74096 Angels Camp Rd · Palm Desert, CA 92260

$365,000

3 bd · 2.0 ba · 1,920 sqft · Manufactured public records · 55 Days on market

Built 1986 5,227 sqft lot $190/sqft · 26% above area Est $290k · 26% over $455/mo HOA · 9% of rent

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Located in the highly sought-after 55+ gated community of Portola Country Club, this beautifully upgraded home offers the perfect blend of comfort, style, and resort-style living. Situated on a quiet interior lot, the home is filled with natural light and showcases an open, airy floor plan ideal for both everyday living and entertaining. Offering 1,920 square feet, the home features 2 bedrooms, 2 bathrooms, and a versatile den--perfect for a home office, hobby space, or easily converted into a third bedroom. The spacious living room is highlighted by a cozy wood burning fireplace, creating a warm and inviting focal point. The gourmet kitchen has been tastefully remodeled with granite slab c

Key facts

• Gated community
• Quiet interior lot
• Open airy floor plan

Tags

• GATED COMMUNITY
• QUIET INTERIOR LOT
• OPEN AIRY FLOOR PLAN
• COZY WOOD BURNING FIREPLACE
• GOURMET KITCHEN
• GRANITE SLAB COUNTERTOPS

Property features AI

Finance

• Other: Property is in a Planned Unit Development (PUD); Senior community; Golf course within development
• Financial info: Listing terms: Cash or cash to new loan; Standard sale; possession at close of escrow; Short-term rentals not allowed; will not consider lease
• HOA & community: Homeowners association with monthly fee; Association fee: $455 monthly; Association manages clubhouse, trash, and cable TV; Managed by Desert Resort Management; Association amenities include: clubhouse, fitness center, tennis courts, sport court, recreation/meeting/banquet rooms, card/billiard rooms, barbecue, bocce ball court, RV parking, greenbelt/park, golf (par 3), lake/pond, maintenance of grounds, controlled access, pet rules

Exterior

• Parking: Attached carport; 2 total parking spaces (2 carport spaces)
• Security: Gated community / controlled access
• Utilities: Water: Water district (CVWD); Sewer: Connected and paid; Cable TV available
• Home design: Detached single-level home; One story
• Construction: Updated / remodeled condition; Year built (source: Assessor)
• Exterior features: Gated community; Covered, enclosed patio on concrete slab; Brick and vinyl fencing; Community in-ground gunite pool; Community heated gunite spa

Interior

• Kitchen: Gourmet, remodeled kitchen; Granite slab counters; Gas cooktop; Gas oven; Microwave; Refrigerator; Dishwasher; Disposal
• Bedrooms: Master suite with walk-in closet
• Flooring: Laminate flooring
• Bathrooms: One full bathroom; One 3/4 bathroom; Double vanity(s); Tile shower; Shower and tub; Remodeled bathrooms
• Heating & cooling: Natural gas heating; Central heating (forced air); Air conditioning; Evaporative cooling; Ceiling fans
• Interior features: Open floorplan; Recessed lighting; Blinds; Low emissivity windows; Double pane windows; Unfurnished
• Laundry & utility: Separate laundry room; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $365k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $365k).
• Recommended offer: $354k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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); 82% 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 $5,101/mo this rent would consume 87% 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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $102k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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.
• Current owner paid $180k; list at $365k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $354,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.40% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.55%
• DSCR: 1.65
• GRM: 6.0

CMA / ARV

• ARV (median comp): $290,492
• List price: $365,000
• Delta: 25.65%
• 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
42099 Diadomite Way	0.28mi	3/2.0	1,880 (-2%)	2mo	$279,000	$148	82
74085 Angels Camp Rd	0.03mi	2/2.0 (-1)	2,046 (+7%)	2mo	$335,000	$164	81
42298 Bodie Rd	0.17mi	2/2.0 (-1)	1,920 (0%)	9mo	$295,000	$154	79
74349 Angels Camp Rd	0.23mi	3/2.0	2,007 (+4%)	4mo	$380,000	$189	79
74658 Zircon Cir E	0.47mi	2/2.5 (-1)	1,940 (+1%)	1mo	$425,000	$219	68
74577 Azurite Cir E	0.39mi	2/2.0 (-1)	1,920 (0%)	11mo	$309,000	$161	68
42627 Granite Pl	0.38mi	2/2.0 (-1)	1,872 (-2%)	10mo	$239,000	$128	65
74276 Zircon Cir E	0.15mi	3/2.0	1,664 (-13%)	8mo	$405,000	$243	64
74529 Azurite Cir	0.36mi	2/2.0 (-1)	1,740 (-9%)	0mo	$427,500	$246	62
42585 Granite Pl	0.35mi	2/2.0 (-1)	1,760 (-8%)	6mo	$175,000	$99	60
74647 Azurite Cir E	0.45mi	3/2.0	1,700 (-12%)	4mo	$260,000	$153	56
74584 Nevada Cir E	0.45mi	2/2.0 (-1)	1,734 (-10%)	6mo	$257,500	$149	53

