73105 Cabazon Peak Dr · Palm Desert, CA 92260

$259,900

2 bd · 2.0 ba · 1,760 sqft · Manufactured public records · 86 Days on market

Built 1977 4,356 sqft lot $148/sqft · 6% below area Est $277k · 6% under $400/mo HOA · 12% 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 +25.5/30.0
• ARV discount +10.3/15.0
• DSCR +8.4/10.0
• 1% rule +8.3/10.0
• Schools +3.8/10.0
• 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

Move in ready, fully furnished. Large living room, newer furnace and water heater, gas cook top, and reverse osmosis water filter. Piping under unit has been replaced. Primary suite has a walk-in closet, dual vanities, and soaking tub. Large outdoor shed and long carport. Move in ready for your home away from home! What an opportunity to own in beautiful Palm Desert Greens Country Club where the golf is included in your ownership and you have access to pickleball courts, tennis fun in the restaurant and bar and dance to the entertainment provided. There's a lot to do at Palm Desert Greens and you don't want to miss it!

Key facts

• Newer furnace
• Walk-in closet
• Water heater

Tags

• LARGE LIVING ROOM
• NEWER FURNACE
• WATER HEATER
• GAS COOK TOP
• REVERSE OSMOSIS WATER FILTER
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $244k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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); 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).
• At $3,468/mo this rent would consume 59% 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.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $260k implies a 189% gain — meaningful room to come down on a strong offer.

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 $244,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.33% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.97%
• DSCR: 1.44
• GRM: 6.2

CMA / ARV

• ARV (median comp): $277,000
• List price: $259,900
• Delta: -6.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73297 Highland Springs Dr #2	0.15mi	2/2.0	1,800 (+2%)	0mo	$275,000	$153	89
73045 Buck Springs Dr	0.11mi	2/2.0	1,680 (-4%)	2mo	$468,000	$279	86
38235 Poppet Canyon Dr	0.20mi	2/2.0	1,680 (-4%)	0mo	$355,000	$211	83
73330 Desert Greens Dr N	0.33mi	2/2.0	1,740 (-1%)	1mo	$229,080	$132	82
73450 Country Club Dr Unit Sp. 91	0.41mi	2/2.0	1,788 (+2%)	0mo	$255,000	$143	78
38785 Bautista Canyon Way	0.47mi	2/2.0	1,760 (0%)	2mo	$330,000	$188	76
38251 Desert Greens Dr E	0.58mi	2/2.0	1,780 (+1%)	1mo	$253,000	$142	70
39475 Moronga Canyon Dr	0.64mi	2/2.0	1,740 (-1%)	3mo	$210,000	$121	66
38668 Fawn Springs Dr	0.30mi	3/2.5 (+1)	1,600 (-9%)	0mo	$410,000	$256	63
73450 Country Club Dr #87	0.41mi	3/2.0 (+1)	1,636 (-7%)	1mo	$222,500	$136	63
73701 Half Way Dr	0.56mi	2/2.5	1,890 (+7%)	2mo	$400,000	$212	58
73726 Desert Greens Dr N	0.59mi	3/2.0 (+1)	2,004 (+14%)	1mo	$460,000	$230	44

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-8,149
• Equity at exit: $38,752

10-year hold

• IRR: 4.9%
• Equity multiple: 1.33×
• Total profit: $24,346
• Equity at exit: $22,471

Cash invested: $72,772 (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: 6.2×

Monthly cashflow live

• Estimated rent: $3,468 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$263 /mo · $3,160/yr
• Insurance: −$108
• HOA: −$400
• Vacancy / Maint / Mgmt: −$728
• Net cashflow: $605

Break-even live

Break-even rent $2,702

Max offer price $259,900

Occupancy floor 78%

Sensitivity live

Price	-10% $752	-5% $678	+0% $605	+5% $531	+10% $458
Rent	-10% $331	-5% $468	+0% $605	+5% $742	+10% $879
Rate	-1.0pp $736	-0.5pp $671	base $605	+0.5pp $538	+1.0pp $469

