219 Kavenish Dr · Rancho Mirage, CA 92270

$580,000

3 bd · 3.0 ba · 2,324 sqft · Condo public records · 64 Days on market

Built 1997 $250/sqft · 7% below area Est $625k · 7% under $1090/mo HOA · 16% 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 +16.3/30.0
• ARV discount +10.8/15.0
• 1% rule +6.4/10.0
• DSCR +5.0/10.0
• Schools +3.8/10.0
• Rent growth +3.4/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Rancho Mirage Country Club, where desert living meets resort-style elegance. This spacious 3-bedroom, 3-bath residence includes a private casita--ideal for guests, a home office, or multi-generational living. Perfectly positioned to capture a beautiful parkway view, the home features a private pool and spa, creating a serene outdoor retreat for relaxation or entertaining. Inside, the main residence offers a generously sized primary suite with a walk-in closet, while an existing office provides flexibility to easily convert into an additional bedroom. Expansive living and dining areas flow seamlessly together, offering the perfect setting for gatherings. The kitchen is thoughtfully designed with abundant cabinetry and a dedicated workspace, ideal for today's lifestyle needs. Residents of this guard-gated community enjoy access to several pools and spas. There is a 9-hole course with membership at $1200/year. The HOA provides outstanding value, covering cable TV, internet, exterior maintenance (including roof), beautifully maintained grounds, trash service, and 24/7 security patrol. Earthquake insurance for shared structures is also included. This is an incredible opportunity to customize and update a well-located home with outstanding views. Priced to sell and offered AS IS--don't miss your chance to make it your own.

Key facts

• Private casita
• Private spa
• Private pool

Tags

• PRIVATE CASITA
• PRIVATE POOL
• PRIVATE SPA
• PARKWAY VIEW
• GUARD GATED COMMUNITY
• ABUNDANT CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $580k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $580k).
• Recommended offer: $545k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• 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 (+3.7%/yr); 529 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); 60% 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 $6,628/mo this rent would consume 74% 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 $4k of loan paydown is wiped out by about $17k 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 64 days — a 6% lower offer ($545k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y ago; this cycle's ask has dropped $35k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $395k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $545,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.14% ✓
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 7.3

CMA / ARV

• ARV (median comp): $625,259
• List price: $580,000
• Delta: -7.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.5%
• Equity multiple: 0.58×
• Total profit: $-68,358
• Equity at exit: $86,480

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-10,784
• Equity at exit: $50,148

Cash invested: $162,400 (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: 7.3×

Monthly cashflow live

• Estimated rent: $6,628 high
• Mortgage (P&I): −$3,042
• Tax from tax record: −$547 /mo · $6,562/yr
• Insurance: −$242
• HOA: −$1,090
• Vacancy / Maint / Mgmt: −$1,392
• Net cashflow: $316

