73664 Desert Greens Dr N · Palm Desert, CA 92260

$245,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 52 Days on market

Built 1977 3,920 sqft lot $170/sqft · 21% below area Est $311k · 21% under $400/mo HOA · 13% of rent

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +8.0/10.0
• 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

Palm Desert Greens is a 55+ senior community with many activities for your enjoyment such as golf, pickleball, tennis, bocce ball to name a few! Come enjoy this home with a mountain view. The home has not been updated thru out. So if you are handy this is a home for you or just come and enjoy it AS IS, It comes partially furnished. New water heater! !Buyer to pay a one time (RRA) Reserve Replenishment Assessment fee of $2400 equal to 6 months HOA dues. Buyer to verify the square footage.

Key facts

• Partially furnished
• New water heater
• Mountain view

Tags

• MOUNTAIN VIEW
• NEW WATER HEATER
• PARTIALLY FURNISHED

Property features AI

Finance

• Other: Disclosures include CC&R and Planned Development; property sold as-is; HOA disclosures
• Financial info: Sale terms: cash to new loan; Property sold partially furnished; Short-term rentals not allowed; Will not consider lease
• HOA & community: Monthly HOA fee ($400); HOA covers building & grounds, trash, cable TV, clubhouse; Association amenities include clubhouse, fitness center, barbecue, tennis courts, basketball court, bocce ball court, pickleball courts, golf course within development, recreation room, banquet facilities, maintenance of grounds, greenbelt/park, trailer storage available; Association has pet rules; PUD (planned unit development)

Exterior

• Parking: Two total parking spaces; Two covered spaces; Attached side-by-side carport
• Security: Gated community; 24-hour security
• Utilities: Connected to water district (Coachella Water District); Sewer connected and paid; Cable TV available
• Home design: Detached double-wide manufactured home; Single-story (ground level); No interior steps
• Construction: Built (year per assessor); Pier jacks foundation
• Exterior features: Covered concrete patio; Block fencing; Mountain view; Front door faces west; Street lights

Interior

• Kitchen: Gas cooktop; Microwave; Refrigerator; Dishwasher
• Bedrooms: Ground level
• Flooring: Carpet; Vinyl
• Bathrooms: Two 3/4 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vertical blinds; Partially furnished; Ground-level entry with no steps; No fireplace
• Laundry & utility: Washer and dryer in an individual laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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); 55% 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 $3,177/mo this rent would consume 54% 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 $2k of loan paydown is wiped out by about $7k 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 52 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 26y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $245k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
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: 1.30% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 6.4

CMA / ARV

• ARV (median comp): $310,506
• List price: $245,000
• Delta: -21.10%
• 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
38430 Desert Greens Dr E	0.23mi	2/2.0	1,440 (0%)	3mo	$325,000	$226	87
38231 Pigeon Springs Dr	0.37mi	2/2.0	1,440 (0%)	3mo	$380,000	$264	80
73370 Indian Creek Way	0.25mi	2/2.0	1,392 (-3%)	4mo	$250,000	$180	80
73651 Adobe Dr	0.33mi	2/2.0	1,488 (+3%)	1mo	$199,000	$134	79
73171 Cabazon Peak Dr	0.56mi	2/2.0	1,440 (0%)	1mo	$230,000	$160	73
39183 Warm Springs Dr	0.58mi	2/2.0	1,440 (0%)	0mo	$200,000	$139	73
73204 Cold Springs Way	0.48mi	2/2.0	1,414 (-2%)	3mo	$375,000	$265	72
73165 Desert Greens Dr N	0.45mi	2/2.0	1,344 (-7%)	3mo	$286,000	$213	65
38703 Desert Greens Dr E	0.35mi	2/2.0	1,248 (-13%)	0mo	$322,000	$258	62
38401 Desert Greens Dr W	0.62mi	2/2.0	1,344 (-7%)	1mo	$250,000	$186	59
38668 Fawn Springs Dr	0.35mi	3/2.5 (+1)	1,600 (+11%)	0mo	$410,000	$256	58
38521 Little Way	0.47mi	2/2.5	1,600 (+11%)	3mo	$439,000	$274	55

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-8,753
• Equity at exit: $36,530

10-year hold

• IRR: 4.5%
• Equity multiple: 1.30×
• Total profit: $20,888
• Equity at exit: $21,183

Cash invested: $68,600 (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: 545
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,177 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$171 /mo · $2,049/yr
• Insurance: −$102
• HOA: −$400
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $552

Break-even live

Break-even rent $2,478

Max offer price $245,000

Occupancy floor 78%

Sensitivity live

Price	-10% $691	-5% $621	+0% $552	+5% $483	+10% $413
Rent	-10% $301	-5% $426	+0% $552	+5% $677	+10% $803
Rate	-1.0pp $675	-0.5pp $614	base $552	+0.5pp $488	+1.0pp $424

