32950 Westchester Dr · Thousand Palms, CA 92276

$169,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 230 Days on market

Built 1983 4,356 sqft lot $160/sqft · 10% above area Est $192k · 12% under $319/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 +17.1/30.0
• ARV discount +12.9/15.0
• 1% rule +6.5/10.0
• DSCR +5.3/10.0
• 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

Incredible opportunity in Tri Palm Estates! This fresh 3-bedroom, 3-bath double-wide home offers comfort, security, and convenience in a prime location. Upgraded with a new A/C system and washer/ dryer included, the home also features an enclosed sunroom. The property is fully fenced and secured, featuring an automatic gate for the covered carport, which provides privacy and peace of mind. Inside, the open layout and spacious bedrooms offer flexibility for daily living. Additional bonus of a bedroom with its own access and individual bathroom. Located close to I-10, with access to shopping, dining, golf, and all the amenities the desert has to offer, this home is waiting for your personal touch and green thumb. Don’t miss your chance to own in the beautiful 55+ community of Tri Palm Estates!

Key facts

• New a/c system
• Fully fenced
• Enclosed sunroom

Tags

• NEW A/C SYSTEM
• ENCLOSED SUNROOM
• FULLY FENCED
• AUTOMATIC GATE
• COVERED CARPORT
• BEDROOM WITH ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $-5 ($-64/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (0.6% below list).
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 230 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y ago; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $169k implies a 84% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (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 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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: 1.15% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 7.3

CMA / ARV

• ARV (median comp): $192,067
• List price: $169,000
• Delta: -12.01%
• 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
32585 Saint Andrews Dr	0.23mi	2/2.0	1,040 (-2%)	2mo	$239,500	$230	85
32530 San Miguelito Dr	0.37mi	2/2.0	1,096 (+4%)	1mo	$169,000	$154	75
32160 San Miguelito Dr	0.42mi	2/2.0	1,060 (+0%)	6mo	$140,000	$132	74
32300 Saint Andrews Dr	0.35mi	2/2.0	1,000 (-5%)	2mo	$190,000	$190	74
32081 San Miguelito Dr	0.42mi	2/2.0	1,040 (-2%)	6mo	$149,500	$144	74
32100 San Miguelito Dr	0.44mi	2/2.0	1,040 (-2%)	6mo	$125,000	$120	72
32150 Cody Ave	0.39mi	2/2.0	1,120 (+6%)	1mo	$125,000	$112	71
32005 Westchester	0.48mi	2/2.0	1,000 (-5%)	3mo	$55,000	$55	67
32220 San Miguelito Dr	0.41mi	2/2.0	964 (-9%)	2mo	$95,000	$99	65
32490 San Miguelito	0.37mi	2/2.0	940 (-11%)	6mo	$185,000	$197	60
73331 Pine Vly	0.47mi	2/2.0	1,168 (+11%)	3mo	$65,000	$56	58
73607 Black Eagle	0.70mi	3/2.0 (+1)	1,152 (+9%)	4mo	$150,000	$130	44

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-27,473
• Equity at exit: $25,198

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-23,329
• Equity at exit: $14,612

Cash invested: $47,320 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,936 high
• Mortgage (P&I): −$886
• Tax from tax record: −$137 /mo · $1,641/yr
• Insurance: −$70
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$319
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-5

Break-even live

Break-even rent $1,943

Max offer price $168,051

Occupancy floor 95%

Sensitivity live

Price	-10% $90	-5% $42	+0% $-5	+5% $-53	+10% $-101
Rent	-10% $-158	-5% $-82	+0% $-5	+5% $71	+10% $148
Rate	-1.0pp $80	-0.5pp $38	base $-5	+0.5pp $-49	+1.0pp $-94

