71400 Gardess Rd · Rancho Mirage, CA 92270

$849,999

4 bd · 2.0 ba · 2,018 sqft · SingleFamily public records · 23 Days on market

Built 1967 10,019 sqft lot $421/sqft · 38% below area Est $1382k · 38% under

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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 +17.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Built in 1967, this mid-century home offers 2,018 square feet of living space, spacious lot 10,019 square feet, with 4 bedrooms and 2 bathrooms. The property features an expansive swimming pool and retains much of its original character, providing a great opportunity for customization. Located in Desirable 'Magnesia Falls Cove' in Rancho Mirage, south of Highway 111 off Bob Hope Drive, it's conveniently close to The River Mall and local amenities. No HOA, No land lease. With mostly cosmetic updates needed, this home is perfect for buyers looking to add their personal touch. Priced to sell, the motivated seller is open to all reasonable offers.

Key facts

• Original character
• Swimming pool
• Local amenities

Tags

• SWIMMING POOL
• ORIGINAL CHARACTER
• CUSTOMIZATION OPPORTUNITY
• LOCAL AMENITIES
• NO HOA

Property features AI

Finance

• Other: Probate listing; Property sold as-is; Short-term rental status: Unknown; Will not consider lease
• HOA & community: No monthly association fee

Exterior

• Parking: Attached garage with garage door opener; 2 covered/garage spaces (4 total parking spaces)
• Security: Security/safety features (other)
• Utilities: Sewer connected and paid; PUD: No
• Home design: Single-family detached residence; One story
• Construction: Year built per assessor; Gunite pool construction
• Exterior features: Private gunite pool; Property has mountain and panoramic views; Fee simple land

Interior

• Flooring: Mixed flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Gas fireplace in the living room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $850k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $733k (13.8% below list).
• Recommended offer: $733k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.0% in Rancho Mirage — 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 (#1,065 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: amenities F, commute F, cost of living 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: Rents rising (+3.7%/yr); 529 active listings in the ZIP; 16 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; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $7,330/mo this rent would consume 82% of the median local household income ($107k/yr) (locally 498% 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 $6k of loan paydown is wiped out by about $26k 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 23 days — a 2% lower offer ($837k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $169k; list at $850k implies a 403% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $733,006 (13.8% below list)

Questions for the listing agent

1. Built in 1967 — 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. 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.
4. 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.
5. 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: 0.86% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (median comp): $1,381,552
• List price: $849,999
• Delta: -38.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71528 Estellita Dr	0.17mi	4/2.0	2,000 (-1%)	1mo	$1,200,000	$600	90
71546 Biskra Rd	0.20mi	4/3.0	2,088 (+4%)	7mo	$1,225,000	$587	75
71533 Tangier Rd	0.21mi	4/3.0	1,948 (-4%)	8mo	$1,629,500	$836	74
71500 Gardess Rd	0.10mi	4/2.0	1,837 (-9%)	12mo	$1,350,000	$735	71
71425 Estellita Dr	0.21mi	3/3.0 (-1)	1,982 (-2%)	15mo	$959,000	$484	65
71433 Estellita Dr	0.16mi	3/4.0 (-1)	2,121 (+5%)	8mo	$1,080,000	$509	64
71568 Tangier Rd	0.23mi	3/2.0 (-1)	1,774 (-12%)	1mo	$772,000	$435	63
71653 Mirage Rd	0.25mi	3/3.5 (-1)	1,778 (-12%)	6mo	$1,550,000	$872	53
71390 Gardess Rd	0.02mi	3/2.5 (-1)	2,299 (+14%)	23mo	$1,542,000	$671	50
71748 San Gorgonio Rd	0.36mi	3/3.0 (-1)	1,813 (-10%)	12mo	$850,000	$469	47
71775 San Gorgonio Rd	0.37mi	3/3.0 (-1)	1,789 (-11%)	18mo	$1,500,000	$838	40
71254 Mirage Rd	0.48mi	3/3.0 (-1)	2,277 (+13%)	18mo	$2,000,000	$878	32

