73966 Zircon Cir W · Palm Desert, CA 92260

$199,000

3 bd · 2.0 ba · 1,640 sqft · Manufactured public records · 73 Days on market

Built 1980 4,356 sqft lot $121/sqft · 31% below area Est $290k · 31% under $455/mo HOA · 10% of rent

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to Portola Country Club, where you own the land and enjoy resort-style 55+ living in the heart of Palm Desert. This rare 3-bedroom, 2-bath manufactured home offers approximately 1,640 sq ft of comfortable living space with a spacious open layout and vaulted ceilings that create a bright, airy feel throughout the main living and dining areas. The home has been well cared for and maintained, offering a welcoming space to enjoy as-is or personalize over time. The living room features a built-in bar, adding a touch of vintage charm and creating the perfect setting for entertaining friends. The primary bedroom is privately situated at the rear of the home, complete with a walk-in closet and en-suite bath. Two additional front bedrooms offer privacy for guests or hobbies, with one featuring a private entrance, ideal for a mother's suite or caretaker. Step outside to a private backyard patio ideal for relaxing. Property does not include 433a foundation. Additional highlights include two separate entrances, one providing a welcoming entry for guests and another conveniently located off the shaded carport for homeowners. The home also offers covered 2+ car parking, a separate laundry room, and an additional storage closet perfect for personal items or projects. Situated on a quiet, attractive street, the property enjoys beautiful San Jacinto Mountain views, providing a classic desert backdrop. Residents of Portola Country Club enjoy an 18 hole-3 par golf course with play included in the HOA, three pools each with a bubbling spa, tennis and pickleball courts, bocce ball, a dog park, RV parking available and a community clubhouse with dining, activities, and social events. Best of all, YOU OWN THE LAND! This prime location places you just minutes from the shops and dining of El Paseo, nearby malls and restaurants, and Eisenhower Medical Center.

Key facts

• Three pools
• 4,356 sq ft lot
• Garage

Tags

• PRIVATE BACKYARD PATIO
• TWO SEPARATE ENTRANCES
• SAN JACINTO MOUNTAIN VIEWS
• 18 HOLE-3 PAR GOLF COURSE
• THREE POOLS
• TENNIS AND PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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); 75% 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 $4,648/mo this rent would consume 80% 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 $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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $56k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $112k; list at $199k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 2.34% ✓
• Cap rate: 17.49%
• Cash-on-cash: 39.99%
• DSCR: 2.78
• GRM: 3.6

CMA / ARV

• ARV (median comp): $290,318
• List price: $199,000
• Delta: -31.45%
• 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
74647 Azurite Cir E	0.41mi	3/2.0	1,700 (+4%)	4mo	$260,000	$153	71
74592 Nevada Cir E	0.38mi	2/2.0 (-1)	1,590 (-3%)	2mo	$317,000	$199	71
74411 Gary Ave. Ave	0.40mi	2/2.0 (-1)	1,584 (-3%)	5mo	$397,000	$251	67
74072 Mercury Circle Cir W	0.10mi	2/2.0 (-1)	1,440 (-12%)	5mo	$222,000	$154	66
42585 Granite Pl	0.26mi	2/2.0 (-1)	1,760 (+7%)	6mo	$175,000	$99	66
74529 Azurite Cir	0.41mi	2/2.0 (-1)	1,740 (+6%)	0mo	$427,500	$246	65
42605 Vanadium	0.15mi	2/2.0 (-1)	1,416 (-14%)	2mo	$235,000	$166	64
74584 Nevada Cir E	0.37mi	2/2.0 (-1)	1,734 (+6%)	6mo	$257,500	$149	63
42651 Vanadium Pl	0.17mi	2/2.0 (-1)	1,440 (-12%)	4mo	$290,000	$201	63
42090 Diadomite Way	0.41mi	2/2.0 (-1)	1,520 (-7%)	7mo	$240,000	$158	58
42099 Diadomite Way	0.37mi	3/2.0	1,880 (+15%)	1mo	$279,000	$148	57
74596 Azurite Cir E	0.42mi	2/2.0 (-1)	1,440 (-12%)	6mo	$201,600	$140	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 · 1.6% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 2.43×
• Total profit: $79,903
• Equity at exit: $29,672

10-year hold

• IRR: 40.6%
• Equity multiple: 4.54×
• Total profit: $197,484
• Equity at exit: $17,206

Cash invested: $55,720 (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: 3.6×

Monthly cashflow live

• Estimated rent: $4,648 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$234 /mo · $2,807/yr
• Insurance: −$83
• HOA: −$455
• Vacancy / Maint / Mgmt: −$976
• Net cashflow: $1,857