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	21d	1	0.17mi
33371 Tubac Trl Thousand Palms, CA	2.0	2.0	1464	$2,000	$1.37	44d	1	0.17mi
32567 Southern Hills Ave Thousand Palms, CA	3.0	1.0	912	$1,399	$1.53	44d	1	0.20mi
32545 Westchester Dr Thousand Palms, CA	2.0	2.0	1200	$1,950	$1.62	24d	1	0.22mi
32373 Chiricahua Dr Thousand Palms, CA	3.0	2.0	1344	$2,500	$1.86	44d	1	0.71mi
31577 Via Pared Thousand Palms, CA	3.0	2.0	1300	$2,500	$1.92	19d	1	0.90mi
73274 Azure Rain #104 Palm Desert, CA	2.0	2.0	1205	$2,399	$1.99	44d	1	1.00mi
35751 Gateway Dr Palm Desert, CA	1.0–3.0	1.0–2.0	1170	$2,570	$2.20	44d	1	1.42mi
69 Cabernet Rancho Mirage, CA	2.0	2.0	1438	$3,200	$2.23	44d	1	1.50mi

HOA detail

• Monthly dues: $319 · $3,828/yr
• Likely covers: security

Listing history 36 events

1. 2026-06-18
   days on market $169,000 Active 230 DOM
2. 2026-06-17
   days on market $169,000 Active 229 DOM
3. 2026-06-16
   days on market $169,000 Active 228 DOM
4. 2026-06-15
   days on market $169,000 Active 227 DOM
5. 2026-06-13
   days on market $169,000 Active 225 DOM
6. 2026-06-13
   days on market $169,000 Active 224 DOM
7. 2026-06-09
   days on market $169,000 Active 221 DOM
8. 2026-06-08
   days on market $169,000 Active 220 DOM
9. 2026-06-07
   days on market $169,000 Active 219 DOM
10. 2026-06-04
    days on market $169,000 Active 216 DOM
11. 2026-06-03
    days on market $169,000 Active 215 DOM
12. 2026-06-02
    days on market $169,000 Active 214 DOM
13. 2026-06-01
    days on market $169,000 Active 213 DOM
14. 2026-05-31
    days on market $169,000 Active 212 DOM
15. 2026-04-13
    status Active 808-char remark

    Show marketing remark (808 chars)

    Incredible opportunity in Tri Palm Estates! This fresh 3-bedroom, 3-bath double-wide home offers comfort, security, and convenience in a prime location. Upgraded with a new A/C system and washer/ dryer included, the home also features an enclosed sunroom. The property is fully fenced and secured, featuring an automatic gate for the covered carport, which provides privacy and peace of mind. Inside, the open layout and spacious bedrooms offer flexibility for daily living. Additional bonus of a bedroom with its own access and individual bathroom. Located close to I-10, with access to shopping, dining, golf, and all the amenities the desert has to offer, this home is waiting for your personal touch and green thumb. Don’t miss your chance to own in the beautiful 55+ community of Tri Palm Estates!

16. 2026-04-13
    status Pending Sale 808-char remark

    Show marketing remark (808 chars)

    Incredible opportunity in Tri Palm Estates! This fresh 3-bedroom, 3-bath double-wide home offers comfort, security, and convenience in a prime location. Upgraded with a new A/C system and washer/ dryer included, the home also features an enclosed sunroom. The property is fully fenced and secured, featuring an automatic gate for the covered carport, which provides privacy and peace of mind. Inside, the open layout and spacious bedrooms offer flexibility for daily living. Additional bonus of a bedroom with its own access and individual bathroom. Located close to I-10, with access to shopping, dining, golf, and all the amenities the desert has to offer, this home is waiting for your personal touch and green thumb. Don’t miss your chance to own in the beautiful 55+ community of Tri Palm Estates!

