74360 Angels Camp Rd · Palm Desert, CA 92260

$249,000

2 bd · 2.0 ba · 1,646 sqft · Manufactured public records · 31 Days on market

Built 1986 5,227 sqft lot Est $260k · at est. $455/mo HOA · 11% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.4/15.0
• 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

Welcome to your next desert home at beautiful Portola Country Club where you own the land. This home has a recorded 433a certificate for Permanent Foundation status. Light fixing will be needed, but the quality of the wood tile and flagstone floors with a country kitchen with an island and stainless-steel appliances will more than make up for any fixing needed. Overlooking views of the Santa Rosa mountains, you will love sitting on the covered front veranda having your morning coffee. One of 3 pools, a Doggie Park, pickleball & bocce are close by. An l8-hole Par-3 Golf course is included for the owners with the low monthly $455 HOA fee. High vaulted ceilings as you enter add a nice op

Key facts

• Overlooking views
• Wood laminate floors
• Flagstone floors

Tags

• PERMANENT FOUNDATION STATUS
• WOOD LAMINATE FLOORS
• FLAGSTONE FLOORS
• STAINLESS STEEL APPLIANCES
• OVERLOOKING VIEWS
• COVERED FRONT VERANDA

Property features AI

Finance

• Other: Gated senior community; Property sold as-is; governed by CC&R and part of planned development
• Financial info: Listing terms: Cash or cash to new loan
• HOA & community: Monthly HOA with amenities including clubhouse, fitness center, banquet facilities, tennis and other courts, and par-3 golf; Association pet rules apply; Total monthly association fees: $455

Exterior

• Parking: Attached carport; 2 covered spaces (carport); 2 additional uncovered spaces (total 4 parking spaces)
• Security: Automatic gate; Card/code access
• Utilities: Sewer connected and paid; TV/Cable available; PUD
• Home design: Single-story (ground level); Triple wide mobile home (manufacture year 1986); Entry on level 1; Senior park
• Construction: Built in 1986; Mobile/manufactured construction; One shed on property
• Exterior features: Automatic gate with card/code access; Community in-ground pool; Community in-ground spa/hot tub; Mountain views; Attached property

Interior

• Flooring: Laminate flooring; Stone tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning; Evaporative cooling
• Interior features: Unfurnished; Den / Study; Great room; Wood-burning fireplace in the great room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $249k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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); 72% 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 $4,299/mo this rent would consume 74% 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.73% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.94%
• DSCR: 2.02
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $260,068
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74529 Azurite Cir	0.15mi	2/2.0	1,740 (+6%)	0mo	$427,500	$246	83
42090 Diadomite Way	0.07mi	2/2.0	1,520 (-8%)	7mo	$240,000	$158	78
74592 Nevada Cir E	0.36mi	2/2.0	1,590 (-3%)	2mo	$317,000	$199	76
74411 Gary Ave. Ave	0.39mi	2/2.0	1,584 (-4%)	5mo	$397,000	$251	72
74647 Azurite Cir E	0.32mi	3/2.0 (+1)	1,700 (+3%)	4mo	$260,000	$153	71
74584 Nevada Cir E	0.35mi	2/2.0	1,734 (+5%)	6mo	$257,500	$149	70
42585 Granite Pl	0.30mi	2/2.0	1,760 (+7%)	6mo	$175,000	$99	69
42099 Diadomite Way	0.06mi	3/2.0 (+1)	1,880 (+14%)	1mo	$279,000	$148	68
74596 Azurite Cir E	0.25mi	2/2.0	1,440 (-12%)	6mo	$201,600	$140	63
42605 Vanadium	0.35mi	2/2.0	1,416 (-14%)	2mo	$235,000	$166	59
74072 Mercury Circle Cir W	0.34mi	2/2.0	1,440 (-12%)	5mo	$222,000	$154	59
42651 Vanadium Pl	0.37mi	2/2.0	1,440 (-12%)	4mo	$290,000	$201	58

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: 14.2%
• Equity multiple: 1.56×
• Total profit: $38,833
• Equity at exit: $37,127

10-year hold

• IRR: 21.8%
• Equity multiple: 2.73×
• Total profit: $120,401
• Equity at exit: $21,529

Cash invested: $69,720 (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: 4.8×

Monthly cashflow live

• Estimated rent: $4,299 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$199 /mo · $2,390/yr
• Insurance: −$104
• HOA: −$455
• Vacancy / Maint / Mgmt: −$903
• Net cashflow: $1,333

