42560 Tungsten Pl · Palm Desert, CA 92260

$279,000

3 bd · 2.0 ba · 1,488 sqft · Manufactured public records · 79 Days on market

Built 1981 4,356 sqft lot $188/sqft · at area comps Est $277k · at est. $455/mo HOA · 13% 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 +21.2/30.0
• 1% rule +7.8/10.0
• ARV discount +7.2/15.0
• DSCR +6.8/10.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully Furnished right down to the China Dishes, this updated home features 3 Bedrooms, Newer Custom Cabinets, Full Backsplash, Linoleum ''Wood Like'' flooring, Updated Bathrooms and so much more! This 55+ Community is one of the few in the Desert where YOU OWN THE LAND! The home offers a Spacious Living and Dining Area, Nice Sized Bedrooms and Plenty of Storage Space. There is a Laundry Room just off the Kitchen with Newer Full Sized Washer & Dryer. Residents enjoy Resort-Style Amenities including Free Golf, Pools with Spas at 3 locations, Tennis, Pickleball, Bocce Ball, a Dog Park and a Newly Remodeled Clubhouse full of Activities. Portola Country Club has So Much to Offer and its Central Location is Convenient to Shopping, Dining, and Eisenhower Medical Center. Come See For Yourself.

Key facts

• Laundry room
• Pools with spas
• Free golf

Tags

• UPDATED BATHROOMS
• PLENTY OF STORAGE SPACE
• LAUNDRY ROOM
• RESORT-STYLE AMENITIES
• FREE GOLF
• POOLS WITH SPAS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $279k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $279k).
• Recommended offer: $262k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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); 549 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $3,562/mo this rent would consume 61% 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 79 days — a 6% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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.
• Current owner paid $158k; list at $279k implies a 77% gain — meaningful room to come down on a strong offer.

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 $262,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.28% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 6.5

CMA / ARV

• ARV (median comp): $277,359
• List price: $279,000
• Delta: 0.59%
• 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
42543 Granite Pl	0.02mi	2/2.0 (-1)	1,440 (-3%)	10mo	$345,000	$240	81
42651 Vanadium Pl	0.11mi	2/2.0 (-1)	1,440 (-3%)	4mo	$290,000	$201	81
42580 Sutters Mill Rd	0.04mi	2/2.0 (-1)	1,440 (-3%)	9mo	$280,000	$194	80
42605 Vanadium	0.11mi	2/2.0 (-1)	1,416 (-5%)	2mo	$235,000	$166	80
74072 Mercury Circle Cir W	0.15mi	2/2.0 (-1)	1,440 (-3%)	5mo	$222,000	$154	78
74592 Nevada Cir E	0.14mi	2/2.0 (-1)	1,590 (+7%)	2mo	$317,000	$199	76
74596 Azurite Cir E	0.21mi	2/2.0 (-1)	1,440 (-3%)	6mo	$201,600	$140	75
74411 Gary Ave. Ave	0.16mi	2/2.0 (-1)	1,584 (+6%)	5mo	$397,000	$251	73
42090 Diadomite Way	0.29mi	2/2.0 (-1)	1,520 (+2%)	7mo	$240,000	$158	72
74647 Azurite Cir E	0.17mi	3/2.0	1,700 (+14%)	4mo	$260,000	$153	65
74240 Angels Camp Rd	0.29mi	2/2.0 (-1)	1,584 (+6%)	10mo	$347,000	$219	62
74276 Zircon Cir E	0.24mi	3/2.0	1,664 (+12%)	8mo	$405,000	$243	62

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-24,019
• Equity at exit: $41,600

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-6,029
• Equity at exit: $24,123

Cash invested: $78,120 (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: 6.5×

Monthly cashflow live

• Estimated rent: $3,562 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$375 /mo · $4,497/yr
• Insurance: −$116
• HOA: −$455
• Vacancy / Maint / Mgmt: −$748
• Net cashflow: $405