17. 2026-02-18
    price $169,000 808-char remark

    Show marketing remark (808 chars)

    Incredible opportunity in Tri Palm Estates! This fresh 3-bedroom, 3-bath double-wide home offers comfort, security, and convenience in a prime location. Upgraded with a new A/C system and washer/ dryer included, the home also features an enclosed sunroom. The property is fully fenced and secured, featuring an automatic gate for the covered carport, which provides privacy and peace of mind. Inside, the open layout and spacious bedrooms offer flexibility for daily living. Additional bonus of a bedroom with its own access and individual bathroom. Located close to I-10, with access to shopping, dining, golf, and all the amenities the desert has to offer, this home is waiting for your personal touch and green thumb. Don’t miss your chance to own in the beautiful 55+ community of Tri Palm Estates!

18. 2026-01-07
    status Active 808-char remark

    Show marketing remark (808 chars)

    Incredible opportunity in Tri Palm Estates! This fresh 3-bedroom, 3-bath double-wide home offers comfort, security, and convenience in a prime location. Upgraded with a new A/C system and washer/ dryer included, the home also features an enclosed sunroom. The property is fully fenced and secured, featuring an automatic gate for the covered carport, which provides privacy and peace of mind. Inside, the open layout and spacious bedrooms offer flexibility for daily living. Additional bonus of a bedroom with its own access and individual bathroom. Located close to I-10, with access to shopping, dining, golf, and all the amenities the desert has to offer, this home is waiting for your personal touch and green thumb. Don’t miss your chance to own in the beautiful 55+ community of Tri Palm Estates!

19. 2025-12-01
    status Active 808-char remark

    Show marketing remark (808 chars)

    Incredible opportunity in Tri Palm Estates! This fresh 3-bedroom, 3-bath double-wide home offers comfort, security, and convenience in a prime location. Upgraded with a new A/C system and washer/ dryer included, the home also features an enclosed sunroom. The property is fully fenced and secured, featuring an automatic gate for the covered carport, which provides privacy and peace of mind. Inside, the open layout and spacious bedrooms offer flexibility for daily living. Additional bonus of a bedroom with its own access and individual bathroom. Located close to I-10, with access to shopping, dining, golf, and all the amenities the desert has to offer, this home is waiting for your personal touch and green thumb. Don’t miss your chance to own in the beautiful 55+ community of Tri Palm Estates!

20. 2025-11-06
    status Pending Sale 808-char remark

    Show marketing remark (808 chars)

    Incredible opportunity in Tri Palm Estates! This fresh 3-bedroom, 3-bath double-wide home offers comfort, security, and convenience in a prime location. Upgraded with a new A/C system and washer/ dryer included, the home also features an enclosed sunroom. The property is fully fenced and secured, featuring an automatic gate for the covered carport, which provides privacy and peace of mind. Inside, the open layout and spacious bedrooms offer flexibility for daily living. Additional bonus of a bedroom with its own access and individual bathroom. Located close to I-10, with access to shopping, dining, golf, and all the amenities the desert has to offer, this home is waiting for your personal touch and green thumb. Don’t miss your chance to own in the beautiful 55+ community of Tri Palm Estates!

21. 2025-10-18
    status Active 808-char remark

    Show marketing remark (808 chars)

    Incredible opportunity in Tri Palm Estates! This fresh 3-bedroom, 3-bath double-wide home offers comfort, security, and convenience in a prime location. Upgraded with a new A/C system and washer/ dryer included, the home also features an enclosed sunroom. The property is fully fenced and secured, featuring an automatic gate for the covered carport, which provides privacy and peace of mind. Inside, the open layout and spacious bedrooms offer flexibility for daily living. Additional bonus of a bedroom with its own access and individual bathroom. Located close to I-10, with access to shopping, dining, golf, and all the amenities the desert has to offer, this home is waiting for your personal touch and green thumb. Don’t miss your chance to own in the beautiful 55+ community of Tri Palm Estates!