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38250 Azalea Dr Palm Desert, CA	2.0	2.0	1806	$5,500	$3.05	44d	1	0.19mi
73639 Cabazon Peak Dr Palm Desert, CA	2.0	2.0	1717	$2,400	$1.40	44d	1	0.26mi
37772 Hollister Dr Palm Desert, CA	3.0	2.0	1271	$3,200	$2.52	44d	1	0.32mi
38520 Poppet Canyon Dr Palm Desert, CA	2.0	2.0	1392	$3,700	$2.66	44d	1	0.32mi
73843 Line Canyon Ln Palm Desert, CA	2.0	2.0	1570	$2,100	$1.34	12d	1	0.59mi
73075 Buck Springs Dr Palm Desert, CA	2.0	2.0	1440	$1,950	$1.35	44d	1	0.63mi
73450 Country Club Dr #120 Palm Desert, CA	2.0	2.0	1856	$2,995	$1.61	12d	1	0.74mi
73759 Julie Ln Palm Desert, CA	2.0	2.0	1366	$3,249	$2.38	44d	1	0.74mi
4162 Via Mattina Palm Desert, CA	2.0	2.0	1867	$2,950	$1.58	13d	1	0.87mi
248 Strada Fortuna Palm Desert, CA	2.0	2.0	1400	$2,500	$1.79	44d	1	0.97mi
36101 Explorer Dr Palm Desert, CA	1.0–3.0	1.0	805	$1,478	$1.84	44d	1	1.01mi
2701 Via Calderia Palm Desert, CA	2.0	2.0	1559	$2,850	$1.83	25d	1	1.02mi
1803 Via San Martino Palm Desert, CA	2.0	2.0	1559	$3,900	$2.50	44d	1	1.08mi
74300 Country Club Dr Apt 5001 Palm Desert, CA	2.0	2.0	1099	$7,120	$6.48	44d	1	1.10mi
74300 Country Club Dr Unit 366 Palm Desert, CA	2.0	2.0	1140	$7,170	$6.29	44d	1	1.10mi
73373 Country Club Dr Palm Desert, CA	1.0–2.0	1.0–2.0	852	$2,165	$2.54	44d	1	1.13mi
40064 Silktree Ct Palm Desert, CA	3.0	2.0	1712	$3,200	$1.87	25d	1	1.14mi
8 Las Cruces Ln Palm Desert, CA	2.0	2.0	1705	$5,000	$2.93	44d	1	1.15mi
74189 Storke Dr Palm Desert, CA	3.0	3.0	1650	$2,995	$1.82	20d	1	1.16mi
35751 Gateway Dr Palm Desert, CA	1.0–3.0	1.0–2.0	1170	$2,570	$2.20	44d	1	1.16mi
35515 Bains Ave Palm Desert, CA	3.0	2.5	1705	$3,399	$1.99	44d	1	1.16mi
4 Hermosillo Ln Palm Desert, CA	2.0	2.0	1572	$2,900	$1.84	19d	1	1.19mi
41515 Stanford Rd Palm Desert, CA	3.0	3.0	1725	$2,895	$1.68	25d	1	1.19mi
35460 Domani Dr Palm Desert, CA	3.0	3.0	1705	$2,800	$1.64	8d	1	1.20mi
40445 Portola Ave Palm Desert, CA	1.0–2.0	1.0–2.0	975	$3,215	$3.30	5d	15	1.20mi
105 Kavenish Dr Rancho Mirage, CA	3.0	3.0	1724	$4,200	$2.44	44d	1	1.22mi
41517 Armanac Ct Palm Desert, CA	3.0	2.0	1537	$3,400	$2.21	3d	1	1.23mi
73750 Calle Bisque Palm Desert, CA	3.0	2.0	1537	$6,500	$4.23	44d	1	1.24mi
40255 Sagewood Dr Palm Desert, CA	3.0	2.0	1712	$3,300	$1.93	19d	1	1.26mi
37600 College Dr Palm Desert, CA	1.0–3.0	1.0–2.5	1195	$2,458	$2.06	2d	21	1.26mi
73528 Cierra St Palm Desert, CA	3.0	2.0	1547	$2,995	$1.94	15d	1	1.27mi
1 Marbella Ln Palm Desert, CA	2.0	2.0	1080	$4,500	$4.17	44d	1	1.33mi
191 Winterhaven Cir Palm Desert, CA	2.0	1.5	1250	$2,800	$2.24	44d	1	1.40mi
74478 Millennia Way Palm Desert, CA	2.0	2.0	1652	$3,200	$1.94	5d	1	1.41mi
166 Wimbledon Ct Palm Desert, CA	2.0	2.0	1250	$3,200	$2.56	44d	1	1.43mi
74699 Technology Dr Palm Desert, CA	3.0	1.0–3.0	1057	$3,378	$3.19	2d	25	1.45mi
651 Vista Lago Cir N Palm Desert, CA	2.0	2.0	1330	$5,700	$4.29	44d	1	1.48mi
72460 Rodeo Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	5d	1	1.49mi
323 San Remo St Palm Desert, CA	2.0	2.0	1556	$8,500	$5.46	44d	1	1.50mi
72385 Beverly Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	19d	1	1.50mi

