49305 Highway 74 #70 · Palm Desert, CA 92260

$249,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 24 Days on market

Built 1972 $174/sqft · 15% above area Est $217k · 15% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks

Views /Views/Views/ One of the Best locations in the park on a large corner lot with magnificent mountain views and a greenbelt setting inside the gates of Indian Springs Senior +Park. Close to the clubhouse and pool. Front & side patios with fountain, plus lemon, grapefruit, and tangerine trees. Wide open floor plan with large living room, dining and den areas. Updated painted interior with wood blinds and ceiling fans, ceramic tile in kitchen & entry. New counters, hardware, gas stove with griddle, double ovens. Extra large master bedroom with built-ins & mirrored closets. A new FAU and 4 ton AC Condenser were installed in 2018 and regularly serviced by Hydes. this pro

Key facts

• Greenbelt setting
• Clubhouse and pool
• Fountain

Tags

• MOUNTAIN VIEWS
• GREENBELT SETTING
• CLUBHOUSE AND POOL
• FRONT AND SIDE PATIOS
• FOUNTAIN
• WIDE OPEN FLOOR PLAN

Property features AI

Finance

• Other: Community in-ground pool and heated gas spa; Community pool and spa; Manager approval for park residency; Two parking spaces assigned in park
• Financial info: Land is lease type with annual lease amount: $9,157.80
• HOA & community: Senior community; Not gated; No monthly association fee listed

Exterior

• Parking: 4 total parking spaces; 2 covered spaces; 2 carport spaces; Driveway parking; Guest parking
• Security: No security features
• Utilities: Sewer connected and paid; PUD: No
• Home design: Single-story (one level); Double wide mobile home; Model: Scandia; Built by Viking; Senior park location
• Construction: Mobile/manufactured home; Manufacture year 1972; Mobile home will remain; 2 sheds included
• Exterior features: Detached property; Street lights; Desert, park/greenbelt and mountain views

Interior

• Flooring: Mixed flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Forced air heating; Central air conditioning
• Interior features: Unfurnished; Breakfast area; Great room; Family room; Dining room; Dining area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: 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); 549 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $3,687/mo this rent would consume 63% 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 $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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $70k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 9→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,151 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.34%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $216,940
• List price: $249,900
• Delta: 16.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49305 Highway 74 Spc 33	0.00mi	2/2.0 (-1)	1,440 (0%)	0mo	$235,000	$163	95
49305 Highway 74 #6	0.00mi	2/2.0 (-1)	1,440 (0%)	3mo	$248,500	$173	93
49305 Highway 74 #4	0.00mi	2/2.0 (-1)	1,488 (+3%)	1mo	$229,000	$154	88
49305 Hwy 74 #89	0.10mi	2/2.0 (-1)	1,440 (0%)	3mo	$131,000	$91	87
49305 Highway 74 #11	0.09mi	2/2.0 (-1)	1,440 (0%)	6mo	$208,500	$145	86
49305 Highway 74 #86	0.00mi	2/2.0 (-1)	1,344 (-7%)	3mo	$225,000	$167	81
23 Rustic Rock Ln	0.20mi	2/2.0 (-1)	1,440 (0%)	6mo	$260,000	$181	81
49305 Highway 74 #173	0.20mi	2/2.0 (-1)	1,416 (-2%)	8mo	$260,000	$184	76
49305 Highway 74 #101	0.00mi	3/2.0	1,640 (+14%)	1mo	$90,000	$55	76
49305 Highway 74 #158	0.20mi	2/2.0 (-1)	1,536 (+7%)	3mo	$290,000	$189	72
49305 Highway 74 #111	0.00mi	2/2.0 (-1)	1,650 (+15%)	4mo	$299,950	$182	67
25 Pampas Ln	0.34mi	2/2.0 (-1)	1,536 (+7%)	2mo	$155,000	$101	66

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: 11.0%
• Equity multiple: 1.43×
• Total profit: $29,979
• Equity at exit: $37,261

10-year hold

• IRR: 18.9%
• Equity multiple: 2.47×
• Total profit: $103,164
• Equity at exit: $21,607

Cash invested: $69,972 (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: 549
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,687 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$774
• Net cashflow: $1,186

Break-even live

Break-even rent $2,186

Max offer price $249,900

Occupancy floor 63%

Sensitivity live

Price	-10% $1,359	-5% $1,272	+0% $1,186	+5% $1,100	+10% $1,013
Rent	-10% $895	-5% $1,040	+0% $1,186	+5% $1,332	+10% $1,477
Rate	-1.0pp $1,312	-0.5pp $1,250	base $1,186	+0.5pp $1,121	+1.0pp $1,055

