32075 Westchester Dr · Thousand Palms, CA 92276

$160,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 100 Days on market

Built 1975 5,227 sqft lot $111/sqft · 6% above area Est $151k · 6% over $340/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 +22.6/30.0
• 1% rule +8.1/10.0
• DSCR +7.3/10.0
• ARV discount +4.9/15.0
• 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

Own the Land & The Lifestyle: Turnkey Golf Retreat with Permanent Foundation! Welcome to your sun-drenched sanctuary in the highly coveted Tri Palms Estates, where the golf is included and the living is easy! This meticulously maintained 1,440 sq. ft. home sits on a spacious 5,663 sq. ft. lot The Home: Once inside its a bright, open floor plan featuring 2 bedrooms and 2 baths. The owners have invested heavily in high-ticket upgrades, new carpet, including all-new energy-efficient windows, a recently resealed roof, and a newer hot water tank (2 years). The kitchen comes fully equipped with a refrigerator and dishwasher, while the dedicated laundry area includes the washer and dryer. A paid for soft water system serves the entire home, ensuring comfort and longevity for your plumbing. The Lifestyle: 1 GOLF CART INCLUDED! This isn't just a home; it's a social membership. As an owner in Tri Palms, you enjoy unlimited golf on both the 18-hole championship and 9-hole par-3 courses (UNLIMITED GOLF INCLUDED). Best of all? The golf cart is included in the sale! Zip over to the clubhouse for a meal at the restaurant, take a dip in one of the two sparkling pools, or join a game on the tennis and pickleball courts. Key Features: * Land Ownership: No space rent! You own the land (Fee Simple). * Location Value: Situated in a non-flood zone (Flood Cert available). * Turnkey: All appliances and golf cart included. * Low HOA: covers your golf, pools, and following amenities: two lighted tennis courts, pickleball courts, tournament-quality shuffleboard, a clubhouse with dining (The Grill), banquet rooms, billiards, library, and social spaces for all the activities like bingo, line dancing, cards, and more. . Whether you are seeking a seasonal 'snowbird' escape or a permanent desert residence, 32075 Westchester Dr offers the perfect blend of affordability, activity, and accessibility. Come see why Thousand Palms is the Coachella Valley's best-kept secret! HCD INFO: MFR LANCER, DECAL AAC4946, SERIAL 13012X/U

Key facts

• 5,227 sq ft lot
• Garage
• Built 1975

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 8 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 100 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $17k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $160k implies a 68% gain — meaningful room to come down on a strong offer.

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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.31% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 6.4

CMA / ARV

• ARV (median comp): $151,354
• List price: $160,000
• Delta: 5.71%
• 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
32660 San Miguelito Dr	0.50mi	2/2.0	1,440 (0%)	2mo	$205,000	$142	75
73477 Broadmoor Dr	0.64mi	2/2.0	1,440 (0%)	1mo	$227,000	$158	69
73311 San Carlos Dr	0.65mi	2/2.0	1,440 (0%)	2mo	$275,000	$191	68
73420 Algonquin Pl	0.46mi	2/2.0	1,344 (-7%)	2mo	$200,000	$149	65
32620 Bloomfield Ave Ave	0.27mi	2/2.0	1,248 (-13%)	1mo	$150,000	$120	64
73290 San Carlos Dr	0.62mi	3/2.0 (+1)	1,440 (0%)	3mo	$260,000	$181	64
32880 Barcelona Dr	0.75mi	2/2.0	1,440 (0%)	3mo	$240,500	$167	63
73591 Algonquin Pl	0.63mi	2/2.0	1,368 (-5%)	3mo	$100,000	$73	60
32581 Desert Moon	0.52mi	2/2.0	1,320 (-8%)	3mo	$170,000	$129	60
33261 Westchester Dr	0.56mi	2/2.0	1,296 (-10%)	1mo	$190,000	$147	56
33720 Westchester	0.75mi	2/2.0	1,344 (-7%)	2mo	$163,900	$122	53
33640 Westchester Dr	0.71mi	2/2.0	1,296 (-10%)	3mo	$260,000	$201	48

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-16,020
• Equity at exit: $23,857

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-425
• Equity at exit: $13,834

Cash invested: $44,800 (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 92276

• Home prices YoY: -10.9%
• Active inventory: 101
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,096 high
• Mortgage (P&I): −$839
• Tax from tax record: −$137 /mo · $1,643/yr
• Insurance: −$67
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$340
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $151

Break-even live

Break-even rent $1,905

Max offer price $160,000

Occupancy floor 88%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32545 Westchester Dr Thousand Palms, CA	2.0	2.0	1200	$1,950	$1.62	24d	1	0.20mi
32567 Southern Hills Ave Thousand Palms, CA	3.0	1.0	912	$1,399	$1.53	44d	1	0.23mi
33371 Tubac Trl Thousand Palms, CA	2.0	2.0	1464	$1,800	$1.23	20d	1	0.55mi
33371 Tubac Trl Thousand Palms, CA	2.0	2.0	1464	$2,000	$1.37	44d	1	0.55mi
31577 Via Pared Thousand Palms, CA	3.0	2.0	1300	$2,500	$1.92	18d	1	0.57mi
32373 Chiricahua Dr Thousand Palms, CA	3.0	2.0	1344	$2,500	$1.86	44d	1	0.69mi
73274 Azure Rain #104 Palm Desert, CA	2.0	2.0	1205	$2,399	$1.99	44d	1	1.41mi
91 Augusta Dr Rancho Mirage, CA	2.0	2.0	1620	$5,290	$3.27	44d	1	1.50mi

