33530 Acapulco Trl · Thousand Palms, CA 92276

$160,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 27 Days on market

Built 1976 4,356 sqft lot Est $169k · 6% under $350/mo HOA · 17% of rent ↓ 27% since listing

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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 +22.9/30.0
• ARV discount +10.0/15.0
• 1% rule +7.8/10.0
• DSCR +7.3/10.0
• Schools +2.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled 2-bedroom, 2-bath home located in the desirable 55+ Tri Palms community. Where you own the Land!! This home offers stunning mountain views, a fenced yard, creating a peaceful and private outdoor setting. Inside, you'll find a thoughtfully updated interior featuring new granite countertops in the kitchen, new bathroom sinks, new windows throughout the house, no carpet new flooring, and spacious bedrooms with ample room to relax. Enjoy an active lifestyle with access to the community's golf course, clubhouse, restaurant, pool, spa, tennis courts and other amenities. This home is conveniently located near the new Acrisure Arena, Agua Caliente Casino, and an abundance of

Key facts

• Fenced yard
• Updated interior
• Granite countertops

Tags

• MOUNTAIN VIEWS
• FENCED YARD
• UPDATED INTERIOR
• GRANITE COUNTERTOPS
• NEW BATHROOM SINKS
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 5.2% in Thousand Palms — 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 53/100 on livability (#950 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: cost of living D, schools F, crime 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: 101 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).

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 27 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.28% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $169,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33570 Acapulco Trl	0.02mi	2/2.0	1,248 (+8%)	14mo	$225,000	$180	73
73241 San Carlos Dr	0.51mi	2/2.0	1,158 (+0%)	10mo	$194,000	$168	68
32530 San Miguelito Dr	0.62mi	2/2.0	1,096 (-5%)	1mo	$169,000	$154	62
33640 Westchester Dr	0.44mi	2/2.0	1,296 (+12%)	3mo	$260,000	$201	56
33361 Barcelona Dr	0.25mi	2/2.0	1,320 (+15%)	10mo	$180,000	$136	56
33300 Barcelona Dr	0.25mi	2/1.0	1,000 (-13%)	11mo	$140,000	$140	53
33261 Westchester Dr	0.64mi	2/2.0	1,296 (+12%)	1mo	$190,000	$147	49
32581 Desert Moon	0.55mi	2/2.0	1,320 (+15%)	3mo	$170,000	$129	48
32857 Bloomfield Ave	0.70mi	2/2.0	1,248 (+8%)	9mo	$183,500	$147	46
32410 San Miguelito Dr	0.70mi	2/2.0	1,040 (-10%)	9mo	$95,000	$91	44
32700 Saint Andrews Dr	0.71mi	2/2.0	1,040 (-10%)	14mo	$140,000	$135	39
32260 Merion Dr	0.73mi	3/2.0 (+1)	1,296 (+12%)	14mo	$217,000	$167	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-15,606
• Equity at exit: $23,857

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $395
• Equity at exit: $13,834

Cash invested: $44,800 (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 92276

• Home prices YoY: -10.9%
• Active inventory: 101
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,051 high
• Mortgage (P&I): −$839
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$67
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$350
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $158

Break-even live

Break-even rent $1,851

Max offer price $160,000

Occupancy floor 87%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33371 Tubac Trl Thousand Palms, CA	2.0	2.0	1464	$2,000	$1.37	43d	1	0.58mi
33371 Tubac Trl Thousand Palms, CA	2.0	2.0	1464	$1,800	$1.23	20d	1	0.58mi
32373 Chiricahua Dr Thousand Palms, CA	3.0	2.0	1344	$2,500	$1.86	43d	1	0.61mi
73274 Azure Rain #104 Palm Desert, CA	2.0	2.0	1205	$2,399	$1.99	43d	1	0.82mi
32567 Southern Hills Ave Thousand Palms, CA	3.0	1.0	912	$1,399	$1.53	43d	1	0.83mi
32545 Westchester Dr Thousand Palms, CA	2.0	2.0	1200	$1,950	$1.62	24d	1	0.89mi
35751 Gateway Dr Palm Desert, CA	1.0–3.0	1.0–2.0	1170	$2,570	$2.20	43d	1	1.23mi
36101 Explorer Dr Palm Desert, CA	1.0–3.0	1.0	805	$1,478	$1.84	43d	1	1.29mi

HOA detail

• Monthly dues: $350 · $4,200/yr
• Likely covers: pool

Listing history 10 events

1. 2026-02-04
   status Pending
2. 2026-01-20
   status Active
3. 2026-01-19
   status Pending
4. 2026-01-16
   price $160,000
5. 2026-01-05
   listed $175,000 Active
6. 2025-12-10
   historical
7. 2025-10-06
   price $179,000
8. 2025-08-19
   price $199,000
9. 2025-07-23
   price $209,000
10. 2025-06-20
    listed $219,000 Active

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,216 · $101/mo
• Expected delta: +$206/yr (+$17/mo · 20.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AO · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,613
• − Mortgage interest: −$8,962
• − Property taxes: −$1,010
• − Insurance: −$2,268
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − HOA: −$4,200
• − Depreciation: −$4,655
• Taxable loss: −$420
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $1,998/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 — Thousand Palms

• Score: 53/100
• State rank: #950
• US rank: #24426

Category grades

Amenities F Commute F Cost of living D Crime F Employment C+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thousand Palms, CA
• City population: 7,662
• Population (ZIP): 7,662

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 43% White 32% Native American 4%
• Hispanic origin (detail): Mexican 62%
• Common ancestry: Slovak 2% Lithuanian 1% Portuguese 1%
• Foreign-born: 16% · Canada
• Languages at home: 54% English-only · Spanish 43% German/W. Germanic 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: ▼ -46.86%
• Current HPI: 382.4439
• Rent YoY: —
• Metro: —
• 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

-26.9% since first listed

10 events — show timeline

• 2026-02-04 Pending — GPSMLS
• 2026-01-20 Relisted — GPSMLS
• 2026-01-19 Pending — GPSMLS
• 2026-01-16 Price Changed $160,000 GPSMLS
• 2026-01-05 Listed $175,000 GPSMLS
• 2025-12-10 Listing Removed — CRMLS
• 2025-10-06 Price Changed $179,000 CRMLS
• 2025-08-19 Price Changed $199,000 CRMLS
• 2025-07-23 Price Changed $209,000 CRMLS
• 2025-06-20 Listed $219,000 CRMLS

Property tax history

+2.1%/yr

Latest (2025): $1,010 · +2.7% YoY. Source: county tax records.