14777 Palm Dr #79 · Desert Hot Springs, CA 92240

$185,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 34 Days on market

Built 1977 3,453 sqft lot $128/sqft · 13% below area Est $212k · 13% under $195/mo HOA · 8% 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 +26.7/30.0
• ARV discount +13.3/15.0
• DSCR +9.2/10.0
• 1% rule +8.0/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Desirable 55+ Community! You OWN THE LAND! Welcome to this beautifully updated 2-bedroom, 2-bathroom home, nestled in a vibrant 55+ community. Offering an open floor plan that seamlessly connects the dining and living areas, this home is perfect for entertaining or enjoying quiet relaxation. The home boasts a light-filled sunroom, providing the ideal space to unwind, along with a private patio deck area, perfect for outdoor dining or enjoying the serene surroundings. The kitchen features brand-new appliances, ensuring you have all the modern conveniences in your new home. With spacious bedrooms and well-appointed bathrooms, you'll find everything you need for comfort and convenience. Commun

Key facts

• 3,453 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Park on-site; Located on Palm Drive between Two Bunch Palm Trails and Camino Campero
• HOA & community: Part of Sky's Haven association; Monthly association fee of $195; Association amenities: pool, meeting room, barbecue, banquet facilities, outdoor cooking area; Senior community

Exterior

• Parking: Covered parking; Detached carport (1 space); 1 garage space; 3 uncovered spaces; Total of 5 parking spaces; Paved parking; RV parking available ($100 fee)
• Security: Gated community
• Utilities: Public sewer; District/public water; Natural gas available; Electricity available; Water available
• Home design: Single-story property; Front or side porch entry; Turnkey condition; Has view; Mobile home remains on site
• Construction: Year built per assessor; Assessor-sourced living area
• Exterior features: Covered patio; Patio; Deck; Community pool

Interior

• Kitchen: Quartz counters; Kitchen island; Pots & pan drawers; Remodeled kitchen; Microwave; Refrigerator; Gas oven; Dishwasher; Portable dishwasher
• Bedrooms: One-level home
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Bathtub; Exhaust fan(s)
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Ceiling fan; Gated community; Association/community spa
• Laundry & utility: Stackable washer and dryer included; Has laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.0% in Desert Hot Springs — 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 49/100 on livability (#1,149 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D+, schools F, amenities 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); 515 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $2,406/mo this rent would consume 53% of the median local household income ($54k/yr) (locally 2095% 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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 $155k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 9.56%
• Cash-on-cash: 11.66%
• DSCR: 1.52
• GRM: 6.4

CMA / ARV

• ARV (median comp): $212,285
• List price: $185,000
• Delta: -12.85%
• 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
14777 Palm Dr #186	0.13mi	3/2.0 (+1)	1,440 (0%)	2mo	$245,000	$170	87
15300 Palm Dr #35	0.36mi	2/2.0	1,430 (-1%)	5mo	$105,000	$73	78
15300 Palm Dr #242	0.22mi	2/2.0	1,552 (+8%)	3mo	$212,750	$137	74
14777 Palm Dr #15	0.11mi	2/2.0	1,260 (-12%)	3mo	$180,000	$143	72
15300 Palm Dr #255	0.35mi	3/2.0 (+1)	1,345 (-7%)	2mo	$203,500	$151	66
15300 Palm Dr #161	0.45mi	2/2.0	1,333 (-7%)	1mo	$233,000	$175	66
15300 Palm Dr #209	0.43mi	2/2.0	1,335 (-7%)	3mo	$161,000	$121	65
15300 Palm Dr #138	0.42mi	2/2.0	1,323 (-8%)	3mo	$237,000	$179	64
15300 Palm Dr #119	0.36mi	3/2.0 (+1)	1,344 (-7%)	4mo	$220,000	$164	64
15300 Palm Dr #146	0.38mi	3/2.0 (+1)	1,539 (+7%)	5mo	$218,000	$142	62
15300 Palm Dr #30	0.28mi	3/2.0 (+1)	1,248 (-13%)	3mo	$200,000	$160	57
15300 Palm Dr #22	0.42mi	2/2.0	1,272 (-12%)	5mo	$219,000	$172	57

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $3,793
• Equity at exit: $27,584

10-year hold

• IRR: 12.2%
• Equity multiple: 2.00×
• Total profit: $51,710
• Equity at exit: $15,995

Cash invested: $51,800 (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 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 515
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,406 high
• Mortgage (P&I): −$970
• Tax from tax record: −$155 /mo · $1,862/yr
• Insurance: −$77
• HOA: −$195
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $503

Break-even live

Break-even rent $1,769

Max offer price $185,000

Occupancy floor 74%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15300 Palm Dr Desert Hot Springs, CA	3.0	2.0	1458	$2,800	$1.92	44d	1	0.39mi
13987 El Cajon Dr Desert Hot Springs, CA	3.0	2.0	1215	$2,600	$2.14	8d	1	0.43mi
13950 West Dr Unit B Desert Hot Springs, CA	2.0	2.0	1008	$1,600	$1.59	2d	1	0.58mi
13715 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1318	$2,600	$1.97	8d	1	0.82mi
13322 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1215	$2,750	$2.26	44d	1	0.94mi
15490 Avenue Rambla Unit NA Desert Hot Springs, CA	3.0	2.0	1088	$2,600	$2.39	24d	1	1.09mi
15490 Avenida Rambla Desert Hot Springs, CA	3.0	2.0	1088	$2,600	$2.39	44d	1	1.09mi
66444 Desert View Ave Unit B Desert Hot Springs, CA	3.0	2.0	1294	$2,275	$1.76	44d	1	1.18mi
66824 Estrella Ave Desert Hot Springs, CA	3.0	1.0	1700	$2,300	$1.35	24d	1	1.19mi
16087 Bubbling Wells Rd Desert Hot Springs, CA	3.0	2.0	1850	$5,000	$2.70	44d	1	1.22mi
66369 Buena Vista Ave Apt A Desert Hot Springs, CA	3.0	2.0	931	$1,499	$1.61	44d	1	1.26mi
12300 Ambrosio Dr Desert Hot Springs, CA	3.0	2.0	1260	$2,400	$1.90	44d	1	1.43mi
65565 Acoma Ave #49 Desert Hot Springs, CA	3.0	2.0	1396	$2,300	$1.65	44d	1	1.43mi
66800 Pierson Blvd Desert Hot Springs, CA	2.0	2.0	900	$1,500	$1.67	44d	1	1.49mi