Break-even live

Break-even rent $3,050

Max offer price $279,000

Occupancy floor 84%

Sensitivity live

Price	-10% $563	-5% $484	+0% $405	+5% $326	+10% $247
Rent	-10% $124	-5% $264	+0% $405	+5% $546	+10% $686
Rate	-1.0pp $545	-0.5pp $476	base $405	+0.5pp $333	+1.0pp $259

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74036 Mercury Cir W Palm Desert, CA	2.0	2.0	1440	$2,800	$1.94	45d	1	0.14mi
74350 Magnesia Falls Dr Unit 1 Palm Desert, CA	3.0	2.0	1200	$2,595	$2.16	12d	1	0.18mi
235 Via Rengo Palm Desert, CA	2.0	2.0	1042	$2,600	$2.50	45d	1	0.22mi
255 Via Rengo Palm Desert, CA	2.0	2.0	1122	$2,700	$2.41	45d	1	0.24mi
255 Via Rengo Palm Desert, CA	2.0	2.0	1122	$2,600	$2.32	6d	1	0.24mi
43260 Silk Tree Ln Palm Desert, CA	4.0	2.0	1492	$3,500	$2.35	4d	1	0.38mi
74401 Hovley Lane East Palm Desert, CA	1.0–3.0	1.0–2.0	1042	$3,247	$3.11	0d	22	0.44mi
82 Presidio Pl Palm Desert, CA	3.0	2.0	1851	$5,500	$2.97	45d	1	0.44mi
92 Presidio Pl Palm Desert, CA	3.0	2.0	1821	$5,500	$3.02	45d	1	0.46mi
181 Camino Arroyo S Palm Desert, CA	3.0	2.0	1821	$6,300	$3.46	45d	1	0.53mi
289 Castellana N Palm Desert, CA	2.0	2.0	1457	$3,000	$2.06	25d	1	0.57mi
43378 Martini Ct Unit B Palm Desert, CA	2.0	2.0	1028	$2,249	$2.19	23d	1	0.61mi
39 Camino Arroyo Pl Palm Desert, CA	2.0	2.0	1533	$6,000	$3.91	45d	1	0.68mi
42575 Cook St Palm Desert, CA	2.0	2.0	1050	$1,950	$1.86	25d	1	0.70mi
259 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,200	$3.99	45d	1	0.71mi
257 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,300	$4.07	45d	1	0.72mi
432 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,300	$3.35	45d	1	0.74mi
430 S Sierra Madre Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	45d	1	0.74mi
34948 Phyllis Jackson Ln Palm Desert, CA	4.0	3.0	1776	$3,500	$1.97	25d	1	0.74mi
34946 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,400	$2.12	19d	1	0.74mi
34938 Phyllis Jackson Ln Palm Desert, CA	4.0	3.0	1776	$3,550	$2.00	19d	1	0.74mi
34931 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,375	$2.11	19d	1	0.74mi
34934 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,400	$2.12	19d	1	0.74mi
34941 Phyllis Jackson Ln Palm Desert, CA	4.0	3.0	1776	$3,550	$2.00	19d	1	0.74mi
34943 Phyllis Jackson Ln Palm Desert, CA	4.0	3.0	1776	$3,525	$1.98	19d	1	0.74mi
34919 Phyllis Jackson Ln Palm Desert, CA	4.0	3.0	1776	$3,550	$2.00	19d	1	0.74mi
34925 Phyllis Jackson Ln Palm Desert, CA	4.0	3.0	1776	$3,525	$1.98	19d	1	0.74mi
34921 Phyllis Jackson Ln Palm Desert, CA	3.0	2.5	1600	$3,375	$2.11	19d	1	0.74mi
74098 Goleta Ave Palm Desert, CA	2.0	2.0	893	$3,000	$3.36	5d	1	0.74mi
280 Castellana S Palm Desert, CA	2.0	2.0	1303	$6,000	$4.60	45d	1	0.75mi
82 Conejo Cir Palm Desert, CA	3.0	2.0	1759	$6,500	$3.70	45d	1	0.76mi
73760 Rancho Rd Unit 2 Palm Desert, CA	2.0	1.0	1150	$1,595	$1.39	13d	1	0.78mi
352 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,800	$3.66	45d	1	0.83mi
206 Lakecrest Ln Palm Desert, CA	2.0	2.0	1138	$2,300	$2.02	12d	1	0.84mi
365 San Remo St Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	45d	1	0.89mi
363 San Remo St Palm Desert, CA	2.0	2.0	1656	$7,500	$4.53	45d	1	0.90mi
236 Castellana S Palm Desert, CA	2.0	2.0	1684	$8,000	$4.75	45d	1	0.90mi
389 Gran Via Palm Desert, CA	3.0	2.0	1670	$3,750	$2.25	25d	1	0.91mi
74237 Catalina Way Palm Desert, CA	3.0	2.0	1344	$2,695	$2.01	13d	1	0.91mi
74237 Catalina Way Palm Desert, CA	3.0	2.0	1344	$2,750	$2.05	23d	1	0.91mi

