73850 Fairway Dr #14 · Palm Desert, CA 92260

$210,000

1 bd · 1.0 ba · 522 sqft · Condo · 140 Days on market

Built 1966 Good condition $402/sqft · 7% below area Est $226k · 7% under $736/mo HOA · 44% of rent

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Why this score? — see what drove the F 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 +10.7/15.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Cash flow +1.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your picture-perfect desert escape or next investment opportunity. Nestled within the legendary, historic Shadow Mountain Resort, this beautifully efficient 522 sq. ft. studio condominium offers the quintessential Palm Desert lifestyle with unbeatable convenience and resort-style amenities. Step into a turnkey furnished space that is ready for immediate enjoyment. Whether you are looking for a private desert hideaway to escape the winter chill, a low-maintenance ''lock-and-leave'' second home, or a highly rentable asset, this property delivers. The mid-century charm of the historic resort blends perfectly with modern, comfortable living.

Key facts

• $736 HOA
• Community pool
• Built 1966

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-868 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $84k (59.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (20.5% below list).
• Recommended offer: $84k (59.8% below list) — sets the bar for cash-flow.
• Cap rate 1.3% vs local median 3.3% in Palm Desert — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 892 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).

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.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,435 (59.8% 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 140 days. Have you received any prior offers? Is the seller open to a 60% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — 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: 0.80% ✗
• Cap rate: 1.33%
• Cash-on-cash: -17.71%
• DSCR: 0.21
• GRM: 10.5

CMA / ARV

• ARV (median comp): $225,986
• List price: $210,000
• Delta: -7.07%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73850 Fairway Dr #103	0.00mi	1/1.0	440 (-16%)	15mo	$200,000	$455	62
73850 Fairway Dr #189	0.00mi	1/1.0	640 (+23%)	17mo	$243,500	$380	61
73850 Fairway Dr #191	0.00mi	1/1.0	640 (+23%)	29mo	$200,000	$313	55
73165 Tumbleweed Ln #4	0.64mi	1/1.0	621 (+19%)	6mo	$272,500	$439	40
74380 El Camino #43	0.71mi	1/1.0	600 (+15%)	8mo	$160,500	$268	35
74380 El Camino #1	0.62mi	1/1.0	600 (+15%)	26mo	$250,000	$417	26

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: -54.1%
• Equity multiple: -0.55×
• Total profit: $-91,139
• Equity at exit: $31,312

10-year hold

• IRR: —
• Equity multiple: -1.68×
• Total profit: $-157,846
• Equity at exit: $18,157

Cash invested: $58,800 (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 92260

• Rents YoY: 1.6%
• Active inventory: 892
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,670 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$736
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-868

Break-even live

Break-even rent $2,769

Max offer price $84,435

Occupancy floor —

Sensitivity live

Price	-10% $-723	-5% $-795	+0% $-868	+5% $-940	+10% $-1,013
Rent	-10% $-1,000	-5% $-934	+0% $-868	+5% $-802	+10% $-736
Rate	-1.0pp $-762	-0.5pp $-814	base $-868	+0.5pp $-922	+1.0pp $-978