Break-even live

Break-even rent $6,228

Max offer price $580,000

Occupancy floor 90%

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: $145,000
• Closing costs: $17,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Kavenish Dr Rancho Mirage, CA	3.0	3.0	2324	$5,500	$2.37	44d	1	0.21mi
240 Kavenish Dr Rancho Mirage, CA	3.0	2.0	2347	$5,700	$2.43	24d	1	0.25mi
6 Stanford Dr Rancho Mirage, CA	3.0	3.0	3236	$9,250	$2.86	44d	1	0.34mi
83 Kavenish Dr Rancho Mirage, CA	3.0	3.0	2324	$8,500	$3.66	24d	1	0.38mi
83 Kavenish Dr Rancho Mirage, CA	3.0	3.0	2324	$8,500	$3.66	44d	1	0.38mi
93 Kavenish Dr Rancho Mirage, CA	3.0	3.0	2136	$6,800	$3.18	3d	1	0.38mi
105 Kavenish Dr Rancho Mirage, CA	3.0	3.0	1724	$4,200	$2.44	44d	1	0.40mi
72385 Beverly Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	18d	1	0.44mi
10 Colgate Dr Rancho Mirage, CA	2.0	3.0	2535	$6,500	$2.56	44d	1	0.44mi
12 Columbia Dr Rancho Mirage, CA	3.0	3.0	2517	$8,500	$3.38	44d	1	0.48mi
72460 Rodeo Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	5d	1	0.49mi
10 Whittier Ct Rancho Mirage, CA	3.0	3.0	2359	$8,850	$3.75	44d	1	0.49mi
900 Island Dr #507 Rancho Mirage, CA	2.0	2.0	1867	$6,500	$3.48	44d	1	0.51mi
900 Island Dr #705 Rancho Mirage, CA	3.0	3.0	3142	$12,000	$3.82	44d	1	0.51mi
910 Island Dr #112 Rancho Mirage, CA	2.0	2.0	1815	$4,250	$2.34	44d	1	0.54mi
910 Island Dr #112 Rancho Mirage, CA	2.0	2.0	1815	$6,500	$3.58	18d	1	0.54mi
910 Island Dr #111 Rancho Mirage, CA	2.0	2.0	1783	$3,250	$1.82	24d	1	0.54mi
24 Columbia Dr Rancho Mirage, CA	3.0	3.0	2517	$5,000	$1.99	8d	1	0.55mi
30 Columbia Dr Rancho Mirage, CA	3.0	3.0	2517	$9,999	$3.97	44d	1	0.58mi
34 Columbia Dr Rancho Mirage, CA	3.0	3.0	2561	$10,000	$3.90	11d	1	0.62mi
2 Dominion Ct Rancho Mirage, CA	3.0	3.5	3143	$13,500	$4.30	18d	1	0.70mi
49 Columbia Dr Rancho Mirage, CA	3.0	4.0	2616	$12,000	$4.59	44d	1	0.74mi
95 Esplanade St Rancho Mirage, CA	3.0	3.0	2575	$3,400	$1.32	13d	1	0.79mi
3 Cornell Dr Rancho Mirage, CA	4.0	4.0	2971	$9,000	$3.03	44d	1	0.80mi
4 Dartmouth Dr Rancho Mirage, CA	3.0	3.0	3032	$9,500	$3.13	44d	1	0.81mi
170 Via Tramonto Palm Desert, CA	3.0	2.0	1910	$3,900	$2.04	11d	1	0.82mi
170 Via Tramonto Palm Desert, CA	3.0	2.0	1910	$4,000	$2.09	44d	1	0.82mi
2 Cornell Dr Rancho Mirage, CA	3.0	3.0	2940	$9,500	$3.23	44d	1	0.83mi
31 Stanford Dr Rancho Mirage, CA	3.0	3.0	2561	$8,500	$3.32	44d	1	0.84mi
19 Cornell Dr Rancho Mirage, CA	3.0	3.0	2994	$6,000	$2.00	3d	1	0.84mi
195 Desert Lakes Dr Rancho Mirage, CA	2.0	2.0	2465	$6,000	$2.43	44d	1	0.86mi
8 Tulane Ct Rancho Mirage, CA	3.0	3.0	2950	$5,000	$1.69	44d	1	0.86mi
27 Stanford Dr Rancho Mirage, CA	3.0	3.5	3024	$12,500	$4.13	44d	1	0.89mi
142 Lake Shore Dr Rancho Mirage, CA	3.0	3.0	1888	$4,850	$2.57	44d	1	0.96mi
73450 Country Club Dr #120 Palm Desert, CA	2.0	2.0	1856	$2,995	$1.61	11d	1	1.01mi
4162 Via Mattina Palm Desert, CA	2.0	2.0	1867	$2,950	$1.58	12d	1	1.02mi
4155 Via Mattina Unit 4155 Palm Desert, CA	2.0	3.0	2278	$3,500	$1.54	44d	1	1.04mi
4155 Via Mattina Palm Desert, CA	3.0	3.0	2278	$3,200	$1.40	5d	1	1.04mi
4155 Via Mattina Palm Desert, CA	3.0	3.0	2278	$3,200	$1.40	44d	1	1.04mi
8 Valencia Dr Rancho Mirage, CA	3.0	2.0	1700	$6,800	$4.00	44d	1	1.05mi

