33460 Westchester Dr · Thousand Palms, CA 92276

$189,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 184 Days on market

Built 1974 5,663 sqft lot $141/sqft · at area comps Est $191k · at est. $328/mo HOA · 15% of rent

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Why this score? — see what drove the D+ 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 +16.3/30.0
• ARV discount +7.9/15.0
• 1% rule +6.3/10.0
• DSCR +5.0/10.0
• 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

Charming Updated Golf-Course Home with Panoramic Views in Tri Palm Estates & Country Club! Discover affordable desert living in this beautifully updated 2-bedroom, 2-bath home perfectly situated on the 16th fairway, offering serene views of the pond and sweeping mountain vistas. Enjoy the scenery from your spacious wraparound deck—ideal for morning coffee, evening relaxation, and entertaining. Inside, the home features an updated kitchen with new appliances, fresh Luxury Vinyl Plank flooring, and taped & textured walls for a clean, modern feel. New double-pane windows enhance energy efficiency and comfort. This home is offered fully turnkey furnished, including all appliances—just move right in and start enjoying the lifestyle. Tri Palm Estates is an active 55+ community where you own the land, and ownership includes free, unlimited golf on both the 18-hole course and 9-hole par-3 course. Additional amenities include swimming pools and spas, tennis, pickleball, basketball, shuffleboard, a putting green, and a vibrant clubhouse with a banquet room, restaurant, bar, billiards, and free Wi-Fi. Conveniently located near Costco, Home Depot, Agua Caliente Rancho Mirage Casino, Eisenhower Health, and the acclaimed Acrisure Arena. With quick access to I-10, you're just minutes from the shopping, dining, and entertainment of Rancho Mirage, Palm Desert, and downtown Palm Springs. A wonderful opportunity to enjoy resort-style living with exceptional value—don't miss it!

Key facts

• Panoramic views
• Double pane windows
• New appliances

Tags

• PANORAMIC VIEWS
• UPDATED KITCHEN
• NEW APPLIANCES
• LUXURY VINYL PLANK FLOORING
• DOUBLE PANE WINDOWS
• FULLY TURNKEY FURNISHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $-19 ($-224/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (1.7% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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, crime F, amenities 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.
• Zoned schools: Della S. Lindley Elementary (584 students, 96% FRL); Nellie N. Coffman Middle (953 students, 98% FRL); Rancho Mirage High (math 15% / reading 38%, grade F, #804 of 1,170 statewide, top 69%, 1,491 students, 97% FRL) — zoned schools average 97% FRL vs 73% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 101 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $6k 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 184 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 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 $116k; list at $190k implies a 63% 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 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,112 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 1.13% ✓
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 7.4

CMA / ARV

• ARV (median comp): $191,476
• List price: $189,900
• Delta: -0.82%
• 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
33460 Westchester Dr	0.00mi	2/2.0	1,344 (0%)	0mo	$169,000	$126	100
33720 Westchester	0.14mi	2/2.0	1,344 (0%)	2mo	$163,900	$122	92
33261 Westchester Dr	0.11mi	2/2.0	1,296 (-4%)	1mo	$190,000	$147	88
73311 San Carlos Dr	0.10mi	2/2.0	1,440 (+7%)	2mo	$275,000	$191	82
33231 Laura Dr	0.39mi	2/2.0	1,344 (0%)	2mo	$194,500	$145	80
73420 Algonquin Pl	0.44mi	2/2.0	1,344 (0%)	2mo	$200,000	$149	77
73477 Broadmoor Dr	0.31mi	2/2.0	1,440 (+7%)	1mo	$227,000	$158	73
33490 Carlsbad Cir	0.34mi	2/2.0	1,440 (+7%)	2mo	$197,000	$137	71
32620 Bloomfield Ave Ave	0.37mi	2/2.0	1,248 (-7%)	1mo	$150,000	$120	70
32660 San Miguelito Dr	0.38mi	2/2.0	1,440 (+7%)	2mo	$205,000	$142	68
33411 San Lucas Trl	0.23mi	2/2.0	1,536 (+14%)	2mo	$230,000	$150	64
73331 Pine Vly	0.55mi	2/2.0	1,168 (-13%)	3mo	$65,000	$56	50

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: -16.8%
• Equity multiple: 0.40×
• Total profit: $-31,684
• Equity at exit: $28,315

10-year hold

• IRR: -8.4%
• Equity multiple: 0.47×
• Total profit: $-27,999
• Equity at exit: $16,419

Cash invested: $53,172 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,139 high
• Mortgage (P&I): −$996
• Tax from tax record: −$183 /mo · $2,197/yr
• Insurance: −$79
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$328
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-19

Break-even live

Break-even rent $2,162

Max offer price $186,607

Occupancy floor 96%

Sensitivity live

Price	-10% $89	-5% $35	+0% $-19	+5% $-72	+10% $-126
Rent	-10% $-188	-5% $-103	+0% $-19	+5% $66	+10% $150
Rate	-1.0pp $77	-0.5pp $30	base $-19	+0.5pp $-68	+1.0pp $-118

