149 Paseo Vis · Palm Desert, CA 92260

$619,900

3 bd · 4.5 ba · 2,107 sqft · SingleFamily public records · 199 Days on market

Built 2005 4,792 sqft lot $294/sqft · 15% below area Est $733k · 15% under $195/mo HOA · 3% 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).

• ARV discount +14.4/15.0
• Cash flow +14.1/30.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Executive former model home, this lot does not have a home behind it adding to privacy, 3 bdrm 3 baths, open floor plan, large master suite, mountain views, large landscaped backyard. Large kitchen family room combo, gourmet kitchen has granite counters, large island facing the family room, separate laundry room off kitchen. 2 car direct access garage. Gated community with lovely pool area, located close to everything Palm Desert fabulous!

Key facts

• Gated community
• Landscaped backyard
• Pool area

Tags

• MOUNTAIN VIEWS
• LANDSCAPED BACKYARD
• GOURMET KITCHEN
• GATED COMMUNITY
• POOL AREA

What this means for you Summary

Snapshot

• This is a 3-bed/4.5-bath single-family listed at $620k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $569k (8.2% below list).
• Recommended offer: $546k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.5% in Palm Desert — 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 51/100 on livability (#1,050 in CA) — a working-class tenant base; expect higher turnover. Strengths: schools A-, employment B+, housing B; Watch: crime D, amenities F, commute F.
• Desert Sands Unified (suburban): math 31% / reading 56% proficiency, ranked #199 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 545 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); 80% 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).
• At $5,689/mo this rent would consume 97% of the median local household income ($70k/yr) (locally 1734% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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 199 days — a 12% lower offer ($546k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y ago; this cycle's ask is 17637% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $545,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (median comp): $733,096
• List price: $619,900
• Delta: -15.44%
• 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
15 Florentina Dr	0.19mi	3/3.0	2,142 (+2%)	2mo	$745,000	$348	80
2 Vistara Dr	0.13mi	3/2.0	2,120 (+1%)	11mo	$620,000	$292	74
465 Monte Vis	0.08mi	3/3.0	1,927 (-8%)	2mo	$680,000	$353	74
1 Novato Ter	0.20mi	3/2.0	2,120 (+1%)	8mo	$960,000	$453	72
25 Vistara Dr	0.24mi	3/2.0	2,079 (-1%)	6mo	$740,000	$356	72
72794 Rancho Grande Dr	0.47mi	3/2.0	2,008 (-5%)	0mo	$528,000	$263	60
16 White Sun Way	0.43mi	3/2.0	2,078 (-1%)	10mo	$820,000	$395	59
22 Vistara Dr	0.23mi	3/2.0	1,848 (-12%)	3mo	$675,000	$365	57
72815 Tampico Dr	0.46mi	3/2.0	1,999 (-5%)	7mo	$590,000	$295	54
32 Vistara Dr	0.29mi	3/2.0	1,848 (-12%)	5mo	$604,000	$327	52
41 White Sun Way	0.30mi	3/3.0	2,407 (+14%)	7mo	$850,000	$353	51
56 White Sun Way	0.23mi	3/3.0	2,407 (+14%)	11mo	$975,000	$405	51

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 · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.41×
• Total profit: $-102,183
• Equity at exit: $92,429

10-year hold

• IRR: -11.5%
• Equity multiple: 0.35×
• Total profit: $-112,128
• Equity at exit: $53,598

Cash invested: $173,572 (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 92260

• Rents YoY: 1.6%
• Active inventory: 545
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $5,689 high
• Mortgage (P&I): −$3,251
• Tax from tax record: −$696 /mo · $8,351/yr
• Insurance: −$258
• HOA: −$195
• Vacancy / Maint / Mgmt: −$1,195
• Net cashflow: $94

