73208 Highland Springs Dr · Palm Desert, CA 92260

$379,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 63 Days on market

Built 1977 4,356 sqft lot Est $257k · 47% over $400/mo HOA · 11% 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 +14.9/30.0
• DSCR +4.6/10.0
• 1% rule +4.5/10.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This affordable Golf Course property offers Fairway and Mountain views and is ready for immediate occupancy. The spacious living and dining areas flow into an updated kitchen equipped with quartz countertops, ample cabinetry, and modern appliances. The primary bedroom features a generous walk-in closet and direct access to a 2nd patio area, providing an ideal setting to appreciate mountain views while enjoying your morning coffee. The en-suite bathroom is appointed with a dual sink vanity, soaking tub, and walk-in shower. The second bedroom has an adjoining bathroom to ensure privacy for visiting guests. Palm Desert Greens Country Club, situated in the heart of the desert, is regarded as on

Key facts

• 4,356 sq ft lot
• Garage
• Built 1977

Property features AI

Finance

• Other: Located in a senior park/community; Mobile/manufactured home will remain
• Financial info: Sale terms: Conventional, Cash to New Loan, or Cash; Possession at close of escrow; Short-term rentals not allowed; No lease consideration
• HOA & community: Monthly HOA fee of $400; HOA covers building & grounds, trash, sewer, cable TV, clubhouse; Community amenities include: golf course, tennis courts, pickleball courts, fitness center, clubhouse, recreation room, billiard/banquet/card rooms, barbecue, sauna, playground, picnic area, hiking trails, greenbelt/park, lake/pond, guest parking, RV parking, basketball court, bocce ball court, management and grounds maintenance

Exterior

• Parking: Total of 4 parking spaces; 2 covered spaces; 2 carport spaces; Assigned parking; Tandem parking; Driveway; Golf cart garage; Covered parking
• Security: Gated community
• Utilities: Water provided by a water district (Coachella Valley Water Dist); Sewer connected and paid; PUD membership
• Home design: Detached property; Traditional style; One level
• Construction: Pier jacks foundation; Built in 1977 (manufactured home date)
• Exterior features: Located on a golf course; Panoramic and mountain views; Landscaped grounds; Underground utilities; Partial fencing; Rain gutters; Patio with awning(s), covered area and concrete slab; Street lights nearby

Interior

• Kitchen: Refrigerator; Dishwasher
• Bedrooms: Master suite
• Flooring: Mixed flooring
• Bathrooms: 2 full bathrooms; Dual-entry (Jack & Jill) bath; Shower stall; Shower and tub; Linen closet; Fiberglass shower
• Heating & cooling: Natural gas heating; Forced air heating; Central air conditioning
• Interior features: Blinds on windows; Turnkey furnished
• Laundry & utility: Washer; Dryer; Separate laundry room / laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $379k.

