33160 Westchester Dr · Thousand Palms, CA 92276

$169,990

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 28 Days on market

Built 1976 6,098 sqft lot Est $212k · 20% under $349/mo HOA · 16% 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 +20.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.7/10.0
• DSCR +6.5/10.0
• Schools +2.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lovely home is neat and clean ready for you to move in. Comes turnkey furnished with newer air and heat, updated flooring thruout, baseboard , interior six panel doors, fresh paint inside & out. This is a 55+ community with unlimited golf for 2 people on title. Close to shopping and freeway.

Key facts

• Community pool
• Oversized kitchen
• Putting area

Tags

• OVERSIZED KITCHEN
• WHITE MARBLE COUNTERTOPS
• BACKYARD PRACTICE TEE
• PUTTING AREA
• RESORT-STYLE AMENITIES
• COMMUNITY POOL

Property features AI

Finance

• Other: Included in sale: furnishings, lawn tools, shed on driveway, exercise bike, inversion table; Park tag/VIN: LAW2661; Park management contact available
• Financial info: Sale terms: cash; Property sold as-is
• HOA & community: Homeowners association with monthly fees (total listed as $349); Association fees include clubhouse and security; Community amenities: clubhouse, banquet facilities, card room, billiard room, tennis courts, golf course (par 3), pickleball courts; Association pet rules apply; Senior park community (Tri Palms Country Club)

Exterior

• Parking: Driveway; One carport space; Total of 3 parking spaces (2 uncovered/assigned)
• Security: 24-hour security
• Utilities: Water: in street; Sewer: in street (paid); PUD: yes
• Home design: Detached double-wide mobile home; Single level / one story; Built (year source: assessor)
• Construction: Manufactured home (Silvercrest, Howard Manor model); Double wide
• Exterior features: Covered patio; Block fencing; Community pool (in-ground); Community spa / hot tub (in-ground); Street lights

Interior

• Kitchen: Granite counters; Refrigerator; Microwave; Gas range / gas oven; Dishwasher
• Flooring: Laminate flooring
• Bathrooms: One full bathroom; One 3/4 bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Blinds; Furnished; Granite counters
• Laundry & utility: Washer; Dryer; Laundry area / in-closet laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.2% in Thousand Palms — 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 53/100 on livability (#950 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: cost of living D, schools F, crime F.
• Palm Springs Unified (suburban): math 21% / reading 42% proficiency, ranked #328 of 517 in CA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 101 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $5k 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 28 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 5 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 $124k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,440 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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: 1.27% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $211,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73311 San Carlos Dr	0.25mi	2/2.0	1,440 (0%)	2mo	$275,000	$191	87
73477 Broadmoor Dr	0.41mi	2/2.0	1,440 (0%)	1mo	$227,000	$158	80
33261 Westchester Dr	0.06mi	2/2.0	1,296 (-10%)	1mo	$190,000	$147	80
32660 San Miguelito Dr	0.41mi	2/2.0	1,440 (0%)	2mo	$205,000	$142	79
33490 Carlsbad Cir	0.51mi	2/2.0	1,440 (0%)	2mo	$197,000	$137	75
33720 Westchester	0.30mi	2/2.0	1,344 (-7%)	2mo	$163,900	$122	73
32880 Barcelona Dr	0.58mi	2/2.0	1,440 (0%)	3mo	$240,500	$167	71
33411 San Lucas Trl	0.40mi	2/2.0	1,536 (+7%)	2mo	$230,000	$150	69
32620 Bloomfield Ave Ave	0.23mi	2/2.0	1,248 (-13%)	1mo	$150,000	$120	66
73420 Algonquin Pl	0.45mi	2/2.0	1,344 (-7%)	2mo	$200,000	$149	66
33231 Laura Dr	0.53mi	2/2.0	1,344 (-7%)	2mo	$194,500	$145	63
32581 Desert Moon	0.49mi	2/2.0	1,320 (-8%)	3mo	$170,000	$129	61

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-20,839
• Equity at exit: $25,346

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-8,693
• Equity at exit: $14,698

Cash invested: $47,597 (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 92276

• Home prices YoY: -10.9%
• Active inventory: 101
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,155 high
• Mortgage (P&I): −$891
• Tax from tax record: −$168 /mo · $2,017/yr
• Insurance: −$71
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$349
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $101

