43 La Cerra Dr · Rancho Mirage, CA 92270

$449,000

2 bd · 2.0 ba · 1,320 sqft · Condo public records · 207 Days on market

Built 1975 $340/sqft · 18% below area Est $547k · 18% under $1118/mo HOA · 22% 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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• 1% rule +6.2/10.0
• DSCR +4.2/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Sunrise Country Club - where resort living meets genuine community. Sunrise Country Club is a private, member-owned and operated community known as one of the friendliest and most inclusive clubs in the Coachella Valley. Snowbirds, members, renters, and year-round residents all enjoy its relaxed, resort-style atmosphere and welcoming spirit. Perfectly located, SCC is less than a mile from the fabulous dining and shopping at The River, and only minutes to trendy El Paseo, The Shops at Palm Desert, the McCallum Theatre, Rancho Mirage Park, Library, and its new planetarium - plus Palm Springs International Airport. SCC is a guard-gated community with 746 residential condos, an 18-hole golf course, 9 championship tennis courts, 10 Pickle Ball courts, 21 swimming pools and 19 spas. Club amenities include golf, tennis, fitness center, clubhouse dining room & grill at discounted prices. This charming Granada Model offers gorgeous golf course views from the back patio and beautiful mountain and tree views from the kitchen and front courtyard. Updates include a newer (2021) HVAC system, water heater, and flooring, as well as a new bed in the primary bedroom. Plantation shutters add a touch of classic elegance throughout. Furnishings are available outside of escrow, making this home move-in ready for the next fortunate owner.

Key facts

• Fitness center
• Swimming pools
• Golf course views

Tags

• GOLF COURSE VIEWS
• MOUNTAIN VIEWS
• GUARD GATED COMMUNITY
• FITNESS CENTER
• CLUBHOUSE DINING ROOM
• SWIMMING POOLS

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 $49 ($587/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $449k).
• Recommended offer: $395k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.0% in Rancho Mirage — 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 (#1,065 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: amenities F, commute F, cost of living 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: Rents rising (+3.7%/yr); 529 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $5,027/mo this rent would consume 56% of the median local household income ($107k/yr) (locally 498% 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 207 days — a 12% lower offer ($395k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y 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 $168k; list at $449k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $395,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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. 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 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: 1.12% ✓
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 7.4

CMA / ARV

• ARV (median comp): $546,782
• List price: $449,000
• Delta: -17.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-65,396
• Equity at exit: $66,947

10-year hold

• IRR: -4.1%
• Equity multiple: 0.72×
• Total profit: $-35,307
• 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 92270

• Rents YoY: 3.7%
• Active inventory: 529
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $5,027 high
• Mortgage (P&I): −$2,355
• Tax from tax record: −$263 /mo · $3,156/yr
• Insurance: −$187
• HOA: −$1,118
• Vacancy / Maint / Mgmt: −$1,056
• Net cashflow: $49

Break-even live

Break-even rent $4,965

Max offer price $449,000

Occupancy floor 94%

Sensitivity live

Price	-10% $303	-5% $176	+0% $49	+5% $-78	+10% $-205
Rent	-10% $-348	-5% $-150	+0% $49	+5% $247	+10% $446
Rate	-1.0pp $275	-0.5pp $163	base $49	+0.5pp $-67	+1.0pp $-186

