76205 Impatiens Cir · Palm Desert, CA 92211

$449,000

2 bd · 2.0 ba · 1,330 sqft · Condo public records · 113 Days on market

Built 1985 $338/sqft · 18% below area Est $545k · 18% under $1042/mo HOA · 25% 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).

• ARV discount +15.0/15.0
• Cash flow +7.4/30.0
• 1% rule +4.5/10.0
• Schools +3.8/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This South facing Jacaranda is coming with a BRAND NEW AC! One lucky BUYER will be cool for the next 30 years! 2 bedrooms and 2 baths ready for any Buyer to make it their own. It comes furnished and can have a quick close. Carpets have been freshly cleaned and you can just bring your clothes and toothbrush and move in! For 35 years Palm Valley CC has been a desired private country club in the desert. With two Ted Robinson 18-hole golf courses, an active tennis and Pickleball membership, 16 lighted courts, state of the art athletic complex, health spa and services, beauty salon, and two excellent restaurants. Choose from many different membership packages, or enjoy the beauty and solitude of the southern California desert. As an added bonus, there are no assessments or initiation fees. Come Join the fun!

Key facts

• $1,042 HOA
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $449k.

Deal economics

• At list price, monthly cash flow is $-574 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $348k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $425k (5.3% below list).
• Recommended offer: $348k (22.6% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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 soft (-0.3%/yr); 626 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); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $4,252/mo this rent would consume 58% of the median local household income ($88k/yr) (locally 1181% 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 $13k 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 113 days — a 9% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $46k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $277k; list at $449k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $347,656 (22.6% 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 113 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.95% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.48%
• DSCR: 0.76
• GRM: 8.8

CMA / ARV

• ARV (median comp): $544,785
• List price: $449,000
• Delta: -17.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -30.0%
• Equity multiple: 0.04×
• Total profit: $-121,181
• Equity at exit: $66,947

10-year hold

• IRR: -59.2%
• Equity multiple: -0.58×
• Total profit: $-198,393
• Equity at exit: $38,821

Cash invested: $125,720 (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 92211

• Rents YoY: -0.3%
• Active inventory: 626
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $4,252 high
• Mortgage (P&I): −$2,355
• Tax from tax record: −$349 /mo · $4,186/yr
• Insurance: −$187
• HOA: −$1,042
• Vacancy / Maint / Mgmt: −$893
• Net cashflow: $-574

Break-even live

Break-even rent $4,978

Max offer price $347,656

Occupancy floor —

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38780 Tandika Trl N Palm Desert, CA	2.0	2.0	1815	$3,900	$2.15	43d	1	0.31mi
38613 Wisteria Dr Palm Desert, CA	2.0	2.0	1550	$6,875	$4.44	2d	1	0.31mi
38941 Kilimanjaro Dr Palm Desert, CA	2.0	2.0	1731	$7,000	$4.04	43d	1	0.36mi
39856 Narcissus Way Palm Desert, CA	1.0	2.0	1000	$2,695	$2.69	43d	1	0.39mi
39856 Narcissus Way Palm Desert, CA	1.0	1.5	1000	$2,495	$2.50	24d	1	0.39mi
76658 Daffodil Dr Palm Desert, CA	2.0	2.0	1549	$3,500	$2.26	43d	1	0.45mi
76570 Hollyhock Dr Palm Desert, CA	3.0	2.0	1650	$3,300	$2.00	16d	1	0.51mi
38921 Wisteria Dr Palm Desert, CA	2.0	2.0	1330	$3,500	$2.63	5d	1	0.53mi
38061 Crocus Ln Palm Desert, CA	2.0	2.5	1515	$5,000	$3.30	43d	1	0.57mi
156 Falls Ct Palm Desert, CA	3.0	2.5	1814	$6,000	$3.31	43d	1	0.60mi
272 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$6,250	$4.70	43d	1	0.62mi
216 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$3,250	$2.44	43d	1	0.63mi
164 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$3,000	$2.26	43d	1	0.64mi
199 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	43d	1	0.64mi
139 Villa Ct Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	43d	1	0.67mi
136 Desert Falls Dr E Palm Desert, CA	3.0	2.5	1814	$3,200	$1.76	43d	1	0.68mi
207 Desert Falls Cir Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	43d	1	0.68mi
182 Desert Falls Cir Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	43d	1	0.69mi
127 Villa Ct Palm Desert, CA	2.0	2.0	1330	$6,800	$5.11	43d	1	0.70mi
321 Bouquet Canyon Dr Palm Desert, CA	3.0	2.0	1818	$2,995	$1.65	2d	1	0.70mi
160 Desert Falls Cir Palm Desert, CA	2.0	2.0	1330	$4,000	$3.01	1d	1	0.70mi
187 Desert Falls Cir Palm Desert, CA	3.0	2.5	1814	$5,999	$3.31	43d	1	0.71mi
189 Desert Falls Cir Palm Desert, CA	2.0	2.5	1814	$6,500	$3.58	43d	1	0.71mi
635 Calle Vibrante Palm Desert, CA	3.0	2.5	1574	$2,800	$1.78	43d	1	0.79mi
413 Desert Falls Dr N Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	43d	1	0.80mi
607 Calle Vibrante Palm Desert, CA	3.0	2.5	1873	$2,795	$1.49	23d	1	0.81mi
607 Calle Vibrante Palm Desert, CA	3.0	2.0	1873	$2,895	$1.55	43d	1	0.81mi
270 Vista Royale Cir E Palm Desert, CA	3.0	2.5	1814	$3,250	$1.79	43d	1	0.81mi
270 Vista Royale Cir E Palm Desert, CA	3.0	2.5	1814	$3,250	$1.79	5d	1	0.81mi
274 Vista Royale Cir E Palm Desert, CA	3.0	2.5	1814	$2,900	$1.60	24d	1	0.81mi
520 Calle Vibrante Unit 520 Palm Desert, CA	3.0	6.0	1873	$4,000	$2.14	43d	1	0.84mi
510 Calle Vibrante Palm Desert, CA	3.0	2.5	1624	$2,695	$1.66	17d	1	0.85mi
221 Vista Royale Cir E Palm Desert, CA	2.0	2.0	1360	$5,900	$4.34	24d	1	0.86mi
432 Desert Falls Dr N Palm Desert, CA	3.0	2.5	1814	$4,800	$2.65	43d	1	0.87mi
221 Vista Royale Cir W Palm Desert, CA	2.0	2.5	1360	$5,900	$4.34	24d	1	0.89mi
319 Vista Royale Dr Palm Desert, CA	3.0	2.5	1814	$2,900	$1.60	43d	1	0.91mi
248 Vista Royale Cir W Palm Desert, CA	2.0	2.0	1330	$4,999	$3.76	43d	1	0.91mi
237 Vista Royale Cir W Palm Desert, CA	3.0	2.5	1814	$6,200	$3.42	43d	1	0.93mi
259 Vista Royale Cir W Palm Desert, CA	2.0	2.0	1330	$5,600	$4.21	43d	1	0.95mi
245 Paseo Gregario Palm Desert, CA	2.0	2.0	1602	$2,700	$1.69	43d	1	0.95mi