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.62×
• Total profit: $-90,264
• Equity at exit: $126,738

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-3,061
• Equity at exit: $73,492

Cash invested: $238,000 (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 92270

• Rents YoY: 3.7%
• Active inventory: 529
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $7,330 high
• Mortgage (P&I): −$4,457
• Tax from tax record: −$312 /mo · $3,746/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,539
• Net cashflow: $667

Break-even live

Break-even rent $6,486

Max offer price $849,999

Occupancy floor 86%

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
71581 Halgar Rd Rancho Mirage, CA	3.0	3.0	1852	$6,500	$3.51	44d	1	0.20mi
71620 Halgar Rd Rancho Mirage, CA	3.0	2.0	2018	$4,800	$2.38	44d	1	0.25mi
71292 Biskra Rd Rancho Mirage, CA	3.0	2.0	1732	$7,999	$4.62	44d	1	0.36mi
71501 Sahara Rd Rancho Mirage, CA	3.0	3.5	2798	$9,700	$3.47	44d	1	0.53mi
72382 Desert Dr Rancho Mirage, CA	4.0	4.0	2543	$14,995	$5.90	18d	1	0.99mi
17 Lugo Dr Rancho Mirage, CA	3.0	2.0	1581	$3,700	$2.34	44d	1	1.01mi
35 Malaga Dr Rancho Mirage, CA	3.0	2.0	1776	$2,499	$1.41	24d	1	1.01mi
72408 Desert Dr Rancho Mirage, CA	3.0	3.0	2328	$10,500	$4.51	44d	1	1.01mi
26 Sunrise Dr Rancho Mirage, CA	3.0	3.0	1762	$6,500	$3.69	8d	1	1.19mi
8 Valencia Dr Rancho Mirage, CA	3.0	2.0	1700	$6,800	$4.00	44d	1	1.31mi
70801 Fairway Dr Rancho Mirage, CA	3.0	4.0	2876	$8,950	$3.11	18d	1	1.35mi
40281 Sand Dune Rd Rancho Mirage, CA	3.0	3.5	2983	$24,000	$8.05	44d	1	1.37mi
11 Ronda Dr Rancho Mirage, CA	3.0	2.0	1680	$3,200	$1.90	44d	1	1.43mi
142 Avenida Las Palmas Rancho Mirage, CA	3.0	2.5	2209	$7,395	$3.35	44d	1	1.46mi
95 Esplanade St Rancho Mirage, CA	3.0	3.0	2575	$3,400	$1.32	13d	1	1.49mi
71279 Country Club Dr Rancho Mirage, CA	3.0	3.0	2444	$15,000	$6.14	24d	1	1.50mi

Listing history 2 events

1. 2026-04-26
   listed $849,999 Active 651-char remark
2. 1998-01-30
   soldstatus $169,000

ⓘ 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: $3,746 · $312/mo
• Projected year-2 tax: $6,460 · $538/mo
• Expected delta: +$2,714/yr (+$226/mo · 72.4%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 8 d/yr ≥114°F today · 24 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: $87,961
• − Mortgage interest: −$47,613
• − Property taxes: −$3,746
• − Insurance: −$4,250
• − Repairs & maintenance: −$7,037
• − Management: −$7,037
• − Depreciation: −$24,727
• Taxable loss: −$6,450
• Est. tax savings @ 24.0%: +$1,548
• After-tax cash flow: $9,551/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 — Rancho Mirage

• Score: 51/100
• State rank: #1065
• US rank: #25255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Mirage, CA
• County: Riverside County · 2,287,001 people
• City population: 17,563
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 17,563
• Household income: $107,364
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 498.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, South Korea, China
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -210.99%
• Current HPI: 282.2957
• Rent YoY: ▲ 3.72%
• 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

+403.0% since first listed

3 events — show timeline

• 2026-05-20 Pending — GPSMLS
• 2026-04-26 Listed $849,999 GPSMLS
• 1998-01-30 Sold (Public Records) $169,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $3,746 · -13.5% YoY. Source: county tax records.