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 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Cadiz Dr Rancho Mirage, CA	2.0	2.0	1701	$6,300	$3.70	44d	1	0.04mi
8 Valencia Dr Rancho Mirage, CA	3.0	2.0	1700	$6,800	$4.00	44d	1	0.07mi
26 Sunrise Dr Rancho Mirage, CA	3.0	3.0	1762	$6,500	$3.69	8d	1	0.10mi
36 Sunrise Dr Rancho Mirage, CA	2.0	2.0	1320	$3,200	$2.42	19d	1	0.14mi
41 Sunrise Dr Rancho Mirage, CA	1.0	1.5	882	$4,200	$4.76	44d	1	0.16mi
48 Palma Dr Rancho Mirage, CA	2.0	2.0	1320	$6,200	$4.70	44d	1	0.20mi
6 Granada Dr Rancho Mirage, CA	2.0	2.0	1320	$2,950	$2.23	25d	1	0.23mi
97 Palma Dr Rancho Mirage, CA	2.0	2.0	1650	$5,900	$3.58	44d	1	0.23mi
11 Palma Dr Rancho Mirage, CA	2.0	2.0	1320	$6,500	$4.92	44d	1	0.27mi
142 La Cerra Dr Rancho Mirage, CA	2.0	2.0	1650	$4,000	$2.42	44d	1	0.32mi
72 Majorca Dr Rancho Mirage, CA	2.0	2.0	1320	$3,038	$2.30	44d	1	0.33mi
88 La Ronda Dr Rancho Mirage, CA	2.0	2.0	1320	$6,700	$5.08	44d	1	0.35mi
17 Lugo Dr Rancho Mirage, CA	3.0	2.0	1581	$3,700	$2.34	44d	1	0.37mi
35 Malaga Dr Rancho Mirage, CA	3.0	2.0	1776	$2,499	$1.41	25d	1	0.48mi
5 Majorca Dr Rancho Mirage, CA	2.0	2.0	1650	$5,700	$3.45	44d	1	0.62mi
71863 Eleanora Ln Rancho Mirage, CA	2.0	2.0	1384	$2,600	$1.88	44d	1	0.75mi
71990 Eleanora Ln Rancho Mirage, CA	2.0	2.0	996	$1,995	$2.00	17d	1	0.85mi
71292 Biskra Rd Rancho Mirage, CA	3.0	2.0	1732	$7,999	$4.62	44d	1	0.92mi
72385 Beverly Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	19d	1	0.92mi
42379 Rancho Las Palmas Dr #32 Rancho Mirage, CA	2.0	1.5	915	$2,200	$2.40	44d	1	0.93mi
72460 Rodeo Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	5d	1	0.95mi
900 Island Dr #507 Rancho Mirage, CA	2.0	2.0	1867	$6,500	$3.48	44d	1	0.95mi
42676 E Veldt St Rancho Mirage, CA	2.0	2.0	948	$2,650	$2.80	25d	1	1.10mi
910 Island Dr #111 Rancho Mirage, CA	2.0	2.0	1783	$3,250	$1.82	24d	1	1.14mi
910 Island Dr #112 Rancho Mirage, CA	2.0	2.0	1815	$6,500	$3.58	19d	1	1.14mi
910 Island Dr #112 Rancho Mirage, CA	2.0	2.0	1815	$4,250	$2.34	44d	1	1.14mi
71798 San Gorgonio Rd Rancho Mirage, CA	3.0	2.0	1243	$4,500	$3.62	44d	1	1.26mi
45 Cueta Dr Rancho Mirage, CA	2.0	2.0	1270	$3,000	$2.36	44d	1	1.34mi
40080 Via Buena Vista Rancho Mirage, CA	3.0	3.0	1848	$3,800	$2.06	25d	1	1.36mi
71581 Halgar Rd Rancho Mirage, CA	3.0	3.0	1852	$6,500	$3.51	44d	1	1.37mi
27 Calle Encinitas Rancho Mirage, CA	2.0	2.0	1537	$2,200	$1.43	24d	1	1.37mi
36 El Toro Dr Rancho Mirage, CA	2.0	2.0	1270	$4,000	$3.15	25d	1	1.45mi
81 Marbella Dr Rancho Mirage, CA	2.0	2.0	1582	$5,500	$3.48	44d	1	1.46mi
105 Kavenish Dr Rancho Mirage, CA	3.0	3.0	1724	$4,200	$2.44	44d	1	1.48mi
68 El Toro Dr Rancho Mirage, CA	2.0	2.0	1381	$4,000	$2.90	25d	1	1.48mi
39955 Estates Rd Apt 11 Rancho Mirage, CA	2.0	2.0	1000	$2,395	$2.40	5d	1	1.49mi
39905 Estates Rd Unit 3 Rancho Mirage, CA	2.0	2.0	1000	$1,800	$1.80	25d	1	1.49mi
144 Las Lomas Palm Desert, CA	2.0	2.0	1584	$6,600	$4.17	0d	1	1.49mi

HOA detail condo

• Monthly dues: $1,118 · $13,416/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-03
   days on market $449,000 Active 207 DOM
2. 2026-06-02
   days on market $449,000 Active 206 DOM
3. 2026-06-01
   days on market $449,000 Active 205 DOM
4. 2026-05-31
   days on market $449,000 Active 204 DOM
5. 2026-01-29
   price $449,000 1354-char remark