HOA detail

• Monthly dues: $340 · $4,080/yr
• Likely covers: waterpool

Listing history 34 events

1. 2026-06-18
   days on market $160,000 Active 100 DOM
2. 2026-06-17
   days on market $160,000 Active 99 DOM
3. 2026-06-16
   days on market $160,000 Active 98 DOM
4. 2026-06-16
   price $160,000 Active 97 DOM
5. 2026-06-15
   days on market $176,900 Active 97 DOM
6. 2026-06-13
   days on market $176,900 Active 95 DOM
7. 2026-06-13
   days on market $176,900 Active 94 DOM
8. 2026-06-09
   days on market $176,900 Active 91 DOM
9. 2026-06-08
   days on market $176,900 Active 90 DOM
10. 2026-06-07
    days on market $176,900 Active 89 DOM
11. 2026-06-04
    days on market $176,900 Active 86 DOM
12. 2026-06-03
    days on market $176,900 Active 85 DOM
13. 2026-06-02
    days on market $176,900 Active 84 DOM
14. 2026-06-01
    days on market $176,900 Active 83 DOM
15. 2026-06-01
    remarks 695-char remark
16. 2026-05-31
    days on market $176,900 Active 82 DOM
17. 2026-03-10
    listed $176,900 Active 2035-char remark

    Show marketing remark (2035 chars)

    Own the Land & The Lifestyle: Turnkey Golf Retreat with Permanent Foundation! Welcome to your sun-drenched sanctuary in the highly coveted Tri Palms Estates, where the golf is included and the living is easy! This meticulously maintained 1,440 sq. ft. home sits on a spacious 5,663 sq. ft. lot The Home: Once inside its a bright, open floor plan featuring 2 bedrooms and 2 baths. The owners have invested heavily in high-ticket upgrades, new carpet, including all-new energy-efficient windows, a recently resealed roof, and a newer hot water tank (2 years). The kitchen comes fully equipped with a refrigerator and dishwasher, while the dedicated laundry area includes the washer and dryer. A paid for soft water system serves the entire home, ensuring comfort and longevity for your plumbing. The Lifestyle: 1 GOLF CART INCLUDED! This isn't just a home; it's a social membership. As an owner in Tri Palms, you enjoy unlimited golf on both the 18-hole championship and 9-hole par-3 courses (UNLIMITED GOLF INCLUDED). Best of all? The golf cart is included in the sale! Zip over to the clubhouse for a meal at the restaurant, take a dip in one of the two sparkling pools, or join a game on the tennis and pickleball courts. Key Features: * Land Ownership: No space rent! You own the land (Fee Simple). * Location Value: Situated in a non-flood zone (Flood Cert available). * Turnkey: All appliances and golf cart included. * Low HOA: covers your golf, pools, and following amenities: two lighted tennis courts, pickleball courts, tournament-quality shuffleboard, a clubhouse with dining (The Grill), banquet rooms, billiards, library, and social spaces for all the activities like bingo, line dancing, cards, and more. . Whether you are seeking a seasonal 'snowbird' escape or a permanent desert residence, 32075 Westchester Dr offers the perfect blend of affordability, activity, and accessibility. Come see why Thousand Palms is the Coachella Valley's best-kept secret! HCD INFO: MFR LANCER, DECAL AAC4946, SERIAL 13012X/U

18. 2026-02-17
    historical $176,900 2035-char remark

    Show marketing remark (2035 chars)

    Own the Land & The Lifestyle: Turnkey Golf Retreat with Permanent Foundation! Welcome to your sun-drenched sanctuary in the highly coveted Tri Palms Estates, where the golf is included and the living is easy! This meticulously maintained 1,440 sq. ft. home sits on a spacious 5,663 sq. ft. lot The Home: Once inside its a bright, open floor plan featuring 2 bedrooms and 2 baths. The owners have invested heavily in high-ticket upgrades, new carpet, including all-new energy-efficient windows, a recently resealed roof, and a newer hot water tank (2 years). The kitchen comes fully equipped with a refrigerator and dishwasher, while the dedicated laundry area includes the washer and dryer. A paid for soft water system serves the entire home, ensuring comfort and longevity for your plumbing. The Lifestyle: 1 GOLF CART INCLUDED! This isn't just a home; it's a social membership. As an owner in Tri Palms, you enjoy unlimited golf on both the 18-hole championship and 9-hole par-3 courses (UNLIMITED GOLF INCLUDED). Best of all? The golf cart is included in the sale! Zip over to the clubhouse for a meal at the restaurant, take a dip in one of the two sparkling pools, or join a game on the tennis and pickleball courts. Key Features: * Land Ownership: No space rent! You own the land (Fee Simple). * Location Value: Situated in a non-flood zone (Flood Cert available). * Turnkey: All appliances and golf cart included. * Low HOA: covers your golf, pools, and following amenities: two lighted tennis courts, pickleball courts, tournament-quality shuffleboard, a clubhouse with dining (The Grill), banquet rooms, billiards, library, and social spaces for all the activities like bingo, line dancing, cards, and more. . Whether you are seeking a seasonal 'snowbird' escape or a permanent desert residence, 32075 Westchester Dr offers the perfect blend of affordability, activity, and accessibility. Come see why Thousand Palms is the Coachella Valley's best-kept secret! HCD INFO: MFR LANCER, DECAL AAC4946, SERIAL 13012X/U

