147 Sage Dr · Palm Springs, CA 92264

$259,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 105 Days on market

Built 1973 3,660 sqft lot $180/sqft · 40% below area Est $431k · 40% 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.2/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION INVESTORS! Here's your chance to own an affordable income-producing property under $260,000 in beautiful sunny Palm Springs, CA. With an estimated 6% annual ROI, this beautifully updated manufactured home sits on owned land with a low HOA fee around $330/month (paid by Landlord) and is currently leased at $2,050/month with a long term Tenant who pays all utilities. Large floor plan Featuring 2 bedrooms and 2 bathrooms offers comfortable living and the property was completely remodeled over 4 years ago (PICTURES SHOWN ARE FROM BEFORE TENANTS MOVED IN). Located in a prime central location with quick access stores, shops, and restaurants. El Dorado Palm Estates is a 55+ community located just minutes from Target, Walmart, Home Depot, and more. Residents enjoy full access to two swimming pools and a spa, saunas, tennis courts, a newly renovated gym, a game room, a library and many other amenities. Residents can participate in activities, such as Bridge, Poker, other card games. The spacious clubhouse contains a commercial kitchen which is frequently put to use when catering various park-sponsored social activities that are held throughout the year. Best of all, ownership is not restricted by age--investors of all ages are welcome. Don't miss out--submit your offer before this opportunity is gone!

Key facts

• Long term tenant
• Two swimming pools
• Owned land

Tags

• INCOME PRODUCING PROPERTY
• OWNED LAND
• LOW HOA FEE
• LONG TERM TENANT
• PRIME CENTRAL LOCATION
• TWO SWIMMING POOLS

🏷️ Possibly a rental listed for sale. The $259,000 price doesn't fit this home's estimated sale value (~$430,949) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $259k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $236k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.7% in Palm Springs — 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 66/100 on livability (#348 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: schools C-, crime 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 soft (-0.4%/yr); 492 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); 50% 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).
• This rent runs 41% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 105 days — a 9% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.02% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

• ARV (median comp): $430,949
• List price: $259,000
• Delta: -39.90%
• Verdict: UNDERPRICED
• Comps: 14 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Aliso Dr	0.05mi	2/2.0	1,440 (0%)	3mo	$239,000	$166	95
191 Figuaro Dr	0.10mi	2/2.0	1,440 (0%)	4mo	$289,000	$201	92
183 Figuaro Dr	0.10mi	2/2.0	1,440 (0%)	6mo	$387,000	$269	90
291 Juniper Dr	0.23mi	2/2.0	1,440 (0%)	4mo	$250,000	$174	86
2 Calle Abajo	0.29mi	2/2.0	1,440 (0%)	3mo	$190,000	$132	84
210 Coyote Dr	0.12mi	2/2.0	1,488 (+3%)	7mo	$239,000	$161	83
284 Saguaro Dr	0.27mi	2/2.0	1,488 (+3%)	2mo	$267,240	$180	80
274 Encino Dr	0.26mi	2/2.0	1,392 (-3%)	9mo	$275,000	$198	75
356 Saguaro Dr	0.29mi	2/2.0	1,539 (+7%)	0mo	$330,000	$214	75
81 Calle Del Espacio	0.28mi	2/2.0	1,536 (+7%)	3mo	$80,000	$52	73
175 Vista De Oeste	0.54mi	2/2.0	1,456 (+1%)	8mo	$140,000	$96	66
147 Vista De Oeste	0.52mi	2/2.0	1,291 (-10%)	0mo	$190,000	$147	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-20,788
• Equity at exit: $38,618

10-year hold

• IRR: -2.5%
• Equity multiple: 0.85×
• Total profit: $-10,884
• Equity at exit: $22,394

Cash invested: $72,520 (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 92264

• Rents YoY: -0.4%
• Active inventory: 492
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,633 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$159 /mo · $1,913/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $455