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $12,914
• Equity at exit: $54,423

10-year hold

• IRR: 11.4%
• Equity multiple: 1.84×
• Total profit: $85,560
• Equity at exit: $31,559

Cash invested: $102,200 (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: 6.0×

Monthly cashflow live

• Estimated rent: $5,101 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$269 /mo · $3,232/yr
• Insurance: −$152
• HOA: −$455
• Vacancy / Maint / Mgmt: −$1,071
• Net cashflow: $1,239

Break-even live

Break-even rent $3,532

Max offer price $365,000

Occupancy floor 71%

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
82 Presidio Pl Palm Desert, CA	3.0	2.0	1851	$5,500	$2.97	44d	1	0.18mi
84 Presidio Pl Palm Desert, CA	3.0	2.0	1921	$6,500	$3.38	44d	1	0.19mi
92 Presidio Pl Palm Desert, CA	3.0	2.0	1821	$5,500	$3.02	44d	1	0.21mi
74036 Mercury Cir W Palm Desert, CA	2.0	2.0	1440	$2,800	$1.94	44d	1	0.28mi
74401 Hovley Lane East Palm Desert, CA	1.0–3.0	1.0–2.0	1042	$3,293	$3.16	2d	22	0.35mi
168 Camino Arroyo S Palm Desert, CA	3.0	3.0	2051	$5,000	$2.44	44d	1	0.36mi
39 Camino Arroyo Pl Palm Desert, CA	2.0	2.0	1533	$6,000	$3.91	44d	1	0.38mi
181 Camino Arroyo S Palm Desert, CA	3.0	2.0	1821	$6,300	$3.46	44d	1	0.40mi
432 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,300	$3.35	44d	1	0.42mi
430 S Sierra Madre Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	0.42mi
38 Conejo Cir Palm Desert, CA	3.0	3.0	2056	$6,500	$3.16	44d	1	0.45mi
289 Castellana N Palm Desert, CA	2.0	2.0	1457	$3,000	$2.06	24d	1	0.51mi
352 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,800	$3.66	44d	1	0.52mi
153 Camino Arroyo N Palm Desert, CA	3.0	2.0	1980	$7,300	$3.69	20d	1	0.56mi
365 San Remo St Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	0.57mi
363 San Remo St Palm Desert, CA	2.0	2.0	1656	$7,500	$4.53	44d	1	0.57mi
85 Conejo Cir Palm Desert, CA	3.0	3.0	2119	$6,000	$2.83	44d	1	0.58mi
82 Conejo Cir Palm Desert, CA	3.0	2.0	1759	$6,500	$3.70	44d	1	0.59mi
359 Villena Way Palm Desert, CA	2.0	2.0	2208	$9,500	$4.30	44d	1	0.59mi
25 Maximo Way Palm Desert, CA	3.0	3.0	2056	$7,800	$3.79	44d	1	0.61mi
316 S Sierra Madre Palm Desert, CA	2.0	2.0	1656	$5,700	$3.44	44d	1	0.63mi
166 Wimbledon Ct Palm Desert, CA	2.0	2.0	1250	$3,200	$2.56	44d	1	0.63mi
191 Winterhaven Cir Palm Desert, CA	2.0	1.5	1250	$2,800	$2.24	44d	1	0.65mi
259 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,200	$3.99	44d	1	0.66mi
337 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,000	$3.84	44d	1	0.66mi
257 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,300	$4.07	44d	1	0.66mi
336 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	0.68mi
305 Durango Palm Desert, CA	2.0	2.0	1670	$6,300	$3.77	44d	1	0.68mi
323 San Remo St Palm Desert, CA	2.0	2.0	1556	$8,500	$5.46	44d	1	0.68mi
389 Gran Via Palm Desert, CA	3.0	2.0	1670	$3,750	$2.25	24d	1	0.70mi
311 Villena Way Palm Desert, CA	2.0	2.0	1653	$7,000	$4.23	24d	1	0.71mi
43260 Silk Tree Ln Palm Desert, CA	4.0	2.0	1492	$3,500	$2.35	3d	1	0.71mi
280 Castellana S Palm Desert, CA	2.0	2.0	1303	$6,000	$4.60	44d	1	0.71mi
347 Gran Via Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	0.72mi
345 Gran Via Palm Desert, CA	2.0	2.0	1584	$5,500	$3.47	44d	1	0.72mi
295 Cordoba Way Palm Desert, CA	2.0	2.0	1800	$6,000	$3.33	44d	1	0.72mi
314 Gran Via Ct Palm Desert, CA	2.0	1.5	1303	$4,700	$3.61	44d	1	0.75mi
280 Tolosa Cir Palm Desert, CA	2.0	2.0	1347	$6,000	$4.45	44d	1	0.77mi
280 Tolosa Cir Palm Desert, CA	2.0	2.0	1347	$6,000	$4.45	24d	1	0.77mi
320 Paseo Primavera Palm Desert, CA	2.0	2.0	1303	$3,000	$2.30	44d	1	0.78mi