Break-even live

Break-even rent $2,027

Max offer price $169,990

Occupancy floor 90%

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: $42,498
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33371 Tubac Trl Thousand Palms, CA	2.0	2.0	1464	$2,000	$1.37	44d	1	0.14mi
33371 Tubac Trl Thousand Palms, CA	2.0	2.0	1464	$1,800	$1.23	20d	1	0.14mi
32567 Southern Hills Ave Thousand Palms, CA	3.0	1.0	912	$1,399	$1.53	44d	1	0.27mi
32545 Westchester Dr Thousand Palms, CA	2.0	2.0	1200	$1,950	$1.62	24d	1	0.29mi
32373 Chiricahua Dr Thousand Palms, CA	3.0	2.0	1344	$2,500	$1.86	44d	1	0.74mi
73274 Azure Rain #104 Palm Desert, CA	2.0	2.0	1205	$2,399	$1.99	44d	1	0.93mi
31577 Via Pared Thousand Palms, CA	3.0	2.0	1300	$2,500	$1.92	18d	1	0.95mi
73528 Cierra St Palm Desert, CA	3.0	2.0	1547	$2,995	$1.94	15d	1	1.25mi
91 Augusta Dr Rancho Mirage, CA	2.0	2.0	1620	$5,290	$3.27	44d	1	1.26mi
35460 Domani Dr Palm Desert, CA	3.0	3.0	1705	$2,800	$1.64	8d	1	1.32mi
35751 Gateway Dr Palm Desert, CA	1.0–3.0	1.0–2.0	1170	$2,570	$2.20	44d	1	1.35mi
35515 Bains Ave Palm Desert, CA	3.0	2.5	1705	$3,399	$1.99	44d	1	1.36mi
69 Cabernet Rancho Mirage, CA	2.0	2.0	1438	$3,200	$2.23	44d	1	1.48mi

HOA detail

• Monthly dues: $349 · $4,188/yr

Listing history 29 events

1. 2026-06-18
   days on market $169,990 Active 28 DOM
2. 2026-06-17
   days on market $169,990 Active 27 DOM
3. 2026-06-16
   days on market $169,990 Active 26 DOM
4. 2026-06-15
   days on market $169,990 Active 25 DOM
5. 2026-06-13
   days on market $169,990 Active 23 DOM
6. 2026-06-13
   days on market $169,990 Active 22 DOM
7. 2026-06-09
   days on market $169,990 Active 19 DOM
8. 2026-06-08
   days on market $169,990 Active 18 DOM
9. 2026-06-07
   days on market $169,990 Active 17 DOM
10. 2026-06-04
    days on market $169,990 Active 14 DOM
11. 2026-06-03
    days on market $169,990 Active 13 DOM
12. 2026-06-02
    days on market $169,990 Active 12 DOM
13. 2026-06-01
    days on market $169,990 Active 11 DOM
14. 2026-05-31
    days on market $169,990 Active 10 DOM
15. 2026-05-21
    listed $169,990 Active
16. 2021-03-09
    soldstatus $123,500 Closed 303-char remark

    Show marketing remark (303 chars)

    This lovely home is neat and clean ready for you to move in. Comes turnkey furnished with newer air and heat, updated flooring thruout, baseboard , interior six panel doors, fresh paint inside & out. This is a 55+ community with unlimited golf for 2 people on title. Close to shopping and freeway.

17. 2021-03-09
    soldstatus $71,000

    Show marketing remark (303 chars)

    This lovely home is neat and clean ready for you to move in. Comes turnkey furnished with newer air and heat, updated flooring thruout, baseboard , interior six panel doors, fresh paint inside & out. This is a 55+ community with unlimited golf for 2 people on title. Close to shopping and freeway.

18. 2021-03-08
    status Pending 303-char remark

    Show marketing remark (303 chars)

    This lovely home is neat and clean ready for you to move in. Comes turnkey furnished with newer air and heat, updated flooring thruout, baseboard , interior six panel doors, fresh paint inside & out. This is a 55+ community with unlimited golf for 2 people on title. Close to shopping and freeway.

19. 2021-02-26
    historical Active Under Contract 303-char remark

    Show marketing remark (303 chars)

    This lovely home is neat and clean ready for you to move in. Comes turnkey furnished with newer air and heat, updated flooring thruout, baseboard , interior six panel doors, fresh paint inside & out. This is a 55+ community with unlimited golf for 2 people on title. Close to shopping and freeway.

20. 2021-02-17
    status Active 303-char remark

    Show marketing remark (303 chars)

    This lovely home is neat and clean ready for you to move in. Comes turnkey furnished with newer air and heat, updated flooring thruout, baseboard , interior six panel doors, fresh paint inside & out. This is a 55+ community with unlimited golf for 2 people on title. Close to shopping and freeway.

21. 2021-02-10
    historical 303-char remark

    Show marketing remark (303 chars)

    This lovely home is neat and clean ready for you to move in. Comes turnkey furnished with newer air and heat, updated flooring thruout, baseboard , interior six panel doors, fresh paint inside & out. This is a 55+ community with unlimited golf for 2 people on title. Close to shopping and freeway.

22. 2021-01-26
    status Active 303-char remark

    Show marketing remark (303 chars)

    This lovely home is neat and clean ready for you to move in. Comes turnkey furnished with newer air and heat, updated flooring thruout, baseboard , interior six panel doors, fresh paint inside & out. This is a 55+ community with unlimited golf for 2 people on title. Close to shopping and freeway.

23. 2021-01-12
    historical Active Under Contract 303-char remark

    Show marketing remark (303 chars)

    This lovely home is neat and clean ready for you to move in. Comes turnkey furnished with newer air and heat, updated flooring thruout, baseboard , interior six panel doors, fresh paint inside & out. This is a 55+ community with unlimited golf for 2 people on title. Close to shopping and freeway.