HOA detail condo

• Monthly dues: $1,042 · $12,504/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $449,000 Active 113 DOM
2. 2026-06-17
   days on market $449,000 Active 112 DOM
3. 2026-06-16
   days on market $449,000 Active 111 DOM
4. 2026-06-15
   days on market $449,000 Active 110 DOM
5. 2026-06-13
   days on market $449,000 Active 108 DOM
6. 2026-06-09
   days on market $449,000 Active 104 DOM
7. 2026-06-08
   days on market $449,000 Active 103 DOM
8. 2026-06-07
   days on market $449,000 Active 102 DOM
9. 2026-06-04
   days on market $449,000 Active 99 DOM
10. 2026-06-03
    days on market $449,000 Active 98 DOM
11. 2026-06-02
    days on market $449,000 Active 97 DOM
12. 2026-06-01
    days on market $449,000 Active 96 DOM
13. 2026-05-31
    days on market $449,000 Active 95 DOM
14. 2026-05-13
    price $449,000
15. 2026-04-16
    price $460,000
16. 2026-03-12
    price $479,000
17. 2026-02-25
    listed $495,000 Active
18. 2019-10-01
    status Pending 814-char remark

    Show marketing remark (814 chars)

    This South facing Jacaranda is coming with a BRAND NEW AC! One lucky BUYER will be cool for the next 30 years! 2 bedrooms and 2 baths ready for any Buyer to make it their own. It comes furnished and can have a quick close. Carpets have been freshly cleaned and you can just bring your clothes and toothbrush and move in! For 35 years Palm Valley CC has been a desired private country club in the desert. With two Ted Robinson 18-hole golf courses, an active tennis and Pickleball membership, 16 lighted courts, state of the art athletic complex, health spa and services, beauty salon, and two excellent restaurants. Choose from many different membership packages, or enjoy the beauty and solitude of the southern California desert. As an added bonus, there are no assessments or initiation fees. Come Join the fun!

19. 2019-09-30
    soldstatus $277,000 Closed 814-char remark

    Show marketing remark (814 chars)

    This South facing Jacaranda is coming with a BRAND NEW AC! One lucky BUYER will be cool for the next 30 years! 2 bedrooms and 2 baths ready for any Buyer to make it their own. It comes furnished and can have a quick close. Carpets have been freshly cleaned and you can just bring your clothes and toothbrush and move in! For 35 years Palm Valley CC has been a desired private country club in the desert. With two Ted Robinson 18-hole golf courses, an active tennis and Pickleball membership, 16 lighted courts, state of the art athletic complex, health spa and services, beauty salon, and two excellent restaurants. Choose from many different membership packages, or enjoy the beauty and solitude of the southern California desert. As an added bonus, there are no assessments or initiation fees. Come Join the fun!

