72694 Eagle Rd #3 · Palm Desert, CA 92260

$239,000

2 bd · 1.0 ba · 840 sqft · Condo public records · 194 Days on market

Built 1971 $285/sqft · 9% below area Est $264k · 9% under $429/mo HOA · 19% 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 +11.7/15.0
• Cash flow +11.1/30.0
• 1% rule +4.4/10.0
• Schools +3.8/10.0
• DSCR +3.2/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This original town home style unit has 840 sq. feet on two floors. As you enter the Condo, the Living and Dining Room areas have laminate flooring and are open to the galley kitchen area with New Dual Sink, Stove and D/W along with a Pantry and a Hall Closet. The stairs lead up the full bath with Shower over tub recently resurfaced and looks great! There has been a medicine cabinet and new light fixture added also. Two bedrooms, large front Primary Suite with Vanity sitting area and nice walk-in closet with Extra Storage. The second bedroom could be used for guests or as an office, standard closet space. The Community is centrally located in the Valley with two pools/spas, small central park area and close to local hiking trailheads. Close to Shops in Palm Desert (Westfield Mall), El Paseo Shopping, the College of the Desert and The Living Desert. Low HOA Monthlies of $429 for 2026 which include EQ Ins.

Key facts

• Laminate flooring
• Galley kitchen
• Extra storage

Tags

• LAMINATE FLOORING
• GALLEY KITCHEN
• WALK IN CLOSET
• EXTRA STORAGE
• TWO POOLS
• LOCAL HIKING TRAILHEADS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $239k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (5.5% below list).
• Recommended offer: $210k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 3.4% 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: 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.
• Zoned schools: Abraham Lincoln Elementary (585 students, 80% FRL); La Quinta Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 754 students, 83% FRL); Palm Desert High (math 42% / reading 67%, grade C-, #256 of 1,170 statewide, top 24%, 2,050 students, 57% FRL) — zoned schools average 73% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 551 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• This rent runs 39% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 194 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $22k; list at $239k implies a 962% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,320 (12.0% 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 194 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.94% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 8.8

CMA / ARV

• ARV (median comp): $263,604
• List price: $239,000
• Delta: -9.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-47,726
• Equity at exit: $35,636

10-year hold

• IRR: -18.0%
• Equity multiple: 0.09×
• Total profit: $-61,139
• Equity at exit: $20,664

Cash invested: $66,920 (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: 551
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,257 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$100
• HOA: −$429
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-95

Break-even live

Break-even rent $2,377

Max offer price $222,261

Occupancy floor 99%

Sensitivity live

Price	-10% $41	-5% $-27	+0% $-95	+5% $-162	+10% $-230
Rent	-10% $-273	-5% $-184	+0% $-95	+5% $-6	+10% $84
Rate	-1.0pp $26	-0.5pp $-34	base $-95	+0.5pp $-157	+1.0pp $-220