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: water

Listing history 42 events

1. 2026-06-18
   days on market $245,000 Active 52 DOM
2. 2026-06-17
   days on market $245,000 Active 51 DOM
3. 2026-06-16
   days on market $245,000 Active 50 DOM
4. 2026-06-15
   days on market $245,000 Active 49 DOM
5. 2026-06-13
   pricedays on market $245,000 Active 47 DOM
6. 2026-06-09
   days on market $270,000 Active 43 DOM
7. 2026-06-08
   days on market $270,000 Active 42 DOM
8. 2026-06-07
   days on market $270,000 Active 41 DOM
9. 2026-06-04
   days on market $270,000 Active 38 DOM
10. 2026-06-03
    days on market $270,000 Active 37 DOM
11. 2026-06-02
    days on market $270,000 Active 36 DOM
12. 2026-06-01
    days on market $270,000 Active 35 DOM
13. 2026-05-31
    days on market $270,000 Active 34 DOM
14. 2026-04-27
    listed $270,000 Active 494-char remark
15. 2026-04-25
    historical
16. 2025-03-28
    listed $295,000 Active
17. 2019-09-18
    historical
18. 2011-06-22
    soldstatus $100,000
19. 2011-06-22
    soldstatus $100,000 Closed
20. 2011-03-10
    historical
21. 2011-03-10
    historical
22. 2011-03-01
    listed $105,000
23. 2011-02-19
    price $105,000
24. 2011-01-18
    price $110,000
25. 2010-12-24
    listed $114,000 Active
26. 2010-10-06
    historical
27. 2010-09-10
    price $114,000
28. 2010-08-09
    price $120,000
29. 2010-07-08
    listed $126,500 Active
30. 2002-12-26
    historical
31. 2002-11-11
    listed $151,000
32. 2002-02-20
    historical
33. 2001-11-18
    listed $99,456
34. 2001-04-12
    historical
35. 2001-03-28
    historical
36. 2000-11-14
    listed $124,000
37. 2000-11-13
    historical
38. 2000-10-25
    listed $129,900
39. 2000-10-25
    listed
40. 2000-10-25
    listed
41. 1998-07-31
    soldstatus $60,000
42. 1977-08-01
    soldstatus $14,000

ⓘ 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: $2,049 · $171/mo
• Projected year-2 tax: $2,049 · $171/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 · 17 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: $38,119
• − Mortgage interest: −$13,724
• − Property taxes: −$2,049
• − Insurance: −$1,225
• − Repairs & maintenance: −$3,050
• − Management: −$3,050
• − HOA: −$4,800
• − Depreciation: −$7,127
• Taxable income: $3,095
• Est. tax owed @ 24.0%: −$743
• After-tax cash flow: $5,880/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

+1650.0% since first listed

30 events — show timeline

• 2026-06-11 Price Changed $245,000 GPSMLS
• 2026-04-27 Listed $270,000 GPSMLS
• 2026-04-25 Listing Removed — GPSMLS
• 2025-03-28 Listed $295,000 GPSMLS
• 2019-09-18 Listing Removed — GPSMLS
• 2011-06-22 Sold (MLS) $100,000 GPSMLS
• 2011-06-22 Sold (MLS) $100,000 GPSMLS
• 2011-03-10 Listing Removed — GPSMLS
• 2011-03-10 Listing Removed — GPSMLS
• 2011-03-01 Listed $105,000 GPSMLS
• 2011-02-19 Price Changed $105,000 GPSMLS
• 2011-01-18 Price Changed $110,000 GPSMLS
• 2010-12-24 Listed $114,000 GPSMLS
• 2010-10-06 Listing Removed — GPSMLS
• 2010-09-10 Price Changed $114,000 GPSMLS
• 2010-08-09 Price Changed $120,000 GPSMLS
• 2010-07-08 Listed $126,500 GPSMLS
• 2002-12-26 Listing Removed — GPSMLS
• 2002-11-11 Listed $151,000 GPSMLS
• 2002-02-20 Listing Removed — GPSMLS
• 2001-11-18 Listed $99,456 GPSMLS
• 2001-04-12 Delisted — PALM
• 2001-03-28 Listing Removed — GPSMLS
• 2000-11-14 Listed $124,000 GPSMLS
• 2000-11-13 Delisted — PALM
• 2000-10-25 Listed — PALM
• 2000-10-25 Listed — PALM
• 2000-10-25 Listed $129,900 GPSMLS
• 1998-07-31 Sold (Public Records) $60,000 Public Records
• 1977-08-01 Sold (Public Records) $14,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $2,049 · +3.2% YoY. Source: county tax records.