20. 2019-09-30
    soldstatus $277,000

    Show marketing remark (814 chars)

    This South facing Jacaranda is coming with a BRAND NEW AC! One lucky BUYER will be cool for the next 30 years! 2 bedrooms and 2 baths ready for any Buyer to make it their own. It comes furnished and can have a quick close. Carpets have been freshly cleaned and you can just bring your clothes and toothbrush and move in! For 35 years Palm Valley CC has been a desired private country club in the desert. With two Ted Robinson 18-hole golf courses, an active tennis and Pickleball membership, 16 lighted courts, state of the art athletic complex, health spa and services, beauty salon, and two excellent restaurants. Choose from many different membership packages, or enjoy the beauty and solitude of the southern California desert. As an added bonus, there are no assessments or initiation fees. Come Join the fun!

21. 2019-09-09
    historical Contingent 814-char remark

    Show marketing remark (814 chars)

    This South facing Jacaranda is coming with a BRAND NEW AC! One lucky BUYER will be cool for the next 30 years! 2 bedrooms and 2 baths ready for any Buyer to make it their own. It comes furnished and can have a quick close. Carpets have been freshly cleaned and you can just bring your clothes and toothbrush and move in! For 35 years Palm Valley CC has been a desired private country club in the desert. With two Ted Robinson 18-hole golf courses, an active tennis and Pickleball membership, 16 lighted courts, state of the art athletic complex, health spa and services, beauty salon, and two excellent restaurants. Choose from many different membership packages, or enjoy the beauty and solitude of the southern California desert. As an added bonus, there are no assessments or initiation fees. Come Join the fun!

22. 2019-06-18
    price $299,000 814-char remark

    Show marketing remark (814 chars)

    This South facing Jacaranda is coming with a BRAND NEW AC! One lucky BUYER will be cool for the next 30 years! 2 bedrooms and 2 baths ready for any Buyer to make it their own. It comes furnished and can have a quick close. Carpets have been freshly cleaned and you can just bring your clothes and toothbrush and move in! For 35 years Palm Valley CC has been a desired private country club in the desert. With two Ted Robinson 18-hole golf courses, an active tennis and Pickleball membership, 16 lighted courts, state of the art athletic complex, health spa and services, beauty salon, and two excellent restaurants. Choose from many different membership packages, or enjoy the beauty and solitude of the southern California desert. As an added bonus, there are no assessments or initiation fees. Come Join the fun!

23. 2019-05-11
    listed $309,000 Active 814-char remark

    Show marketing remark (814 chars)

    This South facing Jacaranda is coming with a BRAND NEW AC! One lucky BUYER will be cool for the next 30 years! 2 bedrooms and 2 baths ready for any Buyer to make it their own. It comes furnished and can have a quick close. Carpets have been freshly cleaned and you can just bring your clothes and toothbrush and move in! For 35 years Palm Valley CC has been a desired private country club in the desert. With two Ted Robinson 18-hole golf courses, an active tennis and Pickleball membership, 16 lighted courts, state of the art athletic complex, health spa and services, beauty salon, and two excellent restaurants. Choose from many different membership packages, or enjoy the beauty and solitude of the southern California desert. As an added bonus, there are no assessments or initiation fees. Come Join the fun!

24. 1990-07-27
    soldstatus $163,000

ⓘ 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: $4,186 · $349/mo
• Projected year-2 tax: $4,186 · $349/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥114°F today · 13 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: $51,020
• − Mortgage interest: −$25,151
• − Property taxes: −$4,186
• − Insurance: −$2,245
• − Repairs & maintenance: −$4,082
• − Management: −$4,082
• − HOA: −$12,504
• − Depreciation: −$13,062
• Taxable loss: −$14,291
• Est. tax savings @ 24.0%: +$3,430
• After-tax cash flow: $-3,454/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): 28,092
• Household income: $88,477
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 1181.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 11% Asian 4% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Scotch-Irish 3% Slovak 3% Romanian 3%
• Foreign-born: 16% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% Tagalog/Filipino 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: ▼ -166.92%
• Current HPI: 233.4619
• Rent YoY: ▼ -0.30%
• 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

+175.5% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $449,000 GPSMLS
• 2026-04-16 Price Changed $460,000 GPSMLS
• 2026-03-12 Price Changed $479,000 GPSMLS
• 2026-02-25 Listed $495,000 GPSMLS
• 2019-10-01 Pending — GPSMLS
• 2019-09-30 Sold (Public Records) $277,000 Public Records
• 2019-09-30 Sold (MLS) $277,000 GPSMLS
• 2019-09-09 Contingent — GPSMLS
• 2019-06-18 Price Changed $299,000 GPSMLS
• 2019-05-11 Listed $309,000 GPSMLS
• 1990-07-27 Sold (Public Records) $163,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $4,186 · +2.6% YoY. Source: county tax records.