Deal economics

• At list price, monthly cash flow is $112 ($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 $361k (4.8% below list).
• Recommended offer: $356k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.4% 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: 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.
• Zoned schools: James Earl Carter Elementary (516 students, 53% FRL); Colonel Mitchell Paige Middle (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 436 students, 74% FRL); Palm Desert High (math 42% / reading 67%, grade C-, #256 of 1,170 statewide, top 24%, 2,050 students, 57% FRL).
• Market conditions: Rents rising (+1.6%/yr); 551 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $3,608/mo this rent would consume 62% 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 $3k of loan paydown is wiped out by about $11k 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 63 days — a 6% lower offer ($356k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $379k implies a 279% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $356,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
7. 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?
8. 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?
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: 0.95% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $257,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38235 Poppet Canyon Dr	0.12mi	2/2.0 (-1)	1,680 (0%)	0mo	$355,000	$211	89
73045 Buck Springs Dr	0.21mi	2/2.0 (-1)	1,680 (0%)	2mo	$468,000	$279	84
38668 Fawn Springs Dr	0.21mi	3/2.5	1,600 (-5%)	0mo	$410,000	$256	80
73297 Highland Springs Dr #2	0.08mi	2/2.0 (-1)	1,800 (+7%)	0mo	$275,000	$153	79
73330 Desert Greens Dr N	0.27mi	2/2.0 (-1)	1,740 (+4%)	1mo	$229,080	$132	76
73450 Country Club Dr #87	0.41mi	3/2.0	1,636 (-3%)	2mo	$222,500	$136	75
73450 Country Club Dr Unit Sp. 91	0.41mi	2/2.0 (-1)	1,788 (+6%)	0mo	$255,000	$143	65
73171 Cabazon Peak Dr	0.12mi	2/2.0 (-1)	1,440 (-14%)	1mo	$230,000	$160	65
73651 Adobe Dr	0.25mi	2/2.0 (-1)	1,488 (-11%)	1mo	$199,000	$134	64
38251 Desert Greens Dr E	0.48mi	2/2.0 (-1)	1,780 (+6%)	1mo	$253,000	$142	62
39183 Warm Springs Dr	0.45mi	2/2.0 (-1)	1,440 (-14%)	0mo	$200,000	$139	50
73701 Half Way Dr	0.47mi	2/2.5 (-1)	1,890 (+12%)	2mo	$400,000	$212	48

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-59,183
• Equity at exit: $56,510

10-year hold

• IRR: -10.2%
• Equity multiple: 0.42×
• Total profit: $-61,851
• Equity at exit: $32,769

Cash invested: $106,120 (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: 551
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,608 high
• Mortgage (P&I): −$1,988
• Tax from tax record: −$193 /mo · $2,320/yr
• Insurance: −$158
• HOA: −$400
• Vacancy / Maint / Mgmt: −$758
• Net cashflow: $112

Break-even live

Break-even rent $3,467

Max offer price $379,000

Occupancy floor 92%

Sensitivity live

Price	-10% $326	-5% $219	+0% $112	+5% $4	+10% $-103
Rent	-10% $-173	-5% $-31	+0% $112	+5% $254	+10% $397
Rate	-1.0pp $303	-0.5pp $208	base $112	+0.5pp $14	+1.0pp $-86