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: $52,500
• Closing costs: $6,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73850 Fairway Dr Palm Desert, CA	—	1.0	540	$1,699	$3.15	2d	1	0.02mi
73555 Shadow Mountain Dr Unit 04 Palm Desert, CA	1.0	1.0	750	$1,699	$2.27	162d	1	0.23mi
73545 Shadow Mountain Dr Palm Desert, CA	—	1.0	400	$1,235	$3.09	63d	1	0.24mi
74025 Old Prospector Trl Palm Desert, CA	—	1.0	500	$1,600	$3.20	184d	1	0.31mi
73600 San Gorgonio Way Palm Desert, CA	—	1.0	415	$1,300	$3.13	43d	1	0.57mi
45205 Panorama Dr Palm Desert, CA	1.0	1.0	670	$1,632	$2.44	0d	5	0.58mi
44620 San Rafael Ave #6 Palm Desert, CA	1.0	1.0	700	$1,350	$1.93	10d	1	0.59mi
44876 San Benito Cir Palm Desert, CA	1.0	1.0	700	$1,995	$2.85	15d	1	0.59mi
44876 San Benito Cir Palm Desert, CA	1.0	1.0	700	$1,995	$2.85	10d	1	0.59mi
44620 San Rafael Ave Unit 01 Palm Desert, CA	1.0	1.0	700	$1,550	$2.21	165d	1	0.59mi
45470 Sunrise Ln Apt 10 Palm Desert, CA	1.0	1.0	630	$1,700	$2.70	10d	1	0.72mi
73355 Guadalupe Ave Unit A Palm Desert, CA	1.0	1.0	500	$1,550	$3.10	165d	1	0.75mi
73355 Guadalupe Ave Unit J Palm Desert, CA	1.0	1.0	500	$1,585	$3.17	184d	1	0.75mi
73355 Guadalupe Ave Unit K Palm Desert, CA	2.0	2.0	500	$1,750	$3.50	99d	1	0.75mi
73355 Guadalupe Ave Unit B Palm Desert, CA	1.0	1.0	500	$1,550	$3.10	110d	1	0.75mi
73355 Guadalupe Ave Unit F Palm Desert, CA	1.0	1.0	500	$1,550	$3.10	45d	1	0.75mi
45278 Deep Canyon Rd Palm Desert, CA	1.0–2.0	1.0–2.0	877	$1,625	$1.85	0d	8	0.82mi
45200 Deep Canyon Rd Palm Desert, CA	1.0	1.0	740	$1,595	$2.16	10d	1	0.83mi
73810 Santa Rosa Way Unit 2 Palm Desert, CA	1.0	1.0	675	$1,525	$2.26	184d	1	0.84mi
73810 Santa Rosa Way Unit 3 Palm Desert, CA	1.0	1.0	675	$1,550	$2.30	126d	1	0.84mi
73810 Santa Rosa Way Apt 1 Palm Desert, CA	1.0	1.0	675	$1,600	$2.37	29d	1	0.84mi
73216 Santa Rosa Way Unit 2 Palm Desert, CA	1.0	1.0	500	$1,650	$3.30	55d	1	0.99mi
73760 Rancho Rd Apt 1 Palm Desert, CA	1.0	1.0	534	$1,395	$2.61	153d	1	0.99mi
72883 Sierra Vista Dr Unit A Palm Desert, CA	1.0	1.0	400	$1,550	$3.88	6d	1	1.09mi

Property features AI

Finance

• Other: All furnishings included except duvet and pillowsWill not consider lease (long-term)Disclosures: Homeowners Association
• Financial info: Short-term rentals allowedListing terms: cash or cash to new loan
• HOA & community: HOA dues collected quarterlyAssociation fees include building & grounds, utilities, trash, sewer, and securityCommunity amenities include fitness center, tennis courts, and golf course

Exterior

• Parking: Unassigned parking
• Security: Gated community (security included in association)
• Utilities: Water provided by CVWDSewer connected and paidCable TV availablePUD: Yes
• Home design: Condominium, attachedGround-level unit in a 2-story buildingFront door faces south; leisure area faces north
• Construction: Year built per assessor
• Exterior features: Gated communityCommunity tennis courtCommunity in-ground pool and in-ground hot tubPark/green belt viewEnd unit

Interior

• Kitchen: DishwasherElectric cooktopRefrigerator
• Bedrooms: Studio
• Flooring: CarpetCeramic tile
• Bathrooms: 1 full bathShower stall
• Heating & cooling: Central heatingAir conditioning
• Interior features: Ground-level entry with no stepsSliding doorsTurnkey furnishedBlinds on windowsNo fireplace
• Laundry & utility: Community laundry