HOA detail condo

• Monthly dues: $1,090 · $13,080/yr
• Likely covers: trashinternetcablelandscapingexterior maint.poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $580,000 Active 64 DOM
2. 2026-06-17
   days on market $580,000 Active 63 DOM
3. 2026-06-16
   days on market $580,000 Active 62 DOM
4. 2026-06-16
   price $580,000 Active 61 DOM
5. 2026-06-15
   days on market $615,000 Active 61 DOM
6. 2026-06-13
   days on market $615,000 Active 59 DOM
7. 2026-06-09
   days on market $615,000 Active 55 DOM
8. 2026-06-08
   days on market $615,000 Active 54 DOM
9. 2026-06-07
   days on market $615,000 Active 53 DOM
10. 2026-06-04
    days on market $615,000 Active 50 DOM
11. 2026-06-03
    days on market $615,000 Active 49 DOM
12. 2026-06-02
    days on market $615,000 Active 48 DOM
13. 2026-06-01
    days on market $615,000 Active 47 DOM
14. 2026-05-31
    days on market $615,000 Active 46 DOM
15. 2026-04-19
    status Active 1349-char remark

    Show marketing remark (1349 chars)

    Welcome to Rancho Mirage Country Club, where desert living meets resort-style elegance. This spacious 3-bedroom, 3-bath residence includes a private casita--ideal for guests, a home office, or multi-generational living. Perfectly positioned to capture a beautiful parkway view, the home features a private pool and spa, creating a serene outdoor retreat for relaxation or entertaining. Inside, the main residence offers a generously sized primary suite with a walk-in closet, while an existing office provides flexibility to easily convert into an additional bedroom. Expansive living and dining areas flow seamlessly together, offering the perfect setting for gatherings. The kitchen is thoughtfully designed with abundant cabinetry and a dedicated workspace, ideal for today's lifestyle needs. Residents of this guard-gated community enjoy access to several pools and spas. There is a 9-hole course with membership at $1200/year. The HOA provides outstanding value, covering cable TV, internet, exterior maintenance (including roof), beautifully maintained grounds, trash service, and 24/7 security patrol. Earthquake insurance for shared structures is also included. This is an incredible opportunity to customize and update a well-located home with outstanding views. Priced to sell and offered AS IS--don't miss your chance to make it your own.

16. 2026-04-10
    listed $615,000 Active 1349-char remark

    Show marketing remark (1349 chars)

    Welcome to Rancho Mirage Country Club, where desert living meets resort-style elegance. This spacious 3-bedroom, 3-bath residence includes a private casita--ideal for guests, a home office, or multi-generational living. Perfectly positioned to capture a beautiful parkway view, the home features a private pool and spa, creating a serene outdoor retreat for relaxation or entertaining. Inside, the main residence offers a generously sized primary suite with a walk-in closet, while an existing office provides flexibility to easily convert into an additional bedroom. Expansive living and dining areas flow seamlessly together, offering the perfect setting for gatherings. The kitchen is thoughtfully designed with abundant cabinetry and a dedicated workspace, ideal for today's lifestyle needs. Residents of this guard-gated community enjoy access to several pools and spas. There is a 9-hole course with membership at $1200/year. The HOA provides outstanding value, covering cable TV, internet, exterior maintenance (including roof), beautifully maintained grounds, trash service, and 24/7 security patrol. Earthquake insurance for shared structures is also included. This is an incredible opportunity to customize and update a well-located home with outstanding views. Priced to sell and offered AS IS--don't miss your chance to make it your own.

17. 1999-03-24
    soldstatus $395,000
18. 1999-03-24
    soldstatus $395,000
19. 1999-01-27
    historical
20. 1998-11-20
    listed $435,000

ⓘ 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: $6,562 · $547/mo
• Projected year-2 tax: $6,562 · $547/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 20 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: $79,536
• − Mortgage interest: −$32,489
• − Property taxes: −$6,562
• − Insurance: −$2,900
• − Repairs & maintenance: −$6,363
• − Management: −$6,363
• − HOA: −$13,080
• − Depreciation: −$16,873
• Taxable loss: −$5,093
• Est. tax savings @ 24.0%: +$1,222
• After-tax cash flow: $5,015/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 — 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

+41.4% since first listed

6 events — show timeline

• 2026-04-19 Relisted — GPSMLS
• 2026-04-10 Listed $615,000 GPSMLS
• 1999-03-24 Sold (Public Records) $395,000 Public Records
• 1999-03-24 Sold (Public Records) $395,000 Public Records
• 1999-01-27 Listing Removed — GPSMLS
• 1998-11-20 Listed $435,000 GPSMLS

Property tax history

-0.1%/yr

Latest (2025): $6,562 · +3.3% YoY. Source: county tax records.