Break-even live

Break-even rent $2,058

Max offer price $259,000

Occupancy floor 78%

Sensitivity live

Price	-10% $601	-5% $528	+0% $455	+5% $381	+10% $308
Rent	-10% $247	-5% $351	+0% $455	+5% $559	+10% $663
Rate	-1.0pp $585	-0.5pp $521	base $455	+0.5pp $388	+1.0pp $319

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 Lawrence Crossley Rd Palm Springs, CA	2.0	2.0	905	$2,022	$2.23	44d	1	0.42mi
2700 Lawrence Crossley Rd #18 Palm Springs, CA	2.0	2.0	885	$2,050	$2.32	18d	1	0.43mi
2700 Lawrence Crossley Rd Unit B15 Palm Springs, CA	2.0	2.0	885	$1,950	$2.20	44d	1	0.43mi
26 Pueblo Vista Dr Palm Springs, CA	3.0	2.0	1487	$3,200	$2.15	44d	1	0.44mi
2420 Los Coyotes Dr Palm Springs, CA	2.0	3.0	1608	$2,600	$1.62	44d	1	0.51mi
5301 E Waverly Dr Palm Springs, CA	1.0–2.0	2.0	933	$2,300	$2.47	15d	2	0.52mi
5301 E Waverly Dr Palm Springs, CA	1.0–2.0	2.0	933	$2,300	$2.47	18d	2	0.52mi
5314 Los Coyotes Dr Palm Springs, CA	3.0	3.0	1550	$2,600	$1.68	20d	1	0.56mi
5301 E Waverly Dr #192 Palm Springs, CA	2.0	2.0	979	$2,300	$2.35	24d	1	0.60mi
5301 E Waverly Dr #120 Palm Springs, CA	1.0	2.0	887	$2,800	$3.16	44d	1	0.60mi
2010 Lawrence Crossley Rd Unit 8 Palm Springs, CA	2.0	1.5	993	$1,895	$1.91	14d	1	0.63mi
5951 Montecito Dr #5 Palm Springs, CA	3.0	2.5	1551	$2,300	$1.48	44d	1	0.69mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	44d	1	0.71mi
5225 E Waverly Dr #66 Palm Springs, CA	1.0	2.0	887	$3,600	$4.06	44d	1	0.73mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	44d	1	0.77mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	44d	1	0.81mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	15d	1	0.81mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	22d	1	0.86mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	11d	1	0.86mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	13d	1	0.86mi
2601 S Broadmoor Dr Palm Springs, CA	2.0	2.0	1178	$2,050	$1.74	44d	2	0.91mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	8d	1	0.93mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	24d	1	0.93mi
6071 Hazeltine Plz Palm Springs, CA	2.0	2.0	1168	$3,200	$2.74	44d	1	0.95mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	5d	1	0.96mi
2441 S Birdie Way Unit E Palm Springs, CA	2.0	2.0	1438	$3,250	$2.26	24d	1	0.97mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	21d	1	1.02mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	44d	1	1.04mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	15d	1	1.04mi
4850 N Winners Cir Unit A Palm Springs, CA	2.0	2.0	1275	$2,700	$2.12	17d	1	1.04mi
2104 S Birdie Way Palm Springs, CA	3.0	2.0	1456	$3,600	$2.47	44d	1	1.05mi
2550 Miramonte Cir E Unit C Palm Springs, CA	3.0	2.5	1397	$2,730	$1.95	24d	1	1.09mi
35615 Paseo Circulo E Cathedral City, CA	1.0	2.0	1029	$2,250	$2.19	44d	1	1.11mi
2350 Miramonte Cir E Unit A Palm Springs, CA	2.0	2.0	1264	$3,000	$2.37	24d	1	1.13mi
2350 Miramonte Cir E Unit E Palm Springs, CA	2.0	2.0	1241	$4,500	$3.63	44d	1	1.13mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	24d	1	1.13mi
272 Desert Lakes Dr Palm Springs, CA	2.0	2.0	1545	$7,000	$4.53	44d	1	1.16mi
306 Desert Lakes Dr Palm Springs, CA	2.0	2.0	1545	$8,000	$5.18	44d	1	1.21mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	44d	1	1.22mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	44d	1	1.22mi

