5 Prickly Pear Ln · Palm Desert, CA 92260

$195,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 16 Days on market

Built 1977 3,500 sqft lot $135/sqft · 12% above area Est $217k · 10% 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 +30.0/30.0
• ARV discount +12.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to this beautifully situated three bedroom three bath mobile home in the desirable Silver Spur Community in Palm Desert, conveniently located just off of Highway 74. This inviting residence offers breathtaking mountain views and sweeping vistas overlooking the Coachella Valley, creating a serene desert retreat. Inside you will find a versatile open floor plan that seamlessly blends living, dinning and entertaining spaces, making it ideal for families and gatherings. The home features a charming vintage touch throughout, adding character and warmth. Step outside to enjoy a private, secluded back patio-perfect for relaxing or entertaining-along with a welcoming front porch that captu

Key facts

• Open floor plan
• Front porch
• Private back patio

Tags

• MOUNTAIN VIEWS
• OPEN FLOOR PLAN
• PRIVATE BACK PATIO
• FRONT PORCH

Property features AI

Finance

• Other: CC & R disclosures
• Financial info: Monthly space rent: $1,122.21 (land lease); Will consider conventional or cash offers
• HOA & community: No monthly association fees reported; Gated community

Exterior

• Parking: Attached covered carport (3 spaces total)
• Security: Gated community
• Utilities: Public sewer hookup available
• Home design: Detached double-wide mobile home; Single-story / One level; Has views of desert, mountains and hills; Property on leased land
• Construction: Manufactured home built in 1977; Double wide; No information on foundation or roof provided
• Exterior features: Gated community; Covered patio

Interior

• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (forced air); Central air conditioning
• Interior features: Unfurnished; Dining area; Family room; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 3.4% 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); 549 active listings in the ZIP; 34 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 $3,634/mo this rent would consume 62% 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 $1k of loan paydown is wiped out by about $6k 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 $55k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 6 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: 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 $192,075 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.86% ✓
• Cap rate: 16.93%
• Cash-on-cash: 38.00%
• DSCR: 2.69
• GRM: 4.5

CMA / ARV

• ARV (median comp): $217,103
• List price: $195,000
• Delta: 0.87%
• Verdict: FAIR
• 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	0.14mi	2/2.0	1,440 (0%)	0mo	$235,000	$163	93
49305 Hwy 74 #89	0.12mi	2/2.0	1,440 (0%)	3mo	$131,000	$91	92
49305 Highway 74 #6	0.14mi	2/2.0	1,440 (0%)	3mo	$248,500	$173	91
23 Rustic Rock Ln	0.14mi	2/2.0	1,440 (0%)	6mo	$260,000	$181	88
49305 Highway 74 #11	0.17mi	2/2.0	1,440 (0%)	6mo	$208,500	$145	87
49305 Highway 74 #4	0.14mi	2/2.0	1,488 (+3%)	1mo	$229,000	$154	87
49305 Highway 74 #173	0.20mi	2/2.0	1,416 (-2%)	8mo	$260,000	$184	81
49305 Highway 74 #86	0.14mi	2/2.0	1,344 (-7%)	3mo	$225,000	$167	80
49305 Highway 74 #158	0.20mi	2/2.0	1,536 (+7%)	3mo	$290,000	$189	77
25 Pampas Ln	0.24mi	2/2.0	1,536 (+7%)	2mo	$155,000	$101	76
49305 Highway 74 #111	0.14mi	2/2.0	1,650 (+15%)	4mo	$299,950	$182	66
49305 Highway 74 #101	0.14mi	3/2.0 (+1)	1,640 (+14%)	1mo	$90,000	$55	65

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: 32.5%
• Equity multiple: 2.34×
• Total profit: $73,396
• Equity at exit: $29,075

10-year hold

• IRR: 38.8%
• Equity multiple: 4.39×
• Total profit: $185,270
• Equity at exit: $16,860