Break-even live

Break-even rent $5,570

Max offer price $619,900

Occupancy floor 93%

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: $154,975
• Closing costs: $18,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
159 Torremolinos Dr Rancho Mirage, CA	2.0	2.0	1513	$6,100	$4.03	43d	1	0.28mi
95 Torremolinos Dr Rancho Mirage, CA	3.0	2.0	1680	$3,600	$2.14	18d	1	0.31mi
70 Durango Cir Rancho Mirage, CA	2.0	2.0	1500	$3,800	$2.53	14d	1	0.32mi
72408 Desert Dr Rancho Mirage, CA	3.0	3.0	2328	$10,500	$4.51	43d	1	0.34mi
72382 Desert Dr Rancho Mirage, CA	4.0	4.0	2543	$14,995	$5.90	18d	1	0.36mi
11 Ronda Dr Rancho Mirage, CA	3.0	2.0	1680	$3,200	$1.90	43d	1	0.39mi
81 Marbella Dr Rancho Mirage, CA	2.0	2.0	1582	$5,500	$3.48	43d	1	0.42mi
27 Torremolinos Dr Rancho Mirage, CA	3.0	1.5	1621	$3,300	$2.04	43d	1	0.49mi
73073 Santa Rosa Way Palm Desert, CA	3.0	2.0	1596	$2,750	$1.72	43d	1	0.50mi
27 Calle Encinitas Rancho Mirage, CA	2.0	2.0	1537	$2,200	$1.43	23d	1	0.51mi
128 Castellana W Palm Desert, CA	2.0	2.0	1670	$6,500	$3.89	43d	1	0.52mi
126 Castellana W Palm Desert, CA	2.0	2.0	2208	$6,400	$2.90	43d	1	0.52mi
142 Avenida Las Palmas Rancho Mirage, CA	3.0	2.5	2209	$7,395	$3.35	43d	1	0.56mi
117 Juan Cir Palm Desert, CA	2.0	2.0	1584	$6,800	$4.29	43d	1	0.58mi
16 Tortosa Dr Rancho Mirage, CA	3.0	2.0	1720	$7,495	$4.36	43d	1	0.59mi
101 Juan Cir Palm Desert, CA	2.0	2.0	1600	$6,500	$4.06	43d	1	0.61mi
138 Gran Via Palm Desert, CA	2.0	2.0	1457	$5,500	$3.77	43d	1	0.63mi
184 Castellana S Palm Desert, CA	2.0	2.0	1457	$5,400	$3.71	43d	1	0.64mi
175 Gran Via Palm Desert, CA	2.0	2.0	1656	$2,599	$1.57	5d	1	0.64mi
173 Gran Via Palm Desert, CA	2.0	2.0	1584	$5,000	$3.16	43d	1	0.64mi
110 Giralda Cir Palm Desert, CA	2.0	2.0	1584	$7,000	$4.42	43d	1	0.67mi
172 Gran Via Palm Desert, CA	2.0	1.5	1584	$7,000	$4.42	43d	1	0.69mi
191 Madrid Ave Palm Desert, CA	2.0	2.0	1800	$5,500	$3.06	43d	1	0.75mi
222 Castellana S Palm Desert, CA	2.0	2.5	1656	$7,700	$4.65	43d	1	0.76mi
224 Castellana S Palm Desert, CA	2.0	2.0	1457	$5,300	$3.64	43d	1	0.76mi
186 Madrid Ave Palm Desert, CA	2.0	2.0	1800	$7,100	$3.94	43d	1	0.79mi
236 Castellana S Palm Desert, CA	2.0	2.0	1684	$8,000	$4.75	43d	1	0.80mi
293 Serena Dr Palm Desert, CA	2.0	2.0	1670	$5,500	$3.29	43d	1	0.82mi
72857 El Paseo Unit 502 Palm Desert, CA	3.0	2.0	1804	$4,500	$2.49	43d	1	0.88mi
715 Sandpiper St Palm Desert, CA	2.0	2.0	1750	$5,500	$3.14	43d	1	0.90mi
294 San Vicente Cir Palm Desert, CA	2.0	2.0	1584	$5,300	$3.35	43d	1	0.92mi
1202 Sandpiper St Palm Desert, CA	2.0	2.0	1626	$6,950	$4.27	43d	1	0.93mi
278 San Vicente Cir Palm Desert, CA	2.0	2.0	1656	$5,200	$3.14	43d	1	0.96mi
1211 Sandpiper St Palm Desert, CA	2.0	2.0	1531	$6,000	$3.92	43d	1	0.97mi
72915 El Paseo #615 Palm Desert, CA	3.0	3.0	1804	$17,000	$9.42	24d	1	0.97mi
261 Santa Barbara Cir Palm Desert, CA	2.0	2.0	1656	$5,800	$3.50	43d	1	0.99mi
254 Santa Barbara Cir Palm Desert, CA	2.0	2.0	1656	$8,000	$4.83	43d	1	1.03mi
41 Don Quixote Dr Rancho Mirage, CA	3.0	2.0	1995	$3,600	$1.80	24d	1	1.03mi
223 Serena Dr Palm Desert, CA	3.0	2.0	1584	$4,800	$3.03	43d	1	1.04mi
223 Serena Dr Palm Desert, CA	3.0	2.0	1584	$4,800	$3.03	17d	1	1.04mi