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73075 Buck Springs Dr Palm Desert, CA	2.0	2.0	1440	$1,950	$1.35	44d	1	0.09mi
38520 Poppet Canyon Dr Palm Desert, CA	2.0	2.0	1392	$3,700	$2.66	44d	1	0.24mi
38250 Azalea Dr Palm Desert, CA	2.0	2.0	1806	$5,500	$3.05	44d	1	0.35mi
73639 Cabazon Peak Dr Palm Desert, CA	2.0	2.0	1717	$2,400	$1.40	44d	1	0.38mi
73450 Country Club Dr #120 Palm Desert, CA	2.0	2.0	1856	$2,995	$1.61	12d	1	0.39mi
4162 Via Mattina Palm Desert, CA	2.0	2.0	1867	$2,950	$1.58	13d	1	0.52mi
170 Via Tramonto Palm Desert, CA	3.0	2.0	1910	$4,000	$2.09	44d	1	0.52mi
170 Via Tramonto Palm Desert, CA	3.0	2.0	1910	$3,900	$2.04	11d	1	0.52mi
4155 Via Mattina Unit 4155 Palm Desert, CA	2.0	3.0	2278	$3,500	$1.54	44d	1	0.54mi
4155 Via Mattina Palm Desert, CA	3.0	3.0	2278	$3,200	$1.40	5d	1	0.54mi
4155 Via Mattina Palm Desert, CA	3.0	3.0	2278	$3,200	$1.40	44d	1	0.54mi
248 Strada Fortuna Palm Desert, CA	2.0	2.0	1400	$2,500	$1.79	44d	1	0.56mi
3253 Via Giorna Palm Desert, CA	2.0	2.0	1961	$4,500	$2.29	25d	1	0.58mi
73843 Line Canyon Ln Palm Desert, CA	2.0	2.0	1570	$2,100	$1.34	12d	1	0.73mi
122 Kavenish Dr Rancho Mirage, CA	3.0	3.0	2324	$5,500	$2.37	44d	1	0.76mi
37677 Emerson Dr Palm Desert, CA	3.0	2.0	1896	$3,600	$1.90	44d	1	0.78mi
105 Kavenish Dr Rancho Mirage, CA	3.0	3.0	1724	$4,200	$2.44	44d	1	0.79mi
40064 Silktree Ct Palm Desert, CA	3.0	2.0	1712	$3,200	$1.87	25d	1	0.79mi
93 Kavenish Dr Rancho Mirage, CA	3.0	3.0	2136	$6,800	$3.18	3d	1	0.84mi
37772 Hollister Dr Palm Desert, CA	3.0	2.0	1271	$3,200	$2.52	44d	1	0.85mi
40255 Sagewood Dr Palm Desert, CA	3.0	2.0	1712	$3,300	$1.93	19d	1	0.89mi
83 Kavenish Dr Rancho Mirage, CA	3.0	3.0	2324	$8,500	$3.66	45d	1	0.89mi
83 Kavenish Dr Rancho Mirage, CA	3.0	3.0	2324	$8,500	$3.66	25d	1	0.89mi
3443 Via Leonardo Palm Desert, CA	3.0	2.0	2341	$4,000	$1.71	5d	1	0.93mi
2701 Via Calderia Palm Desert, CA	2.0	2.0	1559	$2,850	$1.83	25d	1	0.93mi
72460 Rodeo Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	5d	1	0.95mi
1701 Retreat Cir Palm Desert, CA	3.0	2.5	2034	$5,300	$2.61	44d	1	0.96mi
72385 Beverly Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	19d	1	0.96mi
40560 Glenwood Ln Palm Desert, CA	3.0	3.0	2052	$6,500	$3.17	44d	1	0.98mi
40556 Clover Ln Palm Desert, CA	3.0	2.5	1880	$4,200	$2.23	44d	1	0.98mi
40605 Ventana Ct Palm Desert, CA	3.0	2.5	2093	$4,500	$2.15	19d	1	0.98mi
40592 Palm Ct Palm Desert, CA	3.0	2.5	2498	$5,000	$2.00	13d	1	0.99mi
1803 Via San Martino Palm Desert, CA	2.0	2.0	1559	$3,900	$2.50	44d	1	1.00mi
73983 Munn Cir Palm Desert, CA	3.0	2.0	2064	$3,400	$1.65	44d	1	1.04mi
240 Kavenish Dr Rancho Mirage, CA	3.0	2.0	2347	$5,700	$2.43	25d	1	1.04mi
302 Retreat Cir Palm Desert, CA	3.0	3.0	2184	$6,000	$2.75	44d	1	1.06mi
41517 Armanac Ct Palm Desert, CA	3.0	2.0	1537	$3,400	$2.21	3d	1	1.06mi
195 Desert Lakes Dr Rancho Mirage, CA	2.0	2.0	2465	$6,000	$2.43	44d	1	1.09mi
502 Retreat Cir Palm Desert, CA	3.0	3.0	2188	$5,200	$2.38	44d	1	1.09mi
73774 Mojave Desert Dr Palm Desert, CA	3.0	2.0	2235	$4,950	$2.21	44d	1	1.10mi