Cash invested: $54,600 (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: 549
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $3,634 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$38 /mo · $459/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$763
• Net cashflow: $1,729

Break-even live

Break-even rent $1,446

Max offer price $195,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,839	-5% $1,784	+0% $1,729	+5% $1,674	+10% $1,619
Rent	-10% $1,442	-5% $1,585	+0% $1,729	+5% $1,872	+10% $2,016
Rate	-1.0pp $1,827	-0.5pp $1,779	base $1,729	+0.5pp $1,678	+1.0pp $1,627

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73280 Avenida Descanso Palm Desert, CA	3.0	2.0	1290	$4,250	$3.29	3d	1	0.33mi
72304 Blueridge Ct Palm Desert, CA	2.0	2.0	1786	$4,000	$2.24	11d	1	0.35mi
48950 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$5,000	$3.71	0d	1	0.35mi
48828 Desert Flower Dr Palm Desert, CA	2.0	1.0	1118	$2,450	$2.19	44d	1	0.40mi
48790 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$2,500	$1.85	0d	1	0.41mi
48790 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$2,500	$1.85	24d	1	0.41mi
48980 Wildwood Ln Palm Desert, CA	2.0	2.0	1184	$2,795	$2.36	44d	1	0.42mi
48728 Desert Flower Dr Palm Desert, CA	3.0	2.0	1348	$2,400	$1.78	25d	1	0.44mi
72417 Rolling Knolls Dr Palm Desert, CA	3.0	2.0	1548	$6,500	$4.20	44d	1	0.46mi
72346 Sommerset Dr Palm Desert, CA	2.0	2.0	1440	$3,950	$2.74	44d	1	0.53mi
48624 Moon Terrace Ln Palm Desert, CA	2.0	2.0	1184	$2,600	$2.20	16d	1	0.54mi
72350 Rim Dr Palm Desert, CA	3.0	3.0	1744	$3,800	$2.18	16d	1	0.63mi
72409 Glenview Cir Palm Desert, CA	3.0	2.0	1786	$2,700	$1.51	19d	1	0.65mi
72499 Desert Flower Dr Palm Desert, CA	3.0	2.0	1786	$3,400	$1.90	44d	1	0.72mi
73103 Ajo Ln Palm Desert, CA	2.0	3.0	1689	$8,250	$4.88	0d	1	0.74mi
48624 Torrito Ct Palm Desert, CA	2.0	2.0	1745	$7,000	$4.01	0d	1	0.84mi
73153 Ajo Ln Palm Desert, CA	2.0	2.0	1585	$4,500	$2.84	4d	1	0.98mi
72818 Skyward Way Palm Desert, CA	3.0	2.0	1810	$4,000	$2.21	44d	1	1.08mi
73422 Irontree Dr Palm Desert, CA	2.0	2.5	1502	$3,500	$2.33	5d	1	1.13mi
73407 Foxtail Ln Palm Desert, CA	2.0	2.0	1426	$2,600	$1.82	44d	1	1.13mi
73405 Foxtail Ln Palm Desert, CA	3.0	2.5	1525	$4,000	$2.62	44d	1	1.13mi
73416 Mariposa Dr Palm Desert, CA	2.0	2.0	1685	$5,000	$2.97	44d	1	1.14mi
73429 Foxtail Ln Palm Desert, CA	2.0	3.0	1525	$3,250	$2.13	44d	1	1.17mi
73441 Foxtail Ln Palm Desert, CA	2.0	2.0	1426	$3,495	$2.45	44d	1	1.19mi
73446 Dalea Ln Palm Desert, CA	2.0	2.0	1202	$6,500	$5.41	18d	1	1.23mi
73335 Oriole Ct Palm Desert, CA	2.0	2.0	1700	$6,500	$3.82	44d	1	1.26mi
73476 Dalea Ln Palm Desert, CA	2.0	2.0	1271	$5,000	$3.93	44d	1	1.28mi
73503 Foxtail Ln Palm Desert, CA	2.0	3.0	1502	$2,800	$1.86	19d	1	1.30mi
48910 Noline Pl Palm Desert, CA	2.0	2.0	1512	$7,000	$4.63	4d	1	1.33mi
73680 Irontree Dr Palm Desert, CA	2.0	2.5	1819	$6,500	$3.57	4d	1	1.38mi
48885 Mariposa Dr Palm Desert, CA	2.0	2.0	1164	$6,900	$5.93	4d	1	1.38mi
72546 Edgehill Dr #4 Palm Desert, CA	2.0	1.0	924	$2,330	$2.52	25d	1	1.39mi
73409 Little Bend Trl Palm Desert, CA	3.0	3.0	1847	$4,000	$2.17	25d	1	1.39mi
72629 Edgehill Dr #4 Palm Desert, CA	2.0	1.0	924	$2,500	$2.71	44d	1	1.49mi