24. 2020-12-28
    listed $129,900 Active 303-char remark

    Show marketing remark (303 chars)

    This lovely home is neat and clean ready for you to move in. Comes turnkey furnished with newer air and heat, updated flooring thruout, baseboard , interior six panel doors, fresh paint inside & out. This is a 55+ community with unlimited golf for 2 people on title. Close to shopping and freeway.

25. 2005-03-08
    soldstatus $76,000 420-char remark

    Show marketing remark (420 chars)

    HOA includes unlimited golf, tennis, pools, spas, clubhouse * * * NEW, NEW, NEW * * * REHAB COMPLETED * * * NEW CARPET, NEW PAINT, NEW FIXTURES, ETC, ETC. den can be converted to 3rd bedrm at buyers option. * * * 24-48 HR. OFFER RESPONSE. LISTING BROKER IS OWNER OF THE PROPERTY. SHOWS LIKE A MODEL. EXCELLENT CONDITIONS. SEE OFFICE REMARKS FOR COMBO. PERMINATE FOUNDATION TO BE COMPELETED UPON CLOSE OF ESCROW.

26. 2005-02-17
    soldstatus $76,000
27. 2004-11-03
    historical 420-char remark

    Show marketing remark (420 chars)

    HOA includes unlimited golf, tennis, pools, spas, clubhouse * * * NEW, NEW, NEW * * * REHAB COMPLETED * * * NEW CARPET, NEW PAINT, NEW FIXTURES, ETC, ETC. den can be converted to 3rd bedrm at buyers option. * * * 24-48 HR. OFFER RESPONSE. LISTING BROKER IS OWNER OF THE PROPERTY. SHOWS LIKE A MODEL. EXCELLENT CONDITIONS. SEE OFFICE REMARKS FOR COMBO. PERMINATE FOUNDATION TO BE COMPELETED UPON CLOSE OF ESCROW.

28. 2004-07-23
    soldstatus $47,935
29. 2004-05-17
    listed $79,990 420-char remark

    Show marketing remark (420 chars)

    HOA includes unlimited golf, tennis, pools, spas, clubhouse * * * NEW, NEW, NEW * * * REHAB COMPLETED * * * NEW CARPET, NEW PAINT, NEW FIXTURES, ETC, ETC. den can be converted to 3rd bedrm at buyers option. * * * 24-48 HR. OFFER RESPONSE. LISTING BROKER IS OWNER OF THE PROPERTY. SHOWS LIKE A MODEL. EXCELLENT CONDITIONS. SEE OFFICE REMARKS FOR COMBO. PERMINATE FOUNDATION TO BE COMPELETED UPON CLOSE OF ESCROW.

ⓘ 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: $2,017 · $168/mo
• Projected year-2 tax: $2,017 · $168/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 6/10 Major FEMA zone AO · 70% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,858
• − Mortgage interest: −$9,522
• − Property taxes: −$2,017
• − Insurance: −$2,317
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − HOA: −$4,188
• − Depreciation: −$4,945
• Taxable loss: −$1,269
• Est. tax savings @ 24.0%: +$305
• After-tax cash flow: $1,513/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: Palm Springs Unified
• NCES district ID: 0629550
• Math proficiency: 21% ▼ -7.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $43,638
• Composite: 26.76/100
• National rank: #7131
• State rank: #328 of 517 in CA

Livability — Thousand Palms

• Score: 53/100
• State rank: #950
• US rank: #24426

Category grades

Amenities F Commute F Cost of living D Crime F Employment C+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thousand Palms, CA
• City population: 7,662
• Population (ZIP): 7,662

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 Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 43% White 32% Native American 4%
• Hispanic origin (detail): Mexican 62%
• Common ancestry: Slovak 2% Lithuanian 1% Portuguese 1%
• Foreign-born: 16% · Canada
• Languages at home: 54% English-only · Spanish 43% German/W. Germanic 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: ▼ -46.86%
• Current HPI: 382.4439
• Rent YoY: —
• Metro: —
• 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

+112.5% since first listed

15 events — show timeline

• 2026-05-21 Listed $169,990 GPSMLS
• 2021-03-09 Sold (Public Records) $71,000 Public Records
• 2021-03-09 Sold (MLS) $123,500 GPSMLS
• 2021-03-08 Pending — GPSMLS
• 2021-02-26 Contingent — GPSMLS
• 2021-02-17 Relisted — GPSMLS
• 2021-02-10 Listing Removed — GPSMLS
• 2021-01-26 Relisted — GPSMLS
• 2021-01-12 Contingent — GPSMLS
• 2020-12-28 Listed $129,900 GPSMLS
• 2005-03-08 Sold (MLS) $76,000 PALM
• 2005-02-17 Sold (Public Records) $76,000 Public Records
• 2004-11-03 Delisted — PALM
• 2004-07-23 Sold (Public Records) $47,935 Public Records
• 2004-05-17 Listed $79,990 PALM

Property tax history

+2.8%/yr

Latest (2025): $2,017 · +0.4% YoY. Source: county tax records.