HOA detail

• Monthly dues: $195 · $2,340/yr
• Likely covers: poolsecurity

Listing history 39 events

1. 2026-06-18
   days on market $619,900 Active 199 DOM
2. 2026-06-17
   days on market $619,900 Active 198 DOM
3. 2026-06-16
   days on market $619,900 Active 197 DOM
4. 2026-06-15
   days on market $619,900 Active 196 DOM
5. 2026-06-13
   days on market $619,900 Active 194 DOM
6. 2026-06-10
   price $619,900 Active 190 DOM
7. 2026-06-09
   days on market $639,900 Active 190 DOM
8. 2026-06-08
   days on market $639,900 Active 189 DOM
9. 2026-06-07
   days on market $639,900 Active 188 DOM
10. 2026-06-04
    days on market $639,900 Active 185 DOM
11. 2026-06-03
    days on market $639,900 Active 184 DOM
12. 2026-06-02
    days on market $639,900 Active 183 DOM
13. 2026-06-01
    days on market $639,900 Active 182 DOM
14. 2026-05-31
    days on market $639,900 Active 181 DOM
15. 2026-05-19
    price $639,900 443-char remark

    Show marketing remark (443 chars)

    Executive former model home, this lot does not have a home behind it adding to privacy, 3 bdrm 3 baths, open floor plan, large master suite, mountain views, large landscaped backyard. Large kitchen family room combo, gourmet kitchen has granite counters, large island facing the family room, separate laundry room off kitchen. 2 car direct access garage. Gated community with lovely pool area, located close to everything Palm Desert fabulous!

16. 2026-05-08
    price $659,900 443-char remark

    Show marketing remark (443 chars)

    Executive former model home, this lot does not have a home behind it adding to privacy, 3 bdrm 3 baths, open floor plan, large master suite, mountain views, large landscaped backyard. Large kitchen family room combo, gourmet kitchen has granite counters, large island facing the family room, separate laundry room off kitchen. 2 car direct access garage. Gated community with lovely pool area, located close to everything Palm Desert fabulous!

17. 2026-03-14
    listed $3,495
18. 2026-01-01
    historical $3,495
19. 2025-12-01
    historical $3,495

    Show marketing remark (443 chars)

    Executive former model home, this lot does not have a home behind it adding to privacy, 3 bdrm 3 baths, open floor plan, large master suite, mountain views, large landscaped backyard. Large kitchen family room combo, gourmet kitchen has granite counters, large island facing the family room, separate laundry room off kitchen. 2 car direct access garage. Gated community with lovely pool area, located close to everything Palm Desert fabulous!

20. 2025-12-01
    listed $699,900 Active 443-char remark

    Show marketing remark (443 chars)

    Executive former model home, this lot does not have a home behind it adding to privacy, 3 bdrm 3 baths, open floor plan, large master suite, mountain views, large landscaped backyard. Large kitchen family room combo, gourmet kitchen has granite counters, large island facing the family room, separate laundry room off kitchen. 2 car direct access garage. Gated community with lovely pool area, located close to everything Palm Desert fabulous!