Listing history 24 events

1. 2026-06-21
   days on market $195,000 Active 16 DOM
2. 2026-06-18
   days on market $195,000 Active 13 DOM
3. 2026-06-17
   days on market $195,000 Active 12 DOM
4. 2026-06-16
   days on market $195,000 Active 11 DOM
5. 2026-06-15
   days on market $195,000 Active 10 DOM
6. 2026-06-13
   days on market $195,000 Active 8 DOM
7. 2026-06-09
   days on market $195,000 Active 4 DOM
8. 2026-06-08
   days on market $195,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    pricedays on marketlisting id $195,000 Active 2 DOM
11. 2026-05-07
    price $219,000 1371-char remark
12. 2026-04-03
    listed $225,000 Active 1371-char remark
13. 2026-04-01
    historical
14. 2026-02-26
    price $249,000
15. 2026-01-27
    price $259,000
16. 2025-12-28
    listed $267,000 Active
17. 2025-12-27
    price $267,000
18. 2025-12-20
    historical
19. 2007-05-17
    historical
20. 2007-03-01
    listed $65,000
21. 2007-02-17
    historical
22. 2006-08-17
    listed $65,000
23. 2003-04-30
    historical
24. 2002-09-09
    listed $59,900

ⓘ 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: $459 · $38/mo
• Projected year-2 tax: $1,482 · $124/mo
• Expected delta: +$1,023/yr (+$85/mo · 223.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 10 d/yr ≥107°F today · 28 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: $43,610
• − Mortgage interest: −$10,923
• − Property taxes: −$459
• − Insurance: −$975
• − Repairs & maintenance: −$3,489
• − Management: −$3,489
• − Depreciation: −$5,673
• Taxable income: $18,603
• Est. tax owed @ 24.0%: −$4,465
• After-tax cash flow: $16,282/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

+225.5% since first listed

16 events — show timeline

• 2026-06-03 Listed $195,000 GPSMLS
• 2026-05-28 Listing Removed — CRMLS
• 2026-05-07 Price Changed $219,000 CRMLS
• 2026-04-03 Listed $225,000 CRMLS
• 2026-04-01 Listing Removed — GPSMLS
• 2026-02-26 Price Changed $249,000 GPSMLS
• 2026-01-27 Price Changed $259,000 GPSMLS
• 2025-12-28 Listed $267,000 GPSMLS
• 2025-12-27 Price Changed $267,000 GPSMLS
• 2025-12-20 Coming Soon — GPSMLS
• 2007-05-17 Listing Removed — GPSMLS
• 2007-03-01 Listed $65,000 GPSMLS
• 2007-02-17 Listing Removed — GPSMLS
• 2006-08-17 Listed $65,000 GPSMLS
• 2003-04-30 Listing Removed — GPSMLS
• 2002-09-09 Listed $59,900 GPSMLS

Property tax history

-2.5%/yr

Latest (2025): $459 · +24.4% YoY. Source: county tax records.