-06-09
   days on market $785,000 Backup Offers Accepted 31 DOM
8. 2026-06-08
   days on market $785,000 Backup Offers Accepted 30 DOM
9. 2026-06-07
   days on market $785,000 Backup Offers Accepted 29 DOM
10. 2026-06-04
    days on market $785,000 Backup Offers Accepted 26 DOM
11. 2026-06-03
    days on market $785,000 Backup Offers Accepted 25 DOM
12. 2026-06-02
    days on market $785,000 Backup Offers Accepted 24 DOM
13. 2026-06-01
    days on market $785,000 Backup Offers Accepted 23 DOM
14. 2026-05-31
    days on market $785,000 Backup Offers Accepted 22 DOM
15. 2026-05-09
    listed $785,000 Active 1289-char remark
16. 2025-02-07
    soldstatus $650,000
17. 1981-06-01
    soldstatus $60,000

ⓘ 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: $2,216 · $185/mo
• Projected year-2 tax: $5,966 · $497/mo
• Expected delta: +$3,750/yr (+$312/mo · 169.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 8 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,496
• − Mortgage interest: −$43,972
• − Property taxes: −$2,216
• − Insurance: −$3,925
• − Repairs & maintenance: −$5,320
• − Management: −$5,320
• − Depreciation: −$22,836
• Taxable loss: −$17,094
• Est. tax savings @ 24.0%: +$4,102
• After-tax cash flow: $1,093/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: 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): 26,887
• Household income: $71,672
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 1866.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Hispanic / Latino 27% Two or more races 13% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 2%
• Foreign-born: 17% · Canada, China
• Languages at home: 75% English-only · Spanish 19% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -1082.67%
• Current HPI: 434.0524
• Rent YoY: ▲ 0.46%
• 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

+1208.3% since first listed

5 events — show timeline

• 2026-06-17 Pending — TheMLS
• 2026-05-21 Contingent — TheMLS
• 2026-05-09 Listed $785,000 TheMLS
• 2025-02-07 Sold (Public Records) $650,000 Public Records
• 1981-06-01 Sold (Public Records) $60,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $2,216 · -2.3% YoY. Source: county tax records.