HOA detail

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

Listing history 19 events

1. 2026-06-21
   days on market $279,000 Active 79 DOM
2. 2026-06-18
   days on market $279,000 Active 76 DOM
3. 2026-06-17
   days on market $279,000 Active 75 DOM
4. 2026-06-16
   days on market $279,000 Active 74 DOM
5. 2026-06-15
   days on market $279,000 Active 73 DOM
6. 2026-06-13
   days on market $279,000 Active 71 DOM
7. 2026-06-09
   days on market $279,000 Active 67 DOM
8. 2026-06-08
   days on market $279,000 Active 66 DOM
9. 2026-06-07
   days on market $279,000 Active 65 DOM
10. 2026-06-04
    days on market $279,000 Active 62 DOM
11. 2026-06-03
    days on market $279,000 Active 61 DOM
12. 2026-06-02
    days on market $279,000 Active 60 DOM
13. 2026-06-01
    days on market $279,000 Active 59 DOM
14. 2026-05-31
    days on market $279,000 Active 58 DOM
15. 2026-04-03
    listed $279,000 Active 802-char remark

    Show marketing remark (802 chars)

    Fully Furnished right down to the China Dishes, this updated home features 3 Bedrooms, Newer Custom Cabinets, Full Backsplash, Linoleum ''Wood Like'' flooring, Updated Bathrooms and so much more! This 55+ Community is one of the few in the Desert where YOU OWN THE LAND! The home offers a Spacious Living and Dining Area, Nice Sized Bedrooms and Plenty of Storage Space. There is a Laundry Room just off the Kitchen with Newer Full Sized Washer & Dryer. Residents enjoy Resort-Style Amenities including Free Golf, Pools with Spas at 3 locations, Tennis, Pickleball, Bocce Ball, a Dog Park and a Newly Remodeled Clubhouse full of Activities. Portola Country Club has So Much to Offer and its Central Location is Convenient to Shopping, Dining, and Eisenhower Medical Center. Come See For Yourself.

16. 2004-06-04
    soldstatus $158,000
17. 2004-04-13
    listed $162,500
18. 2004-04-13
    historical
19. 1998-05-27
    soldstatus $70,000

ⓘ 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: $4,497 · $375/mo
• Projected year-2 tax: $4,497 · $375/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: $42,746
• − Mortgage interest: −$15,628
• − Property taxes: −$4,497
• − Insurance: −$1,395
• − Repairs & maintenance: −$3,420
• − Management: −$3,420
• − HOA: −$5,460
• − Depreciation: −$8,116
• Taxable income: $809
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $4,665/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

+298.6% since first listed

5 events — show timeline

• 2026-04-03 Listed $279,000 GPSMLS
• 2004-06-04 Sold (Public Records) $158,000 Public Records
• 2004-04-13 Listing Removed — GPSMLS
• 2004-04-13 Listed $162,500 GPSMLS
• 1998-05-27 Sold (Public Records) $70,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $4,497 · +2.0% YoY. Source: county tax records.