22. 2025-09-30
    historical Active Under Contract 808-char remark

    Show marketing remark (808 chars)

    Incredible opportunity in Tri Palm Estates! This fresh 3-bedroom, 3-bath double-wide home offers comfort, security, and convenience in a prime location. Upgraded with a new A/C system and washer/ dryer included, the home also features an enclosed sunroom. The property is fully fenced and secured, featuring an automatic gate for the covered carport, which provides privacy and peace of mind. Inside, the open layout and spacious bedrooms offer flexibility for daily living. Additional bonus of a bedroom with its own access and individual bathroom. Located close to I-10, with access to shopping, dining, golf, and all the amenities the desert has to offer, this home is waiting for your personal touch and green thumb. Don’t miss your chance to own in the beautiful 55+ community of Tri Palm Estates!

23. 2025-09-17
    listed $185,000 Active 808-char remark

    Show marketing remark (808 chars)

    Incredible opportunity in Tri Palm Estates! This fresh 3-bedroom, 3-bath double-wide home offers comfort, security, and convenience in a prime location. Upgraded with a new A/C system and washer/ dryer included, the home also features an enclosed sunroom. The property is fully fenced and secured, featuring an automatic gate for the covered carport, which provides privacy and peace of mind. Inside, the open layout and spacious bedrooms offer flexibility for daily living. Additional bonus of a bedroom with its own access and individual bathroom. Located close to I-10, with access to shopping, dining, golf, and all the amenities the desert has to offer, this home is waiting for your personal touch and green thumb. Don’t miss your chance to own in the beautiful 55+ community of Tri Palm Estates!

24. 2018-07-13
    soldstatus $92,000 Closed 482-char remark

    Show marketing remark (482 chars)

    1983 Manufactured Home with beautiful Mountain View. Private patio's. Many security roll up shutters. Golf Cart shed with Golf Cart included. Offered turnkey Furnished. Low HOA Fees giving two owners on the deed all the golf you can play on our beautiful 2 golf course's, plus the use of Club House, 2 Pools and hot tubs, Tennis, pickleball, and shuffle board courts, restaurant and bar. Close to Costco, Sam's Club, Walmart, Home Depot, Lowe's, Theaters, and many fine restaurants.

25. 2018-07-13
    soldstatus $92,000 Sold 482-char remark

    Show marketing remark (482 chars)

    1983 Manufactured Home with beautiful Mountain View. Private patio's. Many security roll up shutters. Golf Cart shed with Golf Cart included. Offered turnkey Furnished. Low HOA Fees giving two owners on the deed all the golf you can play on our beautiful 2 golf course's, plus the use of Club House, 2 Pools and hot tubs, Tennis, pickleball, and shuffle board courts, restaurant and bar. Close to Costco, Sam's Club, Walmart, Home Depot, Lowe's, Theaters, and many fine restaurants.

26. 2018-07-13
    soldstatus $92,000

    Show marketing remark (482 chars)

    1983 Manufactured Home with beautiful Mountain View. Private patio's. Many security roll up shutters. Golf Cart shed with Golf Cart included. Offered turnkey Furnished. Low HOA Fees giving two owners on the deed all the golf you can play on our beautiful 2 golf course's, plus the use of Club House, 2 Pools and hot tubs, Tennis, pickleball, and shuffle board courts, restaurant and bar. Close to Costco, Sam's Club, Walmart, Home Depot, Lowe's, Theaters, and many fine restaurants.

27. 2018-06-26
    status Pending 482-char remark

    Show marketing remark (482 chars)

    1983 Manufactured Home with beautiful Mountain View. Private patio's. Many security roll up shutters. Golf Cart shed with Golf Cart included. Offered turnkey Furnished. Low HOA Fees giving two owners on the deed all the golf you can play on our beautiful 2 golf course's, plus the use of Club House, 2 Pools and hot tubs, Tennis, pickleball, and shuffle board courts, restaurant and bar. Close to Costco, Sam's Club, Walmart, Home Depot, Lowe's, Theaters, and many fine restaurants.