Break-even live

Break-even rent $2,298

Max offer price $199,000

Occupancy floor 55%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74036 Mercury Cir W Palm Desert, CA	2.0	2.0	1440	$2,800	$1.94	43d	1	0.12mi
82 Presidio Pl Palm Desert, CA	3.0	2.0	1851	$5,500	$2.97	43d	1	0.23mi
255 Via Rengo Palm Desert, CA	2.0	2.0	1122	$2,600	$2.32	4d	1	0.23mi
255 Via Rengo Palm Desert, CA	2.0	2.0	1122	$2,700	$2.41	43d	1	0.23mi
84 Presidio Pl Palm Desert, CA	3.0	2.0	1921	$6,500	$3.38	43d	1	0.23mi
92 Presidio Pl Palm Desert, CA	3.0	2.0	1821	$5,500	$3.02	43d	1	0.24mi
168 Camino Arroyo S Palm Desert, CA	3.0	3.0	2051	$5,000	$2.44	43d	1	0.27mi
181 Camino Arroyo S Palm Desert, CA	3.0	2.0	1821	$6,300	$3.46	43d	1	0.30mi
74350 Magnesia Falls Dr Unit 1 Palm Desert, CA	3.0	2.0	1200	$2,595	$2.16	10d	1	0.36mi
289 Castellana N Palm Desert, CA	2.0	2.0	1457	$3,000	$2.06	24d	1	0.36mi
38 Conejo Cir Palm Desert, CA	3.0	3.0	2056	$6,500	$3.16	43d	1	0.37mi
39 Camino Arroyo Pl Palm Desert, CA	2.0	2.0	1533	$6,000	$3.91	43d	1	0.47mi
85 Conejo Cir Palm Desert, CA	3.0	3.0	2119	$6,000	$2.83	43d	1	0.50mi
259 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,200	$3.99	43d	1	0.51mi
74401 Hovley Lane East Palm Desert, CA	1.0–3.0	1.0–2.0	1042	$3,293	$3.16	1d	22	0.51mi
257 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,300	$4.07	43d	1	0.51mi
82 Conejo Cir Palm Desert, CA	3.0	2.0	1759	$6,500	$3.70	43d	1	0.52mi
280 Castellana S Palm Desert, CA	2.0	2.0	1303	$6,000	$4.60	43d	1	0.55mi
432 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,300	$3.35	43d	1	0.56mi
430 S Sierra Madre Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	43d	1	0.56mi
43260 Silk Tree Ln Palm Desert, CA	4.0	2.0	1492	$3,500	$2.35	2d	1	0.59mi
352 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,800	$3.66	43d	1	0.63mi
153 Camino Arroyo N Palm Desert, CA	3.0	2.0	1980	$7,300	$3.69	20d	1	0.64mi
25 Maximo Way Palm Desert, CA	3.0	3.0	2056	$7,800	$3.79	43d	1	0.64mi
389 Gran Via Palm Desert, CA	3.0	2.0	1670	$3,750	$2.25	24d	1	0.67mi
206 Lakecrest Ln Palm Desert, CA	2.0	2.0	1138	$2,300	$2.02	11d	1	0.68mi
236 Castellana S Palm Desert, CA	2.0	2.0	1684	$8,000	$4.75	43d	1	0.69mi
365 San Remo St Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	43d	1	0.71mi
363 San Remo St Palm Desert, CA	2.0	2.0	1656	$7,500	$4.53	43d	1	0.71mi
359 Villena Way Palm Desert, CA	2.0	2.0	2208	$9,500	$4.30	43d	1	0.72mi
73760 Rancho Rd Unit 2 Palm Desert, CA	2.0	1.0	1150	$1,595	$1.39	12d	1	0.72mi
316 S Sierra Madre Palm Desert, CA	2.0	2.0	1656	$5,700	$3.44	43d	1	0.72mi
224 Castellana S Palm Desert, CA	2.0	2.0	1457	$5,300	$3.64	43d	1	0.73mi
222 Castellana S Palm Desert, CA	2.0	2.5	1656	$7,700	$4.65	43d	1	0.73mi
347 Gran Via Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	43d	1	0.73mi
345 Gran Via Palm Desert, CA	2.0	2.0	1584	$5,500	$3.47	43d	1	0.74mi
280 Tolosa Cir Palm Desert, CA	2.0	2.0	1347	$6,000	$4.45	43d	1	0.74mi
280 Tolosa Cir Palm Desert, CA	2.0	2.0	1347	$6,000	$4.45	24d	1	0.74mi
150 Willow Lake Dr Palm Desert, CA	2.0	2.0	1138	$2,500	$2.20	43d	1	0.76mi
281 Tolosa Cir Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	43d	1	0.77mi

HOA detail

• Monthly dues: $455 · $5,460/yr
• Likely covers: pool

Listing history 9 events

1. 2026-04-08
   price $199,000 1873-char remark

   Show marketing remark (1873 chars)