   Show marketing remark (1354 chars)

   Welcome to Sunrise Country Club - where resort living meets genuine community. Sunrise Country Club is a private, member-owned and operated community known as one of the friendliest and most inclusive clubs in the Coachella Valley. Snowbirds, members, renters, and year-round residents all enjoy its relaxed, resort-style atmosphere and welcoming spirit. Perfectly located, SCC is less than a mile from the fabulous dining and shopping at The River, and only minutes to trendy El Paseo, The Shops at Palm Desert, the McCallum Theatre, Rancho Mirage Park, Library, and its new planetarium - plus Palm Springs International Airport. SCC is a guard-gated community with 746 residential condos, an 18-hole golf course, 9 championship tennis courts, 10 Pickle Ball courts, 21 swimming pools and 19 spas. Club amenities include golf, tennis, fitness center, clubhouse dining room & grill at discounted prices. This charming Granada Model offers gorgeous golf course views from the back patio and beautiful mountain and tree views from the kitchen and front courtyard. Updates include a newer (2021) HVAC system, water heater, and flooring, as well as a new bed in the primary bedroom. Plantation shutters add a touch of classic elegance throughout. Furnishings are available outside of escrow, making this home move-in ready for the next fortunate owner.

6. 2025-11-08
   listed $459,000 Active 1354-char remark

   Show marketing remark (1354 chars)

   Welcome to Sunrise Country Club - where resort living meets genuine community. Sunrise Country Club is a private, member-owned and operated community known as one of the friendliest and most inclusive clubs in the Coachella Valley. Snowbirds, members, renters, and year-round residents all enjoy its relaxed, resort-style atmosphere and welcoming spirit. Perfectly located, SCC is less than a mile from the fabulous dining and shopping at The River, and only minutes to trendy El Paseo, The Shops at Palm Desert, the McCallum Theatre, Rancho Mirage Park, Library, and its new planetarium - plus Palm Springs International Airport. SCC is a guard-gated community with 746 residential condos, an 18-hole golf course, 9 championship tennis courts, 10 Pickle Ball courts, 21 swimming pools and 19 spas. Club amenities include golf, tennis, fitness center, clubhouse dining room & grill at discounted prices. This charming Granada Model offers gorgeous golf course views from the back patio and beautiful mountain and tree views from the kitchen and front courtyard. Updates include a newer (2021) HVAC system, water heater, and flooring, as well as a new bed in the primary bedroom. Plantation shutters add a touch of classic elegance throughout. Furnishings are available outside of escrow, making this home move-in ready for the next fortunate owner.

7. 2000-12-12
   soldstatus $167,500
8. 2000-11-06
   historical
9. 2000-11-05
   listed $167,500

ⓘ 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: $3,156 · $263/mo
• Projected year-2 tax: $3,412 · $284/mo
• Expected delta: +$257/yr (+$21/mo · 8.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 22 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: $60,327
• − Mortgage interest: −$25,151
• − Property taxes: −$3,156
• − Insurance: −$2,245
• − Repairs & maintenance: −$4,826
• − Management: −$4,826
• − HOA: −$13,416
• − Depreciation: −$13,062
• Taxable loss: −$6,354
• Est. tax savings @ 24.0%: +$1,525
• After-tax cash flow: $2,112/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 — Rancho Mirage

• Score: 51/100
• State rank: #1065
• US rank: #25255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Mirage, CA
• County: Riverside County · 2,287,001 people
• City population: 17,563
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 17,563
• Household income: $107,364
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 498.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, South Korea, China
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -210.99%
• Current HPI: 282.2957
• Rent YoY: ▲ 3.72%
• 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

+168.1% since first listed

5 events — show timeline

• 2026-01-29 Price Changed $449,000 GPSMLS
• 2025-11-08 Listed $459,000 GPSMLS
• 2000-12-12 Sold (Public Records) $167,500 Public Records
• 2000-11-06 Listing Removed — GPSMLS
• 2000-11-05 Listed $167,500 GPSMLS

Property tax history

+2.1%/yr

Latest (2025): $3,156 · -0.4% YoY. Source: county tax records.