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33371 Tubac Trl Thousand Palms, CA	2.0	2.0	1464	$1,800	$1.23	22d	1	0.05mi
33371 Tubac Trl Thousand Palms, CA	2.0	2.0	1464	$2,000	$1.37	45d	1	0.05mi
32567 Southern Hills Ave Thousand Palms, CA	3.0	1.0	912	$1,399	$1.53	45d	1	0.37mi
32545 Westchester Dr Thousand Palms, CA	2.0	2.0	1200	$1,950	$1.62	26d	1	0.42mi
32373 Chiricahua Dr Thousand Palms, CA	3.0	2.0	1344	$2,500	$1.86	45d	1	0.65mi
73951 White Sands Dr Thousand Palms, CA	3.0	2.0	1517	$3,200	$2.11	0d	1	0.76mi
73274 Azure Rain #104 Palm Desert, CA	2.0	2.0	1205	$2,399	$1.99	45d	1	0.83mi
31577 Via Pared Thousand Palms, CA	3.0	2.0	1300	$2,500	$1.92	20d	1	1.11mi
73528 Cierra St Palm Desert, CA	3.0	2.0	1547	$2,995	$1.94	16d	1	1.15mi
35460 Domani Dr Palm Desert, CA	3.0	3.0	1705	$2,800	$1.64	9d	1	1.23mi
35515 Bains Ave Palm Desert, CA	3.0	2.5	1705	$3,399	$1.99	45d	1	1.26mi
35751 Gateway Dr Palm Desert, CA	1.0–3.0	1.0–2.0	1170	$2,570	$2.20	45d	1	1.27mi
91 Augusta Dr Rancho Mirage, CA	2.0	2.0	1620	$5,290	$3.27	45d	1	1.39mi
36101 Explorer Dr Palm Desert, CA	1.0–3.0	1.0	805	$1,478	$1.84	45d	1	1.49mi

HOA detail

• Monthly dues: $328 · $3,936/yr
• Likely covers: internetpool

Listing history 23 events

1. 2026-06-08
   statusdays on market $189,900 Pending 184 DOM
2. 2026-06-07
   days on market $189,900 Active 183 DOM
3. 2026-06-04
   days on market $189,900 Active 180 DOM
4. 2026-06-03
   days on market $189,900 Active 179 DOM
5. 2026-06-02
   days on market $189,900 Active 178 DOM
6. 2026-06-01
   days on market $189,900 Active 177 DOM
7. 2026-05-31
   days on market $189,900 Active 176 DOM
8. 2025-11-29
   listed $189,900 Active 1513-char remark

   Show marketing remark (1513 chars)

   Charming Updated Golf-Course Home with Panoramic Views in Tri Palm Estates & Country Club! Discover affordable desert living in this beautifully updated 2-bedroom, 2-bath home perfectly situated on the 16th fairway, offering serene views of the pond and sweeping mountain vistas. Enjoy the scenery from your spacious wraparound deck—ideal for morning coffee, evening relaxation, and entertaining. Inside, the home features an updated kitchen with new appliances, fresh Luxury Vinyl Plank flooring, and taped & textured walls for a clean, modern feel. New double-pane windows enhance energy efficiency and comfort. This home is offered fully turnkey furnished, including all appliances—just move right in and start enjoying the lifestyle. Tri Palm Estates is an active 55+ community where you own the land, and ownership includes free, unlimited golf on both the 18-hole course and 9-hole par-3 course. Additional amenities include swimming pools and spas, tennis, pickleball, basketball, shuffleboard, a putting green, and a vibrant clubhouse with a banquet room, restaurant, bar, billiards, and free Wi-Fi. Conveniently located near Costco, Home Depot, Agua Caliente Rancho Mirage Casino, Eisenhower Health, and the acclaimed Acrisure Arena. With quick access to I-10, you're just minutes from the shopping, dining, and entertainment of Rancho Mirage, Palm Desert, and downtown Palm Springs. A wonderful opportunity to enjoy resort-style living with exceptional value—don't miss it!

9. 2025-06-06
   historical
10. 2025-04-07
    price $185,000
11. 2025-03-21
    listed $195,000 Active
12. 2011-03-01
    soldstatus $116,500 Closed
13. 2011-03-01
    soldstatus $116,500 Closed
14. 2011-02-28
    soldstatus $60,000
15. 2011-02-01
    historical
16. 2011-01-12
    price $124,500
17. 2010-10-26
    price $129,900
18. 2010-07-09
    price $139,900
19. 2010-02-26
    price $149,900
20. 2009-10-01
    listed $159,900 Active
21. 2004-11-01
    soldstatus $159,500
22. 2004-09-24
    historical
23. 2004-08-20
    listed $159,900

ⓘ 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: $2,197 · $183/mo
• Projected year-2 tax: $2,197 · $183/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 · 67% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 4 d/yr ≥114°F today · 11 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: $25,666
• − Mortgage interest: −$10,637
• − Property taxes: −$2,197
• − Insurance: −$2,417
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − HOA: −$3,936
• − Depreciation: −$5,524
• Taxable loss: −$3,152
• Est. tax savings @ 24.0%: +$756
• After-tax cash flow: $533/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

+18.8% since first listed

16 events — show timeline

• 2025-11-29 Listed $189,900 GPSMLS
• 2025-06-06 Listing Removed — GPSMLS
• 2025-04-07 Price Changed $185,000 GPSMLS
• 2025-03-21 Listed $195,000 GPSMLS
• 2011-03-01 Sold (MLS) $116,500 GPSMLS
• 2011-03-01 Sold (MLS) $116,500 GPSMLS
• 2011-02-28 Sold (Public Records) $60,000 Public Records
• 2011-02-01 Listing Removed — GPSMLS
• 2011-01-12 Price Changed $124,500 GPSMLS
• 2010-10-26 Price Changed $129,900 GPSMLS
• 2010-07-09 Price Changed $139,900 GPSMLS
• 2010-02-26 Price Changed $149,900 GPSMLS
• 2009-10-01 Listed $159,900 GPSMLS
• 2004-11-01 Sold (Public Records) $159,500 Public Records
• 2004-09-24 Listing Removed — GPSMLS
• 2004-08-20 Listed $159,900 GPSMLS

Property tax history

+0.9%/yr

Latest (2025): $2,197 · +0.2% YoY. Source: county tax records.