   Welcome to Portola Country Club, where you own the land and enjoy resort-style 55+ living in the heart of Palm Desert. This rare 3-bedroom, 2-bath manufactured home offers approximately 1,640 sq ft of comfortable living space with a spacious open layout and vaulted ceilings that create a bright, airy feel throughout the main living and dining areas. The home has been well cared for and maintained, offering a welcoming space to enjoy as-is or personalize over time. The living room features a built-in bar, adding a touch of vintage charm and creating the perfect setting for entertaining friends. The primary bedroom is privately situated at the rear of the home, complete with a walk-in closet and en-suite bath. Two additional front bedrooms offer privacy for guests or hobbies, with one featuring a private entrance, ideal for a mother's suite or caretaker. Step outside to a private backyard patio ideal for relaxing. Property does not include 433a foundation. Additional highlights include two separate entrances, one providing a welcoming entry for guests and another conveniently located off the shaded carport for homeowners. The home also offers covered 2+ car parking, a separate laundry room, and an additional storage closet perfect for personal items or projects. Situated on a quiet, attractive street, the property enjoys beautiful San Jacinto Mountain views, providing a classic desert backdrop. Residents of Portola Country Club enjoy an 18 hole-3 par golf course with play included in the HOA, three pools each with a bubbling spa, tennis and pickleball courts, bocce ball, a dog park, RV parking available and a community clubhouse with dining, activities, and social events. Best of all, YOU OWN THE LAND! This prime location places you just minutes from the shops and dining of El Paseo, nearby malls and restaurants, and Eisenhower Medical Center.

2. 2026-03-12
   listed $229,000 Active 1873-char remark

   Show marketing remark (1873 chars)

   Welcome to Portola Country Club, where you own the land and enjoy resort-style 55+ living in the heart of Palm Desert. This rare 3-bedroom, 2-bath manufactured home offers approximately 1,640 sq ft of comfortable living space with a spacious open layout and vaulted ceilings that create a bright, airy feel throughout the main living and dining areas. The home has been well cared for and maintained, offering a welcoming space to enjoy as-is or personalize over time. The living room features a built-in bar, adding a touch of vintage charm and creating the perfect setting for entertaining friends. The primary bedroom is privately situated at the rear of the home, complete with a walk-in closet and en-suite bath. Two additional front bedrooms offer privacy for guests or hobbies, with one featuring a private entrance, ideal for a mother's suite or caretaker. Step outside to a private backyard patio ideal for relaxing. Property does not include 433a foundation. Additional highlights include two separate entrances, one providing a welcoming entry for guests and another conveniently located off the shaded carport for homeowners. The home also offers covered 2+ car parking, a separate laundry room, and an additional storage closet perfect for personal items or projects. Situated on a quiet, attractive street, the property enjoys beautiful San Jacinto Mountain views, providing a classic desert backdrop. Residents of Portola Country Club enjoy an 18 hole-3 par golf course with play included in the HOA, three pools each with a bubbling spa, tennis and pickleball courts, bocce ball, a dog park, RV parking available and a community clubhouse with dining, activities, and social events. Best of all, YOU OWN THE LAND! This prime location places you just minutes from the shops and dining of El Paseo, nearby malls and restaurants, and Eisenhower Medical Center.

3. 2025-06-21
   status Pending Sale
4. 2025-05-24
   historical Active Under Contract
5. 2025-05-24
   historical
6. 2025-05-08
   price $239,000
7. 2025-04-19
   price $249,000
8. 2025-03-08
   listed $257,000 Active
9. 1989-03-21
   soldstatus $112,000

ⓘ 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: $2,807 · $234/mo
• Projected year-2 tax: $2,807 · $234/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,781
• − Mortgage interest: −$11,147
• − Property taxes: −$2,807
• − Insurance: −$995
• − Repairs & maintenance: −$4,463
• − Management: −$4,463
• − HOA: −$5,460
• − Depreciation: −$5,789
• Taxable income: $20,659
• Est. tax owed @ 24.0%: −$4,958
• After-tax cash flow: $17,325/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

+77.7% since first listed

9 events — show timeline

• 2026-04-08 Price Changed $199,000 GPSMLS
• 2026-03-12 Listed $229,000 GPSMLS
• 2025-06-21 Pending — CRMLS
• 2025-05-24 Contingent — CRMLS
• 2025-05-24 Listing Removed — CRMLS
• 2025-05-08 Price Changed $239,000 CRMLS
• 2025-04-19 Price Changed $249,000 CRMLS
• 2025-03-08 Listed $257,000 CRMLS
• 1989-03-21 Sold (Public Records) $112,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,807 · +2.9% YoY. Source: county tax records.