1010 Palm Canyon Dr #264 · Borrego Springs, CA 92004

$157,500

2 bd · 2.0 ba · 1,904 sqft · Manufactured · 197 Days on market

Built 1978 182 ac lot $83/sqft · 61% above area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has a superb location on the 1st tee of the highly acclaimed 55+ Roadrunner Golf & Country Club. You will enjoy the sunrises and sunsets from this fully enclosed screen porch with views of the lush greens, tall palms, & San Jacinto Mountains to the North. Unique landscaping surrounds this triple wide home and comes with your own very mature olive tree. Many upgrades have been completed by the current owner with the brand new dual pane vinyl windows just installed in Nov. A new roof was completed as well as re-leveling of the entire home in 2025. Updated appliances include electric cooktop, stainless steel hood vent, dishwasher, large farmhouse sink & refrigerator to accent the new countertop and a tankless hot water heater. Along with low flow fixtures in both baths the home has new, wood like, luxury vinyl plank flooring. The living room has a peaked cathedral ceiling with lots of natural light and direct access to the screened patio. The family room has a sliding glass door out to the porch as well as a mini-split system to go along with central forced air and heat. The fireplace is ready for an energy efficient electric insert and is spacious enough for large sectional furniture. Two types of walk-in closets in the main bedroom add extra storage space or an art & craft room. The main shower has been remodeled and is a "walk-in" with custom ceramic tile & window. There is a shed for outdoor storage and a covered carport for 2 vehicles. The clubhouse, salt-water pool, mineral spa, gym, billiards and shuffleboard are all within a short walking distance. This community is gated, quiet and serene. This is on leased land with space rent . Come enjoy Borrego Springs Dark Sky ambiance. Call me today!

Key facts

• Unique landscaping
• Mature olive tree
• New roof

Tags

• SCREEN PORCH
• UNIQUE LANDSCAPING
• MATURE OLIVE TREE
• DUAL PANE VINYL WINDOWS
• NEW ROOF
• RE-LEVELING OF THE HOME

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $158k.

Deal economics

• At list price, monthly cash flow is $702 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $139k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 6.0% in Borrego 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 58/100 on livability (#712 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• Borrego Springs Unified (rural): math 20% / reading 35% proficiency, ranked #1,120 of 1,400 in CA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 174 active listings in the ZIP; 11,759 units permitted in San Diego County in 2024 (7,244 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.
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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

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

Recommended offer $138,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.54% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.42%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $98,028
• List price: $157,500
• Delta: 60.67%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 Palm Cyn #168	0.28mi	2/2.0	1,824 (-4%)	3mo	$149,000	$82	77

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: 11.0%
• Equity multiple: 1.44×
• Total profit: $19,273
• Equity at exit: $23,484

10-year hold

• IRR: 20.1%
• Equity multiple: 2.70×
• Total profit: $74,772
• Equity at exit: $13,618

Cash invested: $44,100 (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 92004

• Home prices YoY: -18.4%
• Active inventory: 174
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,421 medium
• Mortgage (P&I): −$826
• Tax est. 1.5%: −$197 /mo · $2,362/yr
• Insurance: −$66
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $702

Break-even live

Break-even rent $1,533

Max offer price $157,500

Occupancy floor 66%

Sensitivity live

Price	-10% $810	-5% $756	+0% $702	+5% $647	+10% $593
Rent	-10% $510	-5% $606	+0% $702	+5% $797	+10% $893
Rate	-1.0pp $781	-0.5pp $742	base $702	+0.5pp $661	+1.0pp $619

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $157,500 Active 197 DOM
2. 2026-06-18
   days on market $157,500 Active 196 DOM
3. 2026-06-17
   days on market $157,500 Active 195 DOM
4. 2026-06-16
   days on market $157,500 Active 194 DOM
5. 2026-06-15
   days on market $157,500 Active 193 DOM
6. 2026-06-14
   days on market $157,500 Active 191 DOM
7. 2026-06-12
   days on market $157,500 Active 190 DOM
8. 2026-06-09
   days on market $157,500 Active 187 DOM
9. 2026-06-08
   days on market $157,500 Active 186 DOM
10. 2026-06-07
    days on market $157,500 Active 185 DOM
11. 2026-06-07
    days on market $157,500 Active 184 DOM
12. 2026-06-04
    days on market $157,500 Active 181 DOM
13. 2026-06-02
    days on market $157,500 Active 180 DOM
14. 2026-06-01
    days on market $157,500 Active 179 DOM
15. 2026-05-31
    days on market $157,500 Active 178 DOM
16. 2026-05-31
    days on market $157,500 Active 177 DOM
17. 2026-03-03
    status Active 1773-char remark