HOA detail

• Monthly dues: $455 · $5,460/yr
• Likely covers: security

Listing history 26 events

1. 2026-06-18
   days on market $365,000 Active 55 DOM
2. 2026-06-17
   days on market $365,000 Active 54 DOM
3. 2026-06-16
   days on market $365,000 Active 53 DOM
4. 2026-06-15
   days on market $365,000 Active 52 DOM
5. 2026-06-13
   days on market $365,000 Active 50 DOM
6. 2026-06-09
   days on market $365,000 Active 46 DOM
7. 2026-06-08
   days on market $365,000 Active 45 DOM
8. 2026-06-07
   days on market $365,000 Active 44 DOM
9. 2026-06-04
   days on market $365,000 Active 41 DOM
10. 2026-06-03
    days on market $365,000 Active 40 DOM
11. 2026-06-02
    days on market $365,000 Active 39 DOM
12. 2026-06-01
    days on market $365,000 Active 38 DOM
13. 2026-05-31
    days on market $365,000 Active 37 DOM
14. 2026-04-24
    listed $365,000 Active 1646-char remark
15. 2026-04-24
    historical
16. 2026-03-24
    price $375,000
17. 2026-02-09
    price $397,000
18. 2026-01-19
    listed $425,000 Active
19. 2008-11-21
    soldstatus $180,000
20. 2008-10-27
    historical
21. 2008-07-06
    listed $195,000
22. 2006-06-13
    historical
23. 2005-08-16
    listed $271,500
24. 2005-08-16
    historical
25. 2005-08-16
    listed $301,500
26. 1987-10-13
    soldstatus $32,000

ⓘ 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: $3,232 · $269/mo
• Projected year-2 tax: $3,232 · $269/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 18 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: $61,206
• − Mortgage interest: −$20,446
• − Property taxes: −$3,232
• − Insurance: −$1,825
• − Repairs & maintenance: −$4,897
• − Management: −$4,897
• − HOA: −$5,460
• − Depreciation: −$10,618
• Taxable income: $9,832
• Est. tax owed @ 24.0%: −$2,360
• After-tax cash flow: $12,507/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

+1040.6% since first listed

13 events — show timeline

• 2026-04-24 Listing Removed — GPSMLS
• 2026-04-24 Listed $365,000 GPSMLS
• 2026-03-24 Price Changed $375,000 GPSMLS
• 2026-02-09 Price Changed $397,000 GPSMLS
• 2026-01-19 Listed $425,000 GPSMLS
• 2008-11-21 Sold (Public Records) $180,000 Public Records
• 2008-10-27 Listing Removed — GPSMLS
• 2008-07-06 Listed $195,000 GPSMLS
• 2006-06-13 Listing Removed — GPSMLS
• 2005-08-16 Listed $301,500 GPSMLS
• 2005-08-16 Listing Removed — GPSMLS
• 2005-08-16 Listed $271,500 GPSMLS
• 1987-10-13 Sold (Public Records) $32,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,232 · +2.8% YoY. Source: county tax records.