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72304 Blueridge Ct Palm Desert, CA	2.0	2.0	1786	$4,000	$2.24	11d	1	0.21mi
48950 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$5,000	$3.71	0d	1	0.22mi
73280 Avenida Descanso Palm Desert, CA	3.0	2.0	1290	$4,250	$3.29	4d	1	0.24mi
48828 Desert Flower Dr Palm Desert, CA	2.0	1.0	1118	$2,450	$2.19	44d	1	0.26mi
48790 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$2,500	$1.85	25d	1	0.29mi
48790 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$2,500	$1.85	0d	1	0.29mi
48728 Desert Flower Dr Palm Desert, CA	3.0	2.0	1348	$2,400	$1.78	25d	1	0.31mi
48980 Wildwood Ln Palm Desert, CA	2.0	2.0	1184	$2,795	$2.36	44d	1	0.33mi
72417 Rolling Knolls Dr Palm Desert, CA	3.0	2.0	1548	$6,500	$4.20	44d	1	0.35mi
72346 Sommerset Dr Palm Desert, CA	2.0	2.0	1440	$3,950	$2.74	44d	1	0.40mi
48624 Moon Terrace Ln Palm Desert, CA	2.0	2.0	1184	$2,600	$2.20	16d	1	0.42mi
72350 Rim Dr Palm Desert, CA	3.0	3.0	1744	$3,800	$2.18	16d	1	0.50mi
72409 Glenview Cir Palm Desert, CA	3.0	2.0	1786	$2,700	$1.51	19d	1	0.52mi
72499 Desert Flower Dr Palm Desert, CA	3.0	2.0	1786	$3,400	$1.90	44d	1	0.59mi
73103 Ajo Ln Palm Desert, CA	2.0	3.0	1689	$8,250	$4.88	0d	1	0.69mi
48624 Torrito Ct Palm Desert, CA	2.0	2.0	1745	$7,000	$4.01	0d	1	0.77mi
73153 Ajo Ln Palm Desert, CA	2.0	2.0	1585	$4,500	$2.84	4d	1	0.93mi
72818 Skyward Way Palm Desert, CA	3.0	2.0	1810	$4,000	$2.21	44d	1	0.96mi
73407 Foxtail Ln Palm Desert, CA	2.0	2.0	1426	$2,600	$1.82	44d	1	1.11mi
73405 Foxtail Ln Palm Desert, CA	3.0	2.5	1525	$4,000	$2.62	44d	1	1.11mi
73422 Irontree Dr Palm Desert, CA	2.0	2.5	1502	$3,500	$2.33	5d	1	1.11mi
73416 Mariposa Dr Palm Desert, CA	2.0	2.0	1685	$5,000	$2.97	44d	1	1.13mi
73429 Foxtail Ln Palm Desert, CA	2.0	3.0	1525	$3,250	$2.13	44d	1	1.15mi
73441 Foxtail Ln Palm Desert, CA	2.0	2.0	1426	$3,495	$2.45	44d	1	1.16mi
73446 Dalea Ln Palm Desert, CA	2.0	2.0	1202	$6,500	$5.41	18d	1	1.19mi
73335 Oriole Ct Palm Desert, CA	2.0	2.0	1700	$6,500	$3.82	44d	1	1.22mi
73476 Dalea Ln Palm Desert, CA	2.0	2.0	1271	$5,000	$3.93	44d	1	1.24mi
72546 Edgehill Dr #4 Palm Desert, CA	2.0	1.0	924	$2,330	$2.52	25d	1	1.25mi
73503 Foxtail Ln Palm Desert, CA	2.0	3.0	1502	$2,800	$1.86	19d	1	1.27mi
48910 Noline Pl Palm Desert, CA	2.0	2.0	1512	$7,000	$4.63	4d	1	1.30mi
73409 Little Bend Trl Palm Desert, CA	3.0	3.0	1847	$4,000	$2.17	25d	1	1.32mi
48885 Mariposa Dr Palm Desert, CA	2.0	2.0	1164	$6,900	$5.93	4d	1	1.35mi
72629 Edgehill Dr #4 Palm Desert, CA	2.0	1.0	924	$2,500	$2.71	44d	1	1.35mi
73680 Irontree Dr Palm Desert, CA	2.0	2.5	1819	$6,500	$3.57	4d	1	1.36mi
72740 Bursera Way Palm Desert, CA	2.0	1.0	925	$1,695	$1.83	25d	1	1.39mi
72770 Willow St #4 Palm Desert, CA	2.0	1.0	924	$1,700	$1.84	6d	1	1.45mi
72751 Citrus Ct Unit Na Palm Desert, CA	2.0	2.0	1350	$4,000	$2.96	44d	1	1.46mi

