72870 Bel Air Rd #4 · Palm Desert, CA 92260

$255,000

3 bd · 3.5 ba · 2,598 sqft · Other · 27 Days on market

Built 1981 Excellent condition 0.33 ac lot Est $226k · 13% over ↓ 25% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.8/5.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Co-Ownership Opportunity: Own one-eighth of this turnkey, fully furnished home, professionally managed by Pacaso. Recently renovated in a sleek contemporary style, this residence showcases breathtaking views of the Santa Rosa Mountains, an inviting pool and spa, and a private casita. The open-concept floor plan features an expansive entertaining area and a chef's kitchen with marble slab countertops, a waterfall island, stainless steel appliances, and a wine fridge. The adjoining dining area includes a built-in desk and opens seamlessly to a covered patio. The spacious primary suite offers a luxurious en suite bath with a dual-sink vanity and a striking tiled shower for two. The private casita provides a full kitchenette, a comfortable bedroom and bath, plus its own entrance and patio. Set on a beautifully landscaped third-acre lot, the backyard boasts a sparkling pool, spa, and custom fire pit -- perfect for relaxing or entertaining. Ideally located near El Paseo's premier shopping and dining, and just a golf cart ride from Ironwood Country Club, this home combines resort-style living with everyday convenience.

Key facts

• Breathtaking views
• Private casita
• Waterfall island

Tags

• BREATHTAKING VIEWS
• INVITING POOL AND SPA
• PRIVATE CASITA
• CHEF'S KITCHEN
• MARBLE SLAB COUNTERTOPS
• WATERFALL ISLAND

Property features AI

Finance

• Other: Standard sale type; Will not consider lease; Short-term rentals not allowed
• HOA & community: No monthly association fee

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway parking; 3 uncovered/assigned parking spaces (total 5 parking spaces)
• Security: Sprinklers (exterior); Other security/safety features
• Utilities: Sewer connected and paid; PUD: No
• Home design: Detached property; Single-story; Fee simple land
• Construction: One-level construction
• Exterior features: Private in-ground pool; Private heated gas spa (in-ground); Sprinkler system; Mountain and panoramic views

Interior

• Bedrooms: One-level home
• Flooring: Laminate flooring
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Fully furnished; Dining room; Living room; Family room; Entry; Casita/guest house; Other room(s)

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath other listed at $255k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $255k).
• Recommended offer: $251k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.9% 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); 62% 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 $6,416/mo this rent would consume 110% 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 $8k 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 + 1.6% rent growth), your $71k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,175 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.52% ✓
• Cap rate: 21.85%
• Cash-on-cash: 55.57%
• DSCR: 3.47
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $226,026
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72870 Bel Air Rd #1	0.00mi	4/3.5 (+1)	2,598 (0%)	3mo	$225,000	$87	93

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: 52.3%
• Equity multiple: 3.25×
• Total profit: $160,457
• Equity at exit: $38,021

10-year hold

• IRR: 57.0%
• Equity multiple: 6.26×
• Total profit: $375,728
• Equity at exit: $22,048

Cash invested: $71,400 (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 92260

• Rents YoY: 1.6%
• Active inventory: 545
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $6,416 high
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,347
• Net cashflow: $3,307

Break-even live

Break-even rent $2,231

Max offer price $255,000

Occupancy floor 43%

Sensitivity live

Price	-10% $3,483	-5% $3,395	+0% $3,307	+5% $3,218	+10% $3,130
Rent	-10% $2,800	-5% $3,053	+0% $3,307	+5% $3,560	+10% $3,813
Rate	-1.0pp $3,435	-0.5pp $3,371	base $3,307	+0.5pp $3,240	+1.0pp $3,173