HOA detail $736/mo · $8,832/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $210,000 Active 140 DOM
2. 2026-11-07
   days on market $210,000 Active 139 DOM
3. 2026-11-06
   days on market $210,000 Active 138 DOM
4. 2026-11-05
   days on market $210,000 Active 137 DOM
5. 2026-11-04
   days on market $210,000 Active 136 DOM
6. 2026-11-02
   days on market $210,000 Active 134 DOM
7. 2026-11-01
   days on market $210,000 Active 133 DOM
8. 2026-10-31
   days on market $210,000 Active 132 DOM
9. 2026-10-30
   days on market $210,000 Active 131 DOM
10. 2026-10-29
    days on market $210,000 Active 130 DOM
11. 2026-10-28
    days on market $210,000 Active 129 DOM
12. 2026-10-27
    days on market $210,000 Active 128 DOM
13. 2026-10-26
    days on market $210,000 Active 127 DOM
14. 2026-10-25
    days on market $210,000 Active 126 DOM
15. 2026-10-24
    days on market $210,000 Active 125 DOM
16. 2026-10-23
    days on market $210,000 Active 124 DOM
17. 2026-10-22
    days on market $210,000 Active 123 DOM
18. 2026-10-21
    days on market $210,000 Active 122 DOM
19. 2026-10-20
    days on market $210,000 Active 121 DOM
20. 2026-10-19
    days on market $210,000 Active 120 DOM
21. 2026-10-18
    days on market $210,000 Active 119 DOM
22. 2026-10-17
    days on market $210,000 Active 118 DOM
23. 2026-10-16
    days on market $210,000 Active 117 DOM
24. 2026-10-15
    days on market $210,000 Active 116 DOM
25. 2026-10-14
    days on market $210,000 Active 115 DOM
26. 2026-10-13
    days on market $210,000 Active 114 DOM
27. 2026-10-12
    days on market $210,000 Active 113 DOM
28. 2026-10-11
    days on market $210,000 Active 112 DOM
29. 2026-10-10
    days on market $210,000 Active 111 DOM
30. 2026-10-09
    days on market $210,000 Active 110 DOM
31. 2026-10-08
    days on market $210,000 Active 109 DOM
32. 2026-10-07
    days on market $210,000 Active 108 DOM
33. 2026-10-06
    days on market $210,000 Active 107 DOM
34. 2026-10-05
    days on market $210,000 Active 106 DOM
35. 2026-10-04
    days on market $210,000 Active 105 DOM
36. 2026-10-04
    days on market $210,000 Active 104 DOM
37. 2026-10-02
    days on market $210,000 Active 103 DOM
38. 2026-10-01
    days on market $210,000 Active 102 DOM
39. 2026-09-30
    days on market $210,000 Active 101 DOM
40. 2026-09-29
    days on market $210,000 Active 100 DOM
41. 2026-09-28
    days on market $210,000 Active 99 DOM
42. 2026-09-27
    days on market $210,000 Active 98 DOM
43. 2026-09-26
    days on market $210,000 Active 97 DOM
44. 2026-09-25
    days on market $210,000 Active 96 DOM
45. 2026-09-24
    days on market $210,000 Active 95 DOM
46. 2026-09-23
    days on market $210,000 Active 94 DOM
47. 2026-09-22
    days on market $210,000 Active 93 DOM
48. 2026-09-21
    days on market $210,000 Active 92 DOM
49. 2026-09-20
    days on market $210,000 Active 91 DOM
50. 2026-09-19
    days on market $210,000 Active 90 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 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: $20,043
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − HOA: −$8,832
• − Depreciation: −$6,109
• Taxable loss: −$14,068
• Est. tax savings @ 24.0%: +$3,376
• After-tax cash flow: $-7,037/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $2,610–$7,830 screening

This well-maintained, turnkey condo offers a great investment opportunity with minimal repairs and updates needed to enhance its value.

Repairs flagged

• Minor Kitchen countertops — Worn appearance suggests minor repairs needed.
• Minor Interior wall paint — Minor paint chipping indicates touch-up needed.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace kitchen countertops — New countertops improve functionality and appearance. ↑
• Both Landscaping refresh — Fresh landscaping enhances curb appeal and adds value to the property. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Abraham Lincoln Elementary Middle La Quinta Middle F CA #277/498 Nat'l #10,474/14,009 High Palm Desert High C- CA #256/1,170 Nat'l #4,461/17,239

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

D Composite livability gradescore 51/100

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 · 2,664,475 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: 17% of renters

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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%

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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%
• Languages at home: 73% English-only · Spanish 22% French/Haitian/Cajun 1% Other Indo-European 1%

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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

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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

Property features AI

Finance

• Other: All furnishings included except duvet and pillowsWill not consider lease (long-term)Disclosures: Homeowners Association
• Financial info: Short-term rentals allowedListing terms: cash or cash to new loan
• HOA & community: HOA dues collected quarterlyAssociation fees include building & grounds, utilities, trash, sewer, and securityCommunity amenities include fitness center, tennis courts, and golf course

Exterior

• Parking: Unassigned parking
• Security: Gated community (security included in association)
• Utilities: Water provided by CVWDSewer connected and paidCable TV availablePUD: Yes
• Home design: Condominium, attachedGround-level unit in a 2-story buildingFront door faces south; leisure area faces north
• Construction: Year built per assessor
• Exterior features: Gated communityCommunity tennis courtCommunity in-ground pool and in-ground hot tubPark/green belt viewEnd unit

Interior

• Kitchen: DishwasherElectric cooktopRefrigerator
• Bedrooms: Studio
• Flooring: CarpetCeramic tile
• Bathrooms: 1 full bathShower stall
• Heating & cooling: Central heatingAir conditioning
• Interior features: Ground-level entry with no stepsSliding doorsTurnkey furnishedBlinds on windowsNo fireplace
• Laundry & utility: Community laundry

Price history

1 event — show timeline

• 2026-06-19 Listed $210,000 GPSMLS