21. 2025-11-21
    listed $3,495
22. 2025-11-14
    historical $3,795
23. 2025-11-13
    listed $3,795
24. 2025-08-15
    listed $3,495
25. 2025-08-14
    historical $3,495
26. 2025-07-04
    listed $3,495
27. 2025-07-04
    historical $3,495
28. 2025-05-31
    price $3,495
29. 2025-03-07
    listed $3,795
30. 2025-03-06
    historical
31. 2024-12-06
    listed $719,900 Active
32. 2021-11-05
    historical
33. 2021-10-28
    price $574,995
34. 2021-06-17
    listed $575,000 Active
35. 2007-12-27
    historical
36. 2007-07-01
    price $549,900
37. 2007-06-29
    price $519,900
38. 2007-02-24
    listed $549,000
39. 2005-09-09
    soldstatus $575,000

ⓘ 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: $8,351 · $696/mo
• Projected year-2 tax: $8,351 · $696/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 X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 8 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $68,271
• − Mortgage interest: −$34,724
• − Property taxes: −$8,351
• − Insurance: −$3,100
• − Repairs & maintenance: −$5,462
• − Management: −$5,462
• − HOA: −$2,340
• − Depreciation: −$18,033
• Taxable loss: −$9,201
• Est. tax savings @ 24.0%: +$2,208
• After-tax cash flow: $3,341/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: Desert Sands Unified
• NCES district ID: 0611110
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 56% ▲ 7.00%
• Median HH income: $54,957
• Composite: 37.77/100
• National rank: #4346
• State rank: #199 of 517 in CA

Livability — Palm Desert

• Score: 51/100
• State rank: #1050
• US rank: #25164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Desert, CA
• County: Riverside County · 2,287,001 people
• City population: 58,615
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 30,523
• Household income: $70,091
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1734.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 31% Two or more races 20% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 18% · Canada, South Korea, Vietnam
• Languages at home: 73% English-only · Spanish 22% French/Haitian/Cajun 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: ▼ -364.94%
• Current HPI: 294.9425
• Rent YoY: ▲ 1.60%
• 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

+11.3% since first listed

25 events — show timeline

• 2026-05-19 Price Changed $639,900 CRMLS
• 2026-05-08 Price Changed $659,900 CRMLS
• 2026-03-14 Listed for Rent $3,495 SHOWMOJO
• 2026-01-01 Rental Removed $3,495 SHOWMOJO
• 2025-12-01 Rental Removed $3,495 CRMLS
• 2025-12-01 Listed $699,900 CRMLS
• 2025-11-21 Listed for Rent $3,495 SHOWMOJO
• 2025-11-14 Rental Removed $3,795 SHOWMOJO
• 2025-11-13 Listed for Rent $3,795 SHOWMOJO
• 2025-08-15 Listed for Rent $3,495 CRMLS
• 2025-08-14 Rental Removed $3,495 SDMLS
• 2025-07-04 Listed for Rent $3,495 SDMLS
• 2025-07-04 Rental Removed $3,495 CRMLS
• 2025-05-31 Price Changed $3,495 CRMLS
• 2025-03-07 Listed for Rent $3,795 CRMLS
• 2025-03-06 Listing Removed — CRMLS
• 2024-12-06 Listed $719,900 CRMLS
• 2021-11-05 Listing Removed — CRMLS
• 2021-10-28 Price Changed $574,995 CRMLS
• 2021-06-17 Listed $575,000 CRMLS
• 2007-12-27 Listing Removed — GPSMLS
• 2007-07-01 Price Changed $549,900 GPSMLS
• 2007-06-29 Price Changed $519,900 GPSMLS
• 2007-02-24 Listed $549,000 GPSMLS
• 2005-09-09 Sold (Public Records) $575,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $8,351 · +3.4% YoY. Source: county tax records.