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72664 Eagle Rd #3 Palm Desert, CA	2.0	1.0	840	$2,200	$2.62	45d	1	0.01mi
72694 Eagle Rd #1 Palm Desert, CA	2.0	1.0	810	$2,500	$3.09	45d	1	0.01mi
72724 Eagle Rd #1 Palm Desert, CA	2.0	1.0	820	$3,500	$4.27	45d	1	0.03mi
72727 Eagle Rd #2 Palm Desert, CA	2.0	1.0	840	$1,985	$2.36	45d	1	0.05mi
72629 Edgehill Dr #4 Palm Desert, CA	2.0	1.0	924	$2,500	$2.71	45d	1	0.06mi
72632 Raven Rd #2 Palm Desert, CA	2.0	1.0	840	$1,850	$2.20	45d	1	0.06mi
46869 Highway 74 #1 Palm Desert, CA	2.0	1.0	810	$1,850	$2.28	45d	1	0.06mi
72546 Edgehill Dr #4 Palm Desert, CA	2.0	1.0	924	$2,330	$2.52	26d	1	0.06mi
72666 Bursera Way Palm Desert, CA	2.0	1.0	810	$2,000	$2.47	7d	1	0.08mi
72532 Edgehill Dr Palm Desert, CA	2.0	1.0	840	$2,000	$2.38	45d	1	0.08mi
72740 Bursera Way Palm Desert, CA	2.0	1.0	925	$1,695	$1.83	26d	1	0.10mi
72601 Edgehill Dr #1 Palm Desert, CA	2.0	1.0	810	$2,300	$2.84	45d	1	0.13mi
72714 Willow St #1 Palm Desert, CA	2.0	1.0	810	$2,200	$2.72	45d	1	0.13mi
72682 Thrush Rd Palm Desert, CA	2.0	1.0	810	$3,000	$3.70	45d	1	0.13mi
72619 Thrush Rd #2 Palm Desert, CA	2.0	1.0	840	$2,250	$2.68	26d	1	0.15mi
72770 Willow St #1 Palm Desert, CA	2.0	1.0	810	$1,695	$2.09	0d	1	0.16mi
72770 Willow St #4 Palm Desert, CA	2.0	1.0	924	$1,700	$1.84	7d	1	0.16mi
72937 Willow St Palm Desert, CA	2.0	1.0	797	$3,000	$3.76	45d	1	0.32mi
471 Sandpiper St Palm Desert, CA	2.0	2.0	1075	$2,495	$2.32	14d	1	0.74mi
142 Sandpiper St Palm Desert, CA	2.0	2.0	1012	$5,000	$4.94	45d	1	0.82mi
73415 Shadow Mountain Dr #6 Palm Desert, CA	2.0	2.0	953	$2,000	$2.10	22d	1	1.00mi
48828 Desert Flower Dr Palm Desert, CA	2.0	1.0	1118	$2,450	$2.19	45d	1	1.04mi
73555 Shadow Mountain Dr Unit 04 Palm Desert, CA	1.0	1.0	750	$1,699	$2.27	23d	1	1.12mi
44876 San Benito Cir Unit Back Palm Desert, CA	1.0	1.0	800	$1,800	$2.25	45d	1	1.21mi
44440 Acacia Dr Apt 5 Palm Desert, CA	2.0	1.0	800	$1,945	$2.43	45d	1	1.24mi
47975 Joshua Ct Unit 47975 Palm Desert, CA	2.0	2.0	1050	$2,500	$2.38	19d	1	1.29mi
47975 Joshua Ct Palm Desert, CA	2.0	2.0	1032	$2,400	$2.33	7d	1	1.29mi
73885 Saquaro Ct Palm Desert, CA	2.0	2.0	1009	$2,395	$2.37	45d	1	1.31mi
73561 Dalea Ln Palm Desert, CA	1.0	1.0	1025	$2,450	$2.39	0d	1	1.33mi
73121 San Nicholas Ave Unit B Palm Desert, CA	2.0	2.0	1025	$1,970	$1.92	26d	1	1.38mi
44620 San Rafael Ave Unit 01 Palm Desert, CA	1.0	1.0	700	$1,550	$2.21	26d	1	1.44mi

HOA detail condo

• Monthly dues: $429 · $5,148/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-17
   status $239,000 Pending 194 DOM
2. 2026-06-17
   days on market $239,000 Active Under Contract 194 DOM
3. 2026-06-16
   days on market $239,000 Active Under Contract 193 DOM
4. 2026-06-15
   days on market $239,000 Active Under Contract 192 DOM
5. 2026-06-13
   days on market $239,000 Active Under Contract 190 DOM
6. 2026-06-09
   days on market $239,000 Active Under Contract 186 DOM
7. 2026-06-08
   days on market $239,000 Active Under Contract 185 DOM
8. 2026-06-07
   statusdays on market $239,000 Active Under Contract 184 DOM
9. 2026-06-04
   days on market $239,000 Active 181 DOM
10. 2026-06-03
    days on market $239,000 Active 180 DOM
11. 2026-06-02
    days on market $239,000 Active 179 DOM
12. 2026-06-01
    days on market $239,000 Active 178 DOM
13. 2026-05-31
    days on market $239,000 Active 177 DOM
14. 2026-04-30
    price $239,000 916-char remark

    Show marketing remark (916 chars)

    This original town home style unit has 840 sq. feet on two floors. As you enter the Condo, the Living and Dining Room areas have laminate flooring and are open to the galley kitchen area with New Dual Sink, Stove and D/W along with a Pantry and a Hall Closet. The stairs lead up the full bath with Shower over tub recently resurfaced and looks great! There has been a medicine cabinet and new light fixture added also. Two bedrooms, large front Primary Suite with Vanity sitting area and nice walk-in closet with Extra Storage. The second bedroom could be used for guests or as an office, standard closet space. The Community is centrally located in the Valley with two pools/spas, small central park area and close to local hiking trailheads. Close to Shops in Palm Desert (Westfield Mall), El Paseo Shopping, the College of the Desert and The Living Desert. Low HOA Monthlies of $429 for 2026 which include EQ Ins.

15. 2026-03-30
    status Active 916-char remark

    Show marketing remark (916 chars)

    This original town home style unit has 840 sq. feet on two floors. As you enter the Condo, the Living and Dining Room areas have laminate flooring and are open to the galley kitchen area with New Dual Sink, Stove and D/W along with a Pantry and a Hall Closet. The stairs lead up the full bath with Shower over tub recently resurfaced and looks great! There has been a medicine cabinet and new light fixture added also. Two bedrooms, large front Primary Suite with Vanity sitting area and nice walk-in closet with Extra Storage. The second bedroom could be used for guests or as an office, standard closet space. The Community is centrally located in the Valley with two pools/spas, small central park area and close to local hiking trailheads. Close to Shops in Palm Desert (Westfield Mall), El Paseo Shopping, the College of the Desert and The Living Desert. Low HOA Monthlies of $429 for 2026 which include EQ Ins.