19. 2026-02-17
    historical

    Show marketing remark (2035 chars)

    Own the Land & The Lifestyle: Turnkey Golf Retreat with Permanent Foundation! Welcome to your sun-drenched sanctuary in the highly coveted Tri Palms Estates, where the golf is included and the living is easy! This meticulously maintained 1,440 sq. ft. home sits on a spacious 5,663 sq. ft. lot The Home: Once inside its a bright, open floor plan featuring 2 bedrooms and 2 baths. The owners have invested heavily in high-ticket upgrades, new carpet, including all-new energy-efficient windows, a recently resealed roof, and a newer hot water tank (2 years). The kitchen comes fully equipped with a refrigerator and dishwasher, while the dedicated laundry area includes the washer and dryer. A paid for soft water system serves the entire home, ensuring comfort and longevity for your plumbing. The Lifestyle: 1 GOLF CART INCLUDED! This isn't just a home; it's a social membership. As an owner in Tri Palms, you enjoy unlimited golf on both the 18-hole championship and 9-hole par-3 courses (UNLIMITED GOLF INCLUDED). Best of all? The golf cart is included in the sale! Zip over to the clubhouse for a meal at the restaurant, take a dip in one of the two sparkling pools, or join a game on the tennis and pickleball courts. Key Features: * Land Ownership: No space rent! You own the land (Fee Simple). * Location Value: Situated in a non-flood zone (Flood Cert available). * Turnkey: All appliances and golf cart included. * Low HOA: covers your golf, pools, and following amenities: two lighted tennis courts, pickleball courts, tournament-quality shuffleboard, a clubhouse with dining (The Grill), banquet rooms, billiards, library, and social spaces for all the activities like bingo, line dancing, cards, and more. . Whether you are seeking a seasonal 'snowbird' escape or a permanent desert residence, 32075 Westchester Dr offers the perfect blend of affordability, activity, and accessibility. Come see why Thousand Palms is the Coachella Valley's best-kept secret! HCD INFO: MFR LANCER, DECAL AAC4946, SERIAL 13012X/U

20. 2026-02-09
    listed $176,900
21. 2021-02-25
    soldstatus $95,000 Closed
22. 2021-02-25
    soldstatus $95,000
23. 2021-02-17
    status Pending
24. 2021-01-01
    historical Active Under Contract
25. 2020-12-12
    price $98,500
26. 2020-12-12
    status Active
27. 2020-10-28
    status Pending
28. 2020-09-09
    status Active
29. 2020-08-19
    historical Active Under Contract
30. 2020-07-22
    listed $115,000 Active
31. 2013-03-29
    soldstatus $78,000 Closed
32. 2013-03-29
    soldstatus $78,000 Closed
33. 2013-02-12
    status Pending
34. 2013-02-07
    listed $84,500 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: $1,643 · $137/mo
• Projected year-2 tax: $1,643 · $137/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 AO · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 18 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: $25,157
• − Mortgage interest: −$8,962
• − Property taxes: −$1,643
• − Insurance: −$2,268
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − HOA: −$4,080
• − Depreciation: −$4,655
• Taxable loss: −$476
• Est. tax savings @ 24.0%: +$114
• After-tax cash flow: $1,929/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

+109.3% since first listed

18 events — show timeline

• 2026-03-10 Listed $176,900 GPSMLS
• 2026-02-17 Coming Soon $176,900 GPSMLS
• 2026-02-17 Listing Removed — GPSMLS
• 2026-02-09 Listed $176,900 GPSMLS
• 2021-02-25 Sold (Public Records) $95,000 Public Records
• 2021-02-25 Sold (MLS) $95,000 GPSMLS
• 2021-02-17 Pending — GPSMLS
• 2021-01-01 Contingent — GPSMLS
• 2020-12-12 Price Changed $98,500 GPSMLS
• 2020-12-12 Relisted — GPSMLS
• 2020-10-28 Pending — GPSMLS
• 2020-09-09 Relisted — GPSMLS
• 2020-08-19 Contingent — GPSMLS
• 2020-07-22 Listed $115,000 GPSMLS
• 2013-03-29 Sold (MLS) $78,000 GPSMLS
• 2013-03-29 Sold (MLS) $78,000 GPSMLS
• 2013-02-12 Pending — GPSMLS
• 2013-02-07 Listed $84,500 GPSMLS

Property tax history

+4.9%/yr

Latest (2025): $1,643 · +0.9% YoY. Source: county tax records.