HOA detail

• Monthly dues: $195 · $2,340/yr

Listing history 38 events

1. 2026-06-18
   days on market $185,000 Active 34 DOM
2. 2026-06-17
   days on market $185,000 Active 33 DOM
3. 2026-06-16
   days on market $185,000 Active 32 DOM
4. 2026-06-15
   days on market $185,000 Active 31 DOM
5. 2026-06-13
   days on market $185,000 Active 29 DOM
6. 2026-06-13
   days on market $185,000 Active 28 DOM
7. 2026-06-09
   days on market $185,000 Active 25 DOM
8. 2026-06-08
   days on market $185,000 Active 24 DOM
9. 2026-06-07
   days on market $185,000 Active 23 DOM
10. 2026-06-04
    days on market $185,000 Active 20 DOM
11. 2026-06-03
    days on market $185,000 Active 19 DOM
12. 2026-06-02
    days on market $185,000 Active 18 DOM
13. 2026-06-01
    days on market $185,000 Active 17 DOM
14. 2026-05-31
    days on market $185,000 Active 16 DOM
15. 2026-05-15
    listed $185,000 Active 1244-char remark
16. 2026-05-13
    historical $185,000 1244-char remark
17. 2026-04-05
    historical
18. 2025-12-03
    price $170,000
19. 2025-11-06
    price $179,000
20. 2025-11-05
    listed $180,000 Active
21. 2025-10-15
    historical
22. 2025-07-19
    price $180,000
23. 2025-03-07
    listed $185,000 Active
24. 2025-03-05
    historical
25. 2024-02-16
    soldstatus $155,000 Closed Sale
26. 2024-02-15
    soldstatus $155,000
27. 2024-02-12
    status Pending Sale
28. 2024-01-05
    price $169,000
29. 2023-12-03
    status Active
30. 2023-10-17
    listed $178,000 Active
31. 2018-09-21
    soldstatus $75,000 Closed
32. 2018-09-21
    soldstatus $75,000 Closed
33. 2018-08-07
    status Pending
34. 2018-07-02
    listed $77,500 Active
35. 2005-01-07
    historical
36. 2004-09-18
    listed
37. 2004-01-15
    historical
38. 2003-10-15
    listed

ⓘ 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: $1,862 · $155/mo
• Projected year-2 tax: $1,862 · $155/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 5 d/yr ≥111°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,871
• − Mortgage interest: −$10,363
• − Property taxes: −$1,862
• − Insurance: −$925
• − Repairs & maintenance: −$2,310
• − Management: −$2,310
• − HOA: −$2,340
• − Depreciation: −$5,382
• Taxable income: $3,380
• Est. tax owed @ 24.0%: −$811
• After-tax cash flow: $5,228/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 — Desert Hot Springs

• Score: 49/100
• State rank: #1149
• US rank: #25774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Desert Hot Springs, CA
• County: Riverside County · 2,287,001 people
• City population: 41,615
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 41,615
• Household income: $54,023
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2095.0

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 Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 23% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 47% English-only · Spanish 50% Russian/Polish/Slavic 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: ▼ -102.10%
• Current HPI: 418.4691
• Rent YoY: ▲ 3.66%
• 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

+138.7% since first listed

24 events — show timeline

• 2026-05-15 Listed $185,000 CRMLS
• 2026-05-13 Coming Soon $185,000 CRMLS
• 2026-04-05 Listing Removed — CRMLS
• 2025-12-03 Price Changed $170,000 CRMLS
• 2025-11-06 Price Changed $179,000 CRMLS
• 2025-11-05 Listed $180,000 CRMLS
• 2025-10-15 Listing Removed — CRMLS
• 2025-07-19 Price Changed $180,000 CRMLS
• 2025-03-07 Listed $185,000 CRMLS
• 2025-03-05 Coming Soon — CRMLS
• 2024-02-16 Sold (MLS) $155,000 CRMLS
• 2024-02-15 Sold (Public Records) $155,000 Public Records
• 2024-02-12 Pending — CRMLS
• 2024-01-05 Price Changed $169,000 CRMLS
• 2023-12-03 Relisted — CRMLS
• 2023-10-17 Listed $178,000 CRMLS
• 2018-09-21 Sold (MLS) $75,000 GPSMLS
• 2018-09-21 Sold (MLS) $75,000 GPSMLS
• 2018-08-07 Pending — GPSMLS
• 2018-07-02 Listed $77,500 GPSMLS
• 2005-01-07 Delisted — PALM
• 2004-09-18 Listed — PALM
• 2004-01-15 Delisted — PALM
• 2003-10-15 Listed — PALM

Property tax history

+5.2%/yr

Latest (2025): $1,862 · +68.5% YoY. Source: county tax records.