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72818 Skyward Way Palm Desert, CA	3.0	2.0	1810	$4,000	$2.21	44d	1	0.03mi
72827 Haystack Rd Palm Desert, CA	4.0	4.0	2247	$7,500	$3.34	44d	1	0.11mi
72992 Bel Air Rd Palm Desert, CA	4.0	3.5	3306	$6,000	$1.81	19d	1	0.15mi
72870 Deer Grass Dr Palm Desert, CA	4.0	2.5	2220	$5,999	$2.70	44d	1	0.21mi
73110 Calliandra St Palm Desert, CA	3.0	3.0	2973	$7,000	$2.35	44d	1	0.32mi
73055 Amber St Palm Desert, CA	3.0	2.5	2534	$9,250	$3.65	44d	1	0.32mi
73095 Deer Grass Dr Palm Desert, CA	3.0	2.0	2554	$15,000	$5.87	0d	1	0.32mi
72816 Mesa View Dr Palm Desert, CA	4.0	3.0	2766	$4,750	$1.72	25d	1	0.34mi
72499 Desert Flower Dr Palm Desert, CA	3.0	2.0	1786	$3,400	$1.90	44d	1	0.41mi
72827 Bursera Way Palm Desert, CA	4.0	4.0	2849	$17,000	$5.97	44d	1	0.51mi
72409 Glenview Cir Palm Desert, CA	3.0	2.0	1786	$2,700	$1.51	18d	1	0.51mi
73310 Calliandra St Palm Desert, CA	3.0	3.5	2225	$6,600	$2.97	3d	1	0.52mi
73409 Little Bend Trl Palm Desert, CA	3.0	3.0	1847	$4,000	$2.17	25d	1	0.56mi
73428 Little Bend Trl Palm Desert, CA	3.0	2.0	1885	$4,500	$2.39	11d	1	0.59mi
73245 Bursera Way Palm Desert, CA	3.0	3.0	1891	$11,000	$5.82	44d	1	0.62mi
48983 Canyon Crest Ln Unit 1 Palm Desert, CA	3.0	2.0	1892	$2,300	$1.22	0d	1	0.69mi
73460 Agave Ln Palm Desert, CA	3.0	3.0	3585	$15,000	$4.18	44d	1	0.71mi
47967 Sun Corral Trl Palm Desert, CA	4.0	4.0	2374	$10,000	$4.21	25d	1	0.74mi
72304 Blueridge Ct Palm Desert, CA	2.0	2.0	1786	$4,000	$2.24	10d	1	0.78mi
47956 Silver Spur Trl Palm Desert, CA	3.0	3.0	2091	$6,000	$2.87	44d	1	0.81mi
73657 Agave Ln Palm Desert, CA	3.0	3.0	3194	$14,000	$4.38	25d	1	0.90mi
47192 El Agadir Palm Desert, CA	3.0	3.0	2426	$12,000	$4.95	44d	1	0.91mi
48832 Cassia Pl Palm Desert, CA	3.0	3.5	2238	$12,000	$5.36	44d	1	0.96mi
47171 El Agadir Palm Desert, CA	3.0	3.0	2293	$7,000	$3.05	44d	1	0.96mi
47430 Rabat Dr Palm Desert, CA	3.0	3.0	2339	$12,000	$5.13	44d	1	1.03mi
47434 Medina Dr W Palm Desert, CA	2.0	2.0	1902	$9,500	$4.99	44d	1	1.04mi
47125 El Menara Cir Palm Desert, CA	2.0	2.0	2150	$11,000	$5.12	44d	1	1.04mi
73310 Ironwood St Palm Desert, CA	3.0	4.0	3224	$7,850	$2.43	44d	1	1.04mi
46165 Burroweed Ln Palm Desert, CA	2.0	3.0	1786	$1,995	$1.12	44d	1	1.06mi
73680 Irontree Dr Palm Desert, CA	2.0	2.5	1819	$6,500	$3.57	3d	1	1.06mi
47126 El Menara Cir Palm Desert, CA	2.0	3.0	2466	$12,000	$4.87	44d	1	1.06mi
47128 El Menara Cir Palm Desert, CA	2.0	2.0	2068	$8,000	$3.87	44d	1	1.07mi
72689 Beavertail St Palm Desert, CA	4.0	3.5	3116	$8,500	$2.73	25d	1	1.08mi
72596 Beavertail St Palm Desert, CA	3.0	2.0	1875	$4,500	$2.40	25d	1	1.11mi
73590 Golf Course Ln Unit A Palm Desert, CA	2.0	2.0	1786	$4,000	$2.24	44d	1	1.13mi
72915 El Paseo #615 Palm Desert, CA	3.0	3.0	1804	$17,000	$9.42	25d	1	1.18mi
47075 Marrakesh Dr Palm Desert, CA	3.0	4.0	2466	$6,000	$2.43	44d	1	1.22mi
715 Sandpiper St Palm Desert, CA	2.0	2.0	1750	$5,500	$3.14	44d	1	1.24mi
72857 El Paseo Unit 502 Palm Desert, CA	3.0	2.0	1804	$4,500	$2.49	44d	1	1.27mi
73318 Shadow Mountain Dr Unit B Palm Desert, CA	2.0	2.0	1798	$4,000	$2.22	44d	1	1.27mi

Listing history 20 events

1. 2026-06-18
   status $255,000 Pending 27 DOM
2. 2026-06-18
   days on market $255,000 Active 27 DOM
3. 2026-06-17
   days on market $255,000 Active 26 DOM
4. 2026-06-16
   days on market $255,000 Active 25 DOM
5. 2026-06-15
   days on market $255,000 Active 24 DOM
6. 2026-06-13
   days on market $255,000 Active 22 DOM
7. 2026-06-09
   days on market $255,000 Active 18 DOM
8. 2026-06-08
   days on market $255,000 Active 17 DOM
9. 2026-06-07
   days on market $255,000 Active 16 DOM
10. 2026-06-04
    days on market $255,000 Active 13 DOM
11. 2026-06-03
    days on market $255,000 Active 12 DOM
12. 2026-06-02
    days on market $255,000 Active 11 DOM
13. 2026-06-01
    days on market $255,000 Active 10 DOM
14. 2026-05-31
    days on market $255,000 Active 9 DOM
15. 2026-03-23
    soldstatus $225,000 Closed 1133-char remark