28. 2018-05-11
    historical Contingent 482-char remark

    Show marketing remark (482 chars)

    1983 Manufactured Home with beautiful Mountain View. Private patio's. Many security roll up shutters. Golf Cart shed with Golf Cart included. Offered turnkey Furnished. Low HOA Fees giving two owners on the deed all the golf you can play on our beautiful 2 golf course's, plus the use of Club House, 2 Pools and hot tubs, Tennis, pickleball, and shuffle board courts, restaurant and bar. Close to Costco, Sam's Club, Walmart, Home Depot, Lowe's, Theaters, and many fine restaurants.

29. 2018-03-30
    price $99,900 482-char remark

    Show marketing remark (482 chars)

    1983 Manufactured Home with beautiful Mountain View. Private patio's. Many security roll up shutters. Golf Cart shed with Golf Cart included. Offered turnkey Furnished. Low HOA Fees giving two owners on the deed all the golf you can play on our beautiful 2 golf course's, plus the use of Club House, 2 Pools and hot tubs, Tennis, pickleball, and shuffle board courts, restaurant and bar. Close to Costco, Sam's Club, Walmart, Home Depot, Lowe's, Theaters, and many fine restaurants.

30. 2018-02-28
    listed $108,900 Active 482-char remark

    Show marketing remark (482 chars)

    1983 Manufactured Home with beautiful Mountain View. Private patio's. Many security roll up shutters. Golf Cart shed with Golf Cart included. Offered turnkey Furnished. Low HOA Fees giving two owners on the deed all the golf you can play on our beautiful 2 golf course's, plus the use of Club House, 2 Pools and hot tubs, Tennis, pickleball, and shuffle board courts, restaurant and bar. Close to Costco, Sam's Club, Walmart, Home Depot, Lowe's, Theaters, and many fine restaurants.

31. 2004-03-26
    soldstatus $75,000
32. 2004-02-05
    historical
33. 2003-12-31
    historical
34. 2003-12-18
    listed $84,900
35. 2003-06-01
    listed $89,000
36. 2002-10-09
    listed $60,000

ⓘ 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: $1,641 · $137/mo
• Projected year-2 tax: $1,641 · $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 5/10 Major FEMA zone AO · 56% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 19 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: $23,230
• − Mortgage interest: −$9,467
• − Property taxes: −$1,641
• − Insurance: −$2,312
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − HOA: −$3,828
• − Depreciation: −$4,916
• Taxable loss: −$2,651
• Est. tax savings @ 24.0%: +$636
• After-tax cash flow: $572/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

+181.7% since first listed

22 events — show timeline

• 2026-04-13 Relisted — CRMLS
• 2026-04-13 Pending — CRMLS
• 2026-02-18 Price Changed $169,000 CRMLS
• 2026-01-07 Relisted — CRMLS
• 2025-12-01 Relisted — CRMLS
• 2025-11-06 Pending — CRMLS
• 2025-10-18 Relisted — CRMLS
• 2025-09-30 Contingent — CRMLS
• 2025-09-17 Listed $185,000 CRMLS
• 2018-07-13 Sold (Public Records) $92,000 Public Records
• 2018-07-13 Sold (MLS) $92,000 GPSMLS
• 2018-07-13 Sold (MLS) $92,000 GPSMLS
• 2018-06-26 Pending — GPSMLS
• 2018-05-11 Contingent — GPSMLS
• 2018-03-30 Price Changed $99,900 GPSMLS
• 2018-02-28 Listed $108,900 GPSMLS
• 2004-03-26 Sold (Public Records) $75,000 Public Records
• 2004-02-05 Listing Removed — GPSMLS
• 2003-12-31 Listing Removed — GPSMLS
• 2003-12-18 Listed $84,900 GPSMLS
• 2003-06-01 Listed $89,000 GPSMLS
• 2002-10-09 Listed $60,000 GPSMLS

Property tax history

+1.5%/yr

Latest (2025): $1,641 · +0.9% YoY. Source: county tax records.