Break-even live

Break-even rent $2,612

Max offer price $249,000

Occupancy floor 64%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74401 Hovley Lane East Palm Desert, CA	1.0–3.0	1.0–2.0	1042	$2,685	$2.58	1d	22	0.16mi
74036 Mercury Cir W Palm Desert, CA	2.0	2.0	1440	$2,800	$1.94	43d	1	0.34mi
82 Presidio Pl Palm Desert, CA	3.0	2.0	1851	$5,500	$2.97	43d	1	0.41mi
84 Presidio Pl Palm Desert, CA	3.0	2.0	1921	$6,500	$3.38	43d	1	0.42mi
92 Presidio Pl Palm Desert, CA	3.0	2.0	1821	$5,500	$3.02	43d	1	0.44mi
74350 Magnesia Falls Dr Unit 1 Palm Desert, CA	3.0	2.0	1200	$2,595	$2.16	10d	1	0.46mi
255 Via Rengo Palm Desert, CA	2.0	2.0	1122	$2,600	$2.32	4d	1	0.49mi
255 Via Rengo Palm Desert, CA	2.0	2.0	1122	$2,700	$2.41	43d	1	0.49mi
168 Camino Arroyo S Palm Desert, CA	3.0	3.0	2051	$5,000	$2.44	43d	1	0.58mi
39 Camino Arroyo Pl Palm Desert, CA	2.0	2.0	1533	$6,000	$3.91	43d	1	0.59mi
432 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,300	$3.35	43d	1	0.60mi
430 S Sierra Madre Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	43d	1	0.60mi
181 Camino Arroyo S Palm Desert, CA	3.0	2.0	1821	$6,300	$3.46	43d	1	0.61mi
206 Lakecrest Ln Palm Desert, CA	2.0	2.0	1138	$2,300	$2.02	11d	1	0.65mi
38 Conejo Cir Palm Desert, CA	3.0	3.0	2056	$6,500	$3.16	43d	1	0.67mi
42575 Cook St Palm Desert, CA	2.0	2.0	1050	$1,950	$1.86	24d	1	0.69mi
289 Castellana N Palm Desert, CA	2.0	2.0	1457	$3,000	$2.06	24d	1	0.71mi
352 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,800	$3.66	43d	1	0.72mi
365 San Remo St Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	43d	1	0.74mi
363 San Remo St Palm Desert, CA	2.0	2.0	1656	$7,500	$4.53	43d	1	0.74mi
166 Wimbledon Ct Palm Desert, CA	2.0	2.0	1250	$3,200	$2.56	43d	1	0.75mi
150 Willow Lake Dr Palm Desert, CA	2.0	2.0	1138	$2,500	$2.20	43d	1	0.75mi
191 Winterhaven Cir Palm Desert, CA	2.0	1.5	1250	$2,800	$2.24	43d	1	0.75mi
153 Camino Arroyo N Palm Desert, CA	3.0	2.0	1980	$7,300	$3.69	20d	1	0.77mi
359 Villena Way Palm Desert, CA	2.0	2.0	2208	$9,500	$4.30	43d	1	0.78mi
1 Marbella Ln Palm Desert, CA	2.0	2.0	1080	$4,500	$4.17	43d	1	0.79mi
85 Conejo Cir Palm Desert, CA	3.0	3.0	2119	$6,000	$2.83	43d	1	0.80mi
82 Conejo Cir Palm Desert, CA	3.0	2.0	1759	$6,500	$3.70	43d	1	0.81mi
25 Maximo Way Palm Desert, CA	3.0	3.0	2056	$7,800	$3.79	43d	1	0.83mi
316 S Sierra Madre Palm Desert, CA	2.0	2.0	1656	$5,700	$3.44	43d	1	0.84mi
337 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,000	$3.84	43d	1	0.85mi
259 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,200	$3.99	43d	1	0.86mi
323 San Remo St Palm Desert, CA	2.0	2.0	1556	$8,500	$5.46	43d	1	0.86mi
257 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,300	$4.07	43d	1	0.86mi
34931 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,375	$2.11	18d	1	0.86mi
34934 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,400	$2.12	18d	1	0.86mi
34946 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,400	$2.12	18d	1	0.86mi
34921 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,375	$2.11	18d	1	0.86mi
336 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	43d	1	0.87mi
305 Durango Palm Desert, CA	2.0	2.0	1670	$6,300	$3.77	43d	1	0.89mi

HOA detail

• Monthly dues: $455 · $5,460/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-18
   days on market $249,000 Active 31 DOM
2. 2026-06-17
   days on market $249,000 Active 30 DOM
3. 2026-06-16
   days on market $249,000 Active 29 DOM
4. 2026-06-15
   days on market $249,000 Active 28 DOM
5. 2026-06-13
   days on market $249,000 Active 26 DOM
6. 2026-06-09
   days on market $249,000 Active 22 DOM
7. 2026-06-08
   days on market $249,000 Active 21 DOM
8. 2026-06-07
   days on market $249,000 Active 20 DOM
9. 2026-06-04
   days on market $249,000 Active 17 DOM
10. 2026-06-03
    days on market $249,000 Active 16 DOM
11. 2026-06-02
    days on market $249,000 Active 15 DOM
12. 2026-06-02
    status $249,000 Active 14 DOM
13. 2026-06-01
    days on market $249,000 Active Under Contract 14 DOM
14. 2026-05-31
    status $249,000 Active Under Contract 13 DOM
15. 2026-05-31
    days on market $249,000 Active 13 DOM
16. 2026-04-15
    listed $249,000 Active

ⓘ 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: $2,390 · $199/mo
• Projected year-2 tax: $2,390 · $199/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 · 19 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: $51,591
• − Mortgage interest: −$13,948
• − Property taxes: −$2,390
• − Insurance: −$1,245
• − Repairs & maintenance: −$4,127
• − Management: −$4,127
• − HOA: −$5,460
• − Depreciation: −$7,244
• Taxable income: $13,050
• Est. tax owed @ 24.0%: −$3,132
• After-tax cash flow: $12,860/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

1 event — show timeline

• 2026-04-15 Listed $249,000 GPSMLS

Property tax history

+2.1%/yr

Latest (2025): $2,390 · +3.0% YoY. Source: county tax records.