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: watergas

Listing history 18 events

1. 2026-06-01
   days on market $259,900 Active 86 DOM
2. 2026-05-31
   days on market $259,900 Active 85 DOM
3. 2026-04-11
   price $259,900 629-char remark

   Show marketing remark (629 chars)

   Move in ready, fully furnished. Large living room, newer furnace and water heater, gas cook top, and reverse osmosis water filter. Piping under unit has been replaced. Primary suite has a walk-in closet, dual vanities, and soaking tub. Large outdoor shed and long carport. Move in ready for your home away from home! What an opportunity to own in beautiful Palm Desert Greens Country Club where the golf is included in your ownership and you have access to pickleball courts, tennis fun in the restaurant and bar and dance to the entertainment provided. There's a lot to do at Palm Desert Greens and you don't want to miss it!

4. 2026-03-07
   listed $299,900 Active 629-char remark

   Show marketing remark (629 chars)

   Move in ready, fully furnished. Large living room, newer furnace and water heater, gas cook top, and reverse osmosis water filter. Piping under unit has been replaced. Primary suite has a walk-in closet, dual vanities, and soaking tub. Large outdoor shed and long carport. Move in ready for your home away from home! What an opportunity to own in beautiful Palm Desert Greens Country Club where the golf is included in your ownership and you have access to pickleball courts, tennis fun in the restaurant and bar and dance to the entertainment provided. There's a lot to do at Palm Desert Greens and you don't want to miss it!

5. 2009-02-14
   historical
6. 2009-02-13
   soldstatus $90,000
7. 2009-02-02
   status
8. 2009-02-01
   historical
9. 2009-01-10
   price $177,000
10. 2008-11-24
    price $183,000
11. 2008-10-01
    listed $198,500
12. 2008-05-31
    historical
13. 2008-01-09
    listed $198,500
14. 2007-12-31
    historical
15. 2007-10-01
    listed $239,000
16. 1999-12-23
    soldstatus $45,000
17. 1999-11-11
    historical
18. 1999-09-01
    listed $124,500

ⓘ 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: $3,160 · $263/mo
• Projected year-2 tax: $3,160 · $263/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 (unshaded) · 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: $41,612
• − Mortgage interest: −$14,558
• − Property taxes: −$3,160
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,329
• − Management: −$3,329
• − HOA: −$4,800
• − Depreciation: −$7,561
• Taxable income: $3,575
• Est. tax owed @ 24.0%: −$858
• After-tax cash flow: $6,400/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

+108.8% since first listed

16 events — show timeline

• 2026-04-11 Price Changed $259,900 GPSMLS
• 2026-03-07 Listed $299,900 GPSMLS
• 2009-02-14 Listing Removed — GPSMLS
• 2009-02-13 Sold (Public Records) $90,000 Public Records
• 2009-02-02 Relisted — GPSMLS
• 2009-02-01 Listing Removed — GPSMLS
• 2009-01-10 Price Changed $177,000 GPSMLS
• 2008-11-24 Price Changed $183,000 GPSMLS
• 2008-10-01 Listed $198,500 GPSMLS
• 2008-05-31 Listing Removed — GPSMLS
• 2008-01-09 Listed $198,500 GPSMLS
• 2007-12-31 Listing Removed — GPSMLS
• 2007-10-01 Listed $239,000 GPSMLS
• 1999-12-23 Sold (Public Records) $45,000 Public Records
• 1999-11-11 Listing Removed — GPSMLS
• 1999-09-01 Listed $124,500 GPSMLS

Property tax history

+3.5%/yr

Latest (2025): $3,160 · +2.7% YoY. Source: county tax records.