    Show marketing remark (1773 chars)

    This home has a superb location on the 1st tee of the highly acclaimed 55+ Roadrunner Golf & Country Club. You will enjoy the sunrises and sunsets from this fully enclosed screen porch with views of the lush greens, tall palms, & San Jacinto Mountains to the North. Unique landscaping surrounds this triple wide home and comes with your own very mature olive tree. Many upgrades have been completed by the current owner with the brand new dual pane vinyl windows just installed in Nov. A new roof was completed as well as re-leveling of the entire home in 2025. Updated appliances include electric cooktop, stainless steel hood vent, dishwasher, large farmhouse sink & refrigerator to accent the new countertop and a tankless hot water heater. Along with low flow fixtures in both baths the home has new, wood like, luxury vinyl plank flooring. The living room has a peaked cathedral ceiling with lots of natural light and direct access to the screened patio. The family room has a sliding glass door out to the porch as well as a mini-split system to go along with central forced air and heat. The fireplace is ready for an energy efficient electric insert and is spacious enough for large sectional furniture. Two types of walk-in closets in the main bedroom add extra storage space or an art & craft room. The main shower has been remodeled and is a "walk-in" with custom ceramic tile & window. There is a shed for outdoor storage and a covered carport for 2 vehicles. The clubhouse, salt-water pool, mineral spa, gym, billiards and shuffleboard are all within a short walking distance. This community is gated, quiet and serene. This is on leased land with space rent . Come enjoy Borrego Springs Dark Sky ambiance. Call me today!

18. 2026-03-03
    historical 1773-char remark

    Show marketing remark (1773 chars)

    This home has a superb location on the 1st tee of the highly acclaimed 55+ Roadrunner Golf & Country Club. You will enjoy the sunrises and sunsets from this fully enclosed screen porch with views of the lush greens, tall palms, & San Jacinto Mountains to the North. Unique landscaping surrounds this triple wide home and comes with your own very mature olive tree. Many upgrades have been completed by the current owner with the brand new dual pane vinyl windows just installed in Nov. A new roof was completed as well as re-leveling of the entire home in 2025. Updated appliances include electric cooktop, stainless steel hood vent, dishwasher, large farmhouse sink & refrigerator to accent the new countertop and a tankless hot water heater. Along with low flow fixtures in both baths the home has new, wood like, luxury vinyl plank flooring. The living room has a peaked cathedral ceiling with lots of natural light and direct access to the screened patio. The family room has a sliding glass door out to the porch as well as a mini-split system to go along with central forced air and heat. The fireplace is ready for an energy efficient electric insert and is spacious enough for large sectional furniture. Two types of walk-in closets in the main bedroom add extra storage space or an art & craft room. The main shower has been remodeled and is a "walk-in" with custom ceramic tile & window. There is a shed for outdoor storage and a covered carport for 2 vehicles. The clubhouse, salt-water pool, mineral spa, gym, billiards and shuffleboard are all within a short walking distance. This community is gated, quiet and serene. This is on leased land with space rent . Come enjoy Borrego Springs Dark Sky ambiance. Call me today!

19. 2026-01-14
    price $157,500 1773-char remark

    Show marketing remark (1773 chars)

    This home has a superb location on the 1st tee of the highly acclaimed 55+ Roadrunner Golf & Country Club. You will enjoy the sunrises and sunsets from this fully enclosed screen porch with views of the lush greens, tall palms, & San Jacinto Mountains to the North. Unique landscaping surrounds this triple wide home and comes with your own very mature olive tree. Many upgrades have been completed by the current owner with the brand new dual pane vinyl windows just installed in Nov. A new roof was completed as well as re-leveling of the entire home in 2025. Updated appliances include electric cooktop, stainless steel hood vent, dishwasher, large farmhouse sink & refrigerator to accent the new countertop and a tankless hot water heater. Along with low flow fixtures in both baths the home has new, wood like, luxury vinyl plank flooring. The living room has a peaked cathedral ceiling with lots of natural light and direct access to the screened patio. The family room has a sliding glass door out to the porch as well as a mini-split system to go along with central forced air and heat. The fireplace is ready for an energy efficient electric insert and is spacious enough for large sectional furniture. Two types of walk-in closets in the main bedroom add extra storage space or an art & craft room. The main shower has been remodeled and is a "walk-in" with custom ceramic tile & window. There is a shed for outdoor storage and a covered carport for 2 vehicles. The clubhouse, salt-water pool, mineral spa, gym, billiards and shuffleboard are all within a short walking distance. This community is gated, quiet and serene. This is on leased land with space rent . Come enjoy Borrego Springs Dark Sky ambiance. Call me today!