16. 2026-02-17
    historical Active Under Contract 916-char remark

    Show marketing remark (916 chars)

    This original town home style unit has 840 sq. feet on two floors. As you enter the Condo, the Living and Dining Room areas have laminate flooring and are open to the galley kitchen area with New Dual Sink, Stove and D/W along with a Pantry and a Hall Closet. The stairs lead up the full bath with Shower over tub recently resurfaced and looks great! There has been a medicine cabinet and new light fixture added also. Two bedrooms, large front Primary Suite with Vanity sitting area and nice walk-in closet with Extra Storage. The second bedroom could be used for guests or as an office, standard closet space. The Community is centrally located in the Valley with two pools/spas, small central park area and close to local hiking trailheads. Close to Shops in Palm Desert (Westfield Mall), El Paseo Shopping, the College of the Desert and The Living Desert. Low HOA Monthlies of $429 for 2026 which include EQ Ins.

17. 2026-01-23
    status Active 916-char remark

    Show marketing remark (916 chars)

    This original town home style unit has 840 sq. feet on two floors. As you enter the Condo, the Living and Dining Room areas have laminate flooring and are open to the galley kitchen area with New Dual Sink, Stove and D/W along with a Pantry and a Hall Closet. The stairs lead up the full bath with Shower over tub recently resurfaced and looks great! There has been a medicine cabinet and new light fixture added also. Two bedrooms, large front Primary Suite with Vanity sitting area and nice walk-in closet with Extra Storage. The second bedroom could be used for guests or as an office, standard closet space. The Community is centrally located in the Valley with two pools/spas, small central park area and close to local hiking trailheads. Close to Shops in Palm Desert (Westfield Mall), El Paseo Shopping, the College of the Desert and The Living Desert. Low HOA Monthlies of $429 for 2026 which include EQ Ins.

18. 2026-01-19
    historical Active Under Contract 916-char remark

    Show marketing remark (916 chars)

    This original town home style unit has 840 sq. feet on two floors. As you enter the Condo, the Living and Dining Room areas have laminate flooring and are open to the galley kitchen area with New Dual Sink, Stove and D/W along with a Pantry and a Hall Closet. The stairs lead up the full bath with Shower over tub recently resurfaced and looks great! There has been a medicine cabinet and new light fixture added also. Two bedrooms, large front Primary Suite with Vanity sitting area and nice walk-in closet with Extra Storage. The second bedroom could be used for guests or as an office, standard closet space. The Community is centrally located in the Valley with two pools/spas, small central park area and close to local hiking trailheads. Close to Shops in Palm Desert (Westfield Mall), El Paseo Shopping, the College of the Desert and The Living Desert. Low HOA Monthlies of $429 for 2026 which include EQ Ins.

19. 2025-11-01
    listed $244,900 Active 916-char remark

    Show marketing remark (916 chars)

    This original town home style unit has 840 sq. feet on two floors. As you enter the Condo, the Living and Dining Room areas have laminate flooring and are open to the galley kitchen area with New Dual Sink, Stove and D/W along with a Pantry and a Hall Closet. The stairs lead up the full bath with Shower over tub recently resurfaced and looks great! There has been a medicine cabinet and new light fixture added also. Two bedrooms, large front Primary Suite with Vanity sitting area and nice walk-in closet with Extra Storage. The second bedroom could be used for guests or as an office, standard closet space. The Community is centrally located in the Valley with two pools/spas, small central park area and close to local hiking trailheads. Close to Shops in Palm Desert (Westfield Mall), El Paseo Shopping, the College of the Desert and The Living Desert. Low HOA Monthlies of $429 for 2026 which include EQ Ins.

20. 1976-07-01
    soldstatus $22,500

ⓘ 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: $1,155 · $96/mo
• Projected year-2 tax: $1,816 · $151/mo
• Expected delta: +$661/yr (+$55/mo · 57.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 8 d/yr ≥112°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,090
• − Mortgage interest: −$13,388
• − Property taxes: −$1,155
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − HOA: −$5,148
• − Depreciation: −$6,953
• Taxable loss: −$5,083
• Est. tax savings @ 24.0%: +$1,220
• After-tax cash flow: $83/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

+962.2% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $239,000 GPSMLS
• 2026-03-30 Relisted — GPSMLS
• 2026-02-17 Contingent — GPSMLS
• 2026-01-23 Relisted — GPSMLS
• 2026-01-19 Contingent — GPSMLS
• 2025-11-01 Listed $244,900 GPSMLS
• 1976-07-01 Sold (Public Records) $22,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,155 · +4.1% YoY. Source: county tax records.