Listing history 18 events

1. 2026-06-18
   days on market $259,000 Active 105 DOM
2. 2026-06-17
   days on market $259,000 Active 104 DOM
3. 2026-06-16
   days on market $259,000 Active 103 DOM
4. 2026-06-15
   days on market $259,000 Active 102 DOM
5. 2026-06-13
   days on market $259,000 Active 100 DOM
6. 2026-06-13
   days on market $259,000 Active 99 DOM
7. 2026-06-09
   days on market $259,000 Active 96 DOM
8. 2026-06-08
   days on market $259,000 Active 95 DOM
9. 2026-06-07
   days on market $259,000 Active 94 DOM
10. 2026-06-04
    days on market $259,000 Active 91 DOM
11. 2026-06-03
    days on market $259,000 Active 90 DOM
12. 2026-06-02
    days on market $259,000 Active 89 DOM
13. 2026-06-01
    days on market $259,000 Active 88 DOM
14. 2026-05-31
    days on market $259,000 Active 87 DOM
15. 2026-03-05
    listed $259,000 Active 1323-char remark

    Show marketing remark (1323 chars)

    ATTENTION INVESTORS! Here's your chance to own an affordable income-producing property under $260,000 in beautiful sunny Palm Springs, CA. With an estimated 6% annual ROI, this beautifully updated manufactured home sits on owned land with a low HOA fee around $330/month (paid by Landlord) and is currently leased at $2,050/month with a long term Tenant who pays all utilities. Large floor plan Featuring 2 bedrooms and 2 bathrooms offers comfortable living and the property was completely remodeled over 4 years ago (PICTURES SHOWN ARE FROM BEFORE TENANTS MOVED IN). Located in a prime central location with quick access stores, shops, and restaurants. El Dorado Palm Estates is a 55+ community located just minutes from Target, Walmart, Home Depot, and more. Residents enjoy full access to two swimming pools and a spa, saunas, tennis courts, a newly renovated gym, a game room, a library and many other amenities. Residents can participate in activities, such as Bridge, Poker, other card games. The spacious clubhouse contains a commercial kitchen which is frequently put to use when catering various park-sponsored social activities that are held throughout the year. Best of all, ownership is not restricted by age--investors of all ages are welcome. Don't miss out--submit your offer before this opportunity is gone!

16. 2021-09-05
    historical
17. 2021-08-16
    price $237,405
18. 2021-07-15
    listed $249,900 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: $1,913 · $159/mo
• Projected year-2 tax: $1,968 · $164/mo
• Expected delta: +$55/yr (+$5/mo · 2.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,599
• − Mortgage interest: −$14,508
• − Property taxes: −$1,913
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,528
• − Management: −$2,528
• − Depreciation: −$7,535
• Taxable income: $1,292
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $5,146/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 — Palm Springs

• Score: 66/100
• State rank: #348
• US rank: #11850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, CA
• County: Riverside County · 2,287,001 people
• City population: 46,786
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 19,899
• Household income: $77,688
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1215.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 12% Asian 6% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 13% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -489.04%
• Current HPI: 357.0969
• Rent YoY: ▼ -0.43%
• 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

+3.6% since first listed

4 events — show timeline

• 2026-03-05 Listed $259,000 GPSMLS
• 2021-09-05 Listing Removed — GPSMLS
• 2021-08-16 Price Changed $237,405 GPSMLS
• 2021-07-15 Listed $249,900 GPSMLS

Property tax history

+1.7%/yr

Latest (2025): $1,913 · -2.3% YoY. Source: county tax records.