Listing history 45 events

1. 2026-06-21
   days on market $249,900 Active 24 DOM
2. 2026-06-18
   days on market $249,900 Active 21 DOM
3. 2026-06-17
   days on market $249,900 Active 20 DOM
4. 2026-06-16
   days on market $249,900 Active 19 DOM
5. 2026-06-15
   days on market $249,900 Active 18 DOM
6. 2026-06-13
   days on market $249,900 Active 16 DOM
7. 2026-06-09
   days on market $249,900 Active 12 DOM
8. 2026-06-08
   days on market $249,900 Active 11 DOM
9. 2026-06-07
   days on market $249,900 Active 10 DOM
10. 2026-06-04
    days on market $249,900 Active 7 DOM
11. 2026-06-03
    days on market $249,900 Active 6 DOM
12. 2026-06-02
    days on market $249,900 Active 5 DOM
13. 2026-06-01
    days on market $249,900 Active 4 DOM
14. 2026-05-31
    days on market $249,900 Active 3 DOM
15. 2026-04-30
    price $253,500 909-char remark
16. 2026-04-17
    price $254,500 909-char remark
17. 2026-04-08
    price $255,500 909-char remark
18. 2026-03-22
    price $255,900 909-char remark
19. 2026-03-15
    price $256,900 909-char remark
20. 2026-01-30
    price $257,500 909-char remark
21. 2026-01-26
    price $258,500 909-char remark
22. 2026-01-03
    price $249,500 909-char remark
23. 2025-12-27
    price $249,900 909-char remark
24. 2025-12-19
    price $255,500 909-char remark
25. 2025-12-12
    price $256,500 909-char remark
26. 2025-12-05
    price $256,900 909-char remark
27. 2025-11-27
    price $257,900 909-char remark
28. 2025-11-20
    price $256,900 909-char remark
29. 2025-10-29
    price $257,900 909-char remark
30. 2025-10-17
    price $257,400 909-char remark
31. 2025-10-06
    price $257,900 909-char remark
32. 2025-09-29
    price $258,900 909-char remark
33. 2025-09-18
    price $259,900 909-char remark
34. 2025-07-25
    listed $269,900 Active 909-char remark
35. 2008-09-12
    listed $74,999
36. 2008-06-25
    historical
37. 2007-10-26
    listed $74,999
38. 2007-06-05
    historical
39. 2006-12-06
    listed $129,500
40. 2006-12-05
    historical
41. 2006-08-31
    historical
42. 2006-07-20
    listed $129,500
43. 2006-04-15
    listed $129,500
44. 2005-11-25
    historical
45. 2005-02-13
    listed $129,500

ⓘ 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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 9 d/yr ≥107°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: $44,249
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,540
• − Management: −$3,540
• − Depreciation: −$7,270
• Taxable income: $10,903
• Est. tax owed @ 24.0%: −$2,617
• After-tax cash flow: $11,616/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

+93.0% since first listed

33 events — show timeline

• 2026-05-28 Listed $249,900 GPSMLS
• 2026-05-27 Listing Removed — GPSMLS
• 2026-04-30 Price Changed $253,500 GPSMLS
• 2026-04-17 Price Changed $254,500 GPSMLS
• 2026-04-08 Price Changed $255,500 GPSMLS
• 2026-03-22 Price Changed $255,900 GPSMLS
• 2026-03-15 Price Changed $256,900 GPSMLS
• 2026-01-30 Price Changed $257,500 GPSMLS
• 2026-01-26 Price Changed $258,500 GPSMLS
• 2026-01-03 Price Changed $249,500 GPSMLS
• 2025-12-27 Price Changed $249,900 GPSMLS
• 2025-12-19 Price Changed $255,500 GPSMLS
• 2025-12-12 Price Changed $256,500 GPSMLS
• 2025-12-05 Price Changed $256,900 GPSMLS
• 2025-11-27 Price Changed $257,900 GPSMLS
• 2025-11-20 Price Changed $256,900 GPSMLS
• 2025-10-29 Price Changed $257,900 GPSMLS
• 2025-10-17 Price Changed $257,400 GPSMLS
• 2025-10-06 Price Changed $257,900 GPSMLS
• 2025-09-29 Price Changed $258,900 GPSMLS
• 2025-09-18 Price Changed $259,900 GPSMLS
• 2025-07-25 Listed $269,900 GPSMLS
• 2008-09-12 Listed $74,999 GPSMLS
• 2008-06-25 Listing Removed — GPSMLS
• 2007-10-26 Listed $74,999 GPSMLS
• 2007-06-05 Listing Removed — GPSMLS
• 2006-12-06 Listed $129,500 GPSMLS
• 2006-12-05 Listing Removed — GPSMLS
• 2006-08-31 Listing Removed — GPSMLS
• 2006-07-20 Listed $129,500 GPSMLS
• 2006-04-15 Listed $129,500 GPSMLS
• 2005-11-25 Listing Removed — GPSMLS
• 2005-02-13 Listed $129,500 GPSMLS

Property tax history

-2.5%/yr

Latest (2025): $284 · +4.2% YoY. Source: county tax records.