20. 2025-12-02
    listed $164,900 Active 1773-char remark

    Show marketing remark (1773 chars)

    This home has a superb location on the 1st tee of the highly acclaimed 55+ Roadrunner Golf & Country Club. You will enjoy the sunrises and sunsets from this fully enclosed screen porch with views of the lush greens, tall palms, & San Jacinto Mountains to the North. Unique landscaping surrounds this triple wide home and comes with your own very mature olive tree. Many upgrades have been completed by the current owner with the brand new dual pane vinyl windows just installed in Nov. A new roof was completed as well as re-leveling of the entire home in 2025. Updated appliances include electric cooktop, stainless steel hood vent, dishwasher, large farmhouse sink & refrigerator to accent the new countertop and a tankless hot water heater. Along with low flow fixtures in both baths the home has new, wood like, luxury vinyl plank flooring. The living room has a peaked cathedral ceiling with lots of natural light and direct access to the screened patio. The family room has a sliding glass door out to the porch as well as a mini-split system to go along with central forced air and heat. The fireplace is ready for an energy efficient electric insert and is spacious enough for large sectional furniture. Two types of walk-in closets in the main bedroom add extra storage space or an art & craft room. The main shower has been remodeled and is a "walk-in" with custom ceramic tile & window. There is a shed for outdoor storage and a covered carport for 2 vehicles. The clubhouse, salt-water pool, mineral spa, gym, billiards and shuffleboard are all within a short walking distance. This community is gated, quiet and serene. This is on leased land with space rent . Come enjoy Borrego Springs Dark Sky ambiance. Call me today!

21. 2025-05-16
    historical
22. 2025-03-31
    listed $139,500 Active
23. 2025-03-19
    historical
24. 2025-01-08
    listed $139,500 Active
25. 2020-11-03
    historical
26. 2020-11-02
    historical
27. 2020-09-08
    listed $12,500 Active
28. 2020-09-06
    listed $12,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AO · 21% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,048
• − Mortgage interest: −$8,822
• − Property taxes: −$2,362
• − Insurance: −$2,255
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − Depreciation: −$4,582
• Taxable income: $6,378
• Est. tax owed @ 24.0%: −$1,531
• After-tax cash flow: $6,888/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: Borrego Springs Unified
• NCES district ID: 0605700
• Math proficiency: 20% ▼ -6.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $42,330
• Composite: 26.31/100
• National rank: #12684
• State rank: #1120 of 1400 in CA

Livability — Borrego Springs

• Score: 58/100
• State rank: #712
• US rank: #21334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Borrego Springs, CA
• Population (ZIP): 3,030

Population outlook (San Diego County) Hauer SSP2

• Today (2025): 3,678,185 people
• By 2030: 3,856,546 · +4.8%
• By 2040: 4,171,407 · +13.4%
• By 2050: 4,421,607 · +20.2%
• By 2075: 4,831,599 · +31.4%
• By 2100: 4,832,502 · +31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 33% Two or more races 24%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 10% Slovak 5% Scotch-Irish 1%
• Foreign-born: 27% · Canada
• Languages at home: 70% English-only · Spanish 30%

Political lean MEDSL · San Diego

• 2024 margin: D (+16.8) · D 56.9% · R 40.1% · Other 2.9%
• 2008→2024 swing: +6.6pp toward D · 2008: 10.2pp · 2024: 16.8pp
• All cycles: 2024: D+16.8 2020: D+22.8 2016: D+17.8 2012: D+5.1 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.39%
• Current HPI: 222.8196
• 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

+1160.0% since first listed

12 events — show timeline

• 2026-03-03 Relisted — CRMLS
• 2026-03-03 Listing Removed — CRMLS
• 2026-01-14 Price Changed $157,500 CRMLS
• 2025-12-02 Listed $164,900 CRMLS
• 2025-05-16 Listing Removed — SDMLS
• 2025-03-31 Listed $139,500 SDMLS
• 2025-03-19 Listing Removed — SDMLS
• 2025-01-08 Listed $139,500 SDMLS
• 2020-11-03 Listing Removed — SDMLS
• 2020-11-02 Listing Removed — CRMLS
• 2020-09-08 Listed $12,500 CRMLS
• 2020-09-06 Listed $12,500 SDMLS