    Show marketing remark (1133 chars)

    New Co-Ownership Opportunity: Own one-eighth of this turnkey, fully furnished home, professionally managed by Pacaso. Recently renovated in a sleek contemporary style, this residence showcases breathtaking views of the Santa Rosa Mountains, an inviting pool and spa, and a private casita. The open-concept floor plan features an expansive entertaining area and a chef's kitchen with marble slab countertops, a waterfall island, stainless steel appliances, and a wine fridge. The adjoining dining area includes a built-in desk and opens seamlessly to a covered patio. The spacious primary suite offers a luxurious en suite bath with a dual-sink vanity and a striking tiled shower for two. The private casita provides a full kitchenette, a comfortable bedroom and bath, plus its own entrance and patio. Set on a beautifully landscaped third-acre lot, the backyard boasts a sparkling pool, spa, and custom fire pit -- perfect for relaxing or entertaining. Ideally located near El Paseo's premier shopping and dining, and just a golf cart ride from Ironwood Country Club, this home combines resort-style living with everyday convenience.

16. 2026-03-20
    status Pending 1133-char remark

    Show marketing remark (1133 chars)

    New Co-Ownership Opportunity: Own one-eighth of this turnkey, fully furnished home, professionally managed by Pacaso. Recently renovated in a sleek contemporary style, this residence showcases breathtaking views of the Santa Rosa Mountains, an inviting pool and spa, and a private casita. The open-concept floor plan features an expansive entertaining area and a chef's kitchen with marble slab countertops, a waterfall island, stainless steel appliances, and a wine fridge. The adjoining dining area includes a built-in desk and opens seamlessly to a covered patio. The spacious primary suite offers a luxurious en suite bath with a dual-sink vanity and a striking tiled shower for two. The private casita provides a full kitchenette, a comfortable bedroom and bath, plus its own entrance and patio. Set on a beautifully landscaped third-acre lot, the backyard boasts a sparkling pool, spa, and custom fire pit -- perfect for relaxing or entertaining. Ideally located near El Paseo's premier shopping and dining, and just a golf cart ride from Ironwood Country Club, this home combines resort-style living with everyday convenience.

17. 2026-02-25
    listed $275,000 Active 1133-char remark

    Show marketing remark (1133 chars)

    New Co-Ownership Opportunity: Own one-eighth of this turnkey, fully furnished home, professionally managed by Pacaso. Recently renovated in a sleek contemporary style, this residence showcases breathtaking views of the Santa Rosa Mountains, an inviting pool and spa, and a private casita. The open-concept floor plan features an expansive entertaining area and a chef's kitchen with marble slab countertops, a waterfall island, stainless steel appliances, and a wine fridge. The adjoining dining area includes a built-in desk and opens seamlessly to a covered patio. The spacious primary suite offers a luxurious en suite bath with a dual-sink vanity and a striking tiled shower for two. The private casita provides a full kitchenette, a comfortable bedroom and bath, plus its own entrance and patio. Set on a beautifully landscaped third-acre lot, the backyard boasts a sparkling pool, spa, and custom fire pit -- perfect for relaxing or entertaining. Ideally located near El Paseo's premier shopping and dining, and just a golf cart ride from Ironwood Country Club, this home combines resort-style living with everyday convenience.

18. 2026-02-24
    historical
19. 2025-12-01
    listed $300,000 Active
20. 2025-12-01
    listed $255,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 23 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: $76,994
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$6,160
• − Management: −$6,160
• − Depreciation: −$7,418
• Taxable income: $37,873
• Est. tax owed @ 24.0%: −$9,090
• After-tax cash flow: $30,589/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This co-ownership home is in excellent condition with a sleek contemporary design, offering breathtaking views and a luxurious pool and spa. It is move-in ready and well-maintained, making it an attractive investment opportunity.

Value-add opportunities

• Both Landscaping and pool maintenance — A well-maintained pool and landscaping enhance both resale and rental value.
• Both Regular home maintenance — Regular upkeep ensures the home remains in top condition and appeals to potential buyers/tenants.
• Both Upgrade to smart home technology — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and pool maintenance — A well-maintained pool and landscaping enhance both resale and rental value. ↑
• Both Regular home maintenance — Regular upkeep ensures the home remains in top condition and appeals to potential buyers/tenants. ↑
• Both Upgrade to smart home technology — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-25.0% since first listed

6 events — show timeline

• 2026-03-23 Sold (MLS) $225,000 GPSMLS
• 2026-03-20 Pending — GPSMLS
• 2026-02-25 Listed $275,000 GPSMLS
• 2026-02-24 Listing Removed — GPSMLS
• 2025-12-01 Listed $255,000 GPSMLS
• 2025-12-01 Listed $300,000 GPSMLS