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38520 Poppet Canyon Dr Palm Desert, CA	2.0	2.0	1392	$3,700	$2.66	45d	1	0.13mi
73075 Buck Springs Dr Palm Desert, CA	2.0	2.0	1440	$1,950	$1.35	45d	1	0.20mi
38250 Azalea Dr Palm Desert, CA	2.0	2.0	1806	$5,500	$3.05	45d	1	0.26mi
73639 Cabazon Peak Dr Palm Desert, CA	2.0	2.0	1717	$2,400	$1.40	45d	1	0.27mi
73450 Country Club Dr #120 Palm Desert, CA	2.0	2.0	1856	$2,995	$1.61	13d	1	0.38mi
4162 Via Mattina Palm Desert, CA	2.0	2.0	1867	$2,950	$1.58	14d	1	0.51mi
170 Via Tramonto Palm Desert, CA	3.0	2.0	1910	$4,000	$2.09	45d	1	0.56mi
170 Via Tramonto Palm Desert, CA	3.0	2.0	1910	$3,900	$2.04	12d	1	0.56mi
3253 Via Giorna Palm Desert, CA	2.0	2.0	1961	$4,500	$2.29	26d	1	0.57mi
248 Strada Fortuna Palm Desert, CA	2.0	2.0	1400	$2,500	$1.79	45d	1	0.58mi
37762 Drexell Dr Palm Desert, CA	4.0	2.0	1724	$4,495	$2.61	26d	1	0.61mi
73843 Line Canyon Ln Palm Desert, CA	2.0	2.0	1570	$2,100	$1.34	13d	1	0.63mi
37677 Emerson Dr Palm Desert, CA	3.0	2.0	1896	$3,600	$1.90	45d	1	0.69mi
37760 Driscoll St Palm Desert, CA	4.0	2.0	1896	$5,200	$2.74	45d	1	0.72mi
37772 Hollister Dr Palm Desert, CA	3.0	2.0	1271	$3,200	$2.52	45d	1	0.76mi
40064 Silktree Ct Palm Desert, CA	3.0	2.0	1712	$3,200	$1.87	26d	1	0.79mi
1701 Retreat Cir Palm Desert, CA	3.0	2.5	2034	$5,300	$2.61	45d	1	0.84mi
2701 Via Calderia Palm Desert, CA	2.0	2.0	1559	$2,850	$1.83	26d	1	0.86mi
40255 Sagewood Dr Palm Desert, CA	3.0	2.0	1712	$3,300	$1.93	20d	1	0.90mi
105 Kavenish Dr Rancho Mirage, CA	3.0	3.0	1724	$4,200	$2.44	45d	1	0.90mi
1803 Via San Martino Palm Desert, CA	2.0	2.0	1559	$3,900	$2.50	45d	1	0.93mi
302 Retreat Cir Palm Desert, CA	3.0	3.0	2184	$6,000	$2.75	45d	1	0.95mi
73983 Munn Cir Palm Desert, CA	3.0	2.0	2064	$3,400	$1.65	45d	1	0.95mi
93 Kavenish Dr Rancho Mirage, CA	3.0	3.0	2136	$6,800	$3.18	5d	1	0.96mi
40605 Ventana Ct Palm Desert, CA	3.0	2.5	2093	$4,500	$2.15	20d	1	0.97mi
502 Retreat Cir Palm Desert, CA	3.0	3.0	2188	$5,200	$2.38	45d	1	0.98mi
40556 Clover Ln Palm Desert, CA	3.0	2.5	1880	$4,200	$2.23	45d	1	1.00mi
74079 Kingston Ct W Palm Desert, CA	4.0	3.0	1937	$9,980	$5.15	45d	1	1.00mi
40560 Glenwood Ln Palm Desert, CA	3.0	3.0	2052	$6,500	$3.17	45d	1	1.00mi
41517 Armanac Ct Palm Desert, CA	3.0	2.0	1537	$3,400	$2.21	5d	1	1.02mi
72460 Rodeo Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	7d	1	1.05mi
73774 Mojave Desert Dr Palm Desert, CA	3.0	2.0	2235	$4,950	$2.21	45d	1	1.05mi
72385 Beverly Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	20d	1	1.06mi
73750 Calle Bisque Palm Desert, CA	3.0	2.0	1537	$6,500	$4.23	45d	1	1.07mi
40445 Portola Ave Palm Desert, CA	1.0–2.0	1.0–2.0	975	$3,215	$3.30	1d	16	1.10mi
73759 Julie Ln Palm Desert, CA	2.0	2.0	1366	$3,249	$2.38	45d	1	1.10mi
8 Las Cruces Ln Palm Desert, CA	2.0	2.0	1705	$5,000	$2.93	45d	1	1.13mi
142 Lake Shore Dr Rancho Mirage, CA	3.0	3.0	1888	$4,850	$2.57	45d	1	1.16mi
74300 Country Club Dr Apt 5001 Palm Desert, CA	2.0	2.0	1099	$7,120	$6.48	45d	1	1.17mi
74300 Country Club Dr Unit 366 Palm Desert, CA	2.0	2.0	1140	$7,170	$6.29	45d	1	1.17mi

HOA detail

• Monthly dues: $400 · $4,800/yr

Listing history 15 events

1. 2026-05-04
   status Pending
2. 2026-04-29
   historical Active Under Contract
3. 2026-04-23
   status Active
4. 2026-04-23
   price $379,000
5. 2026-04-10
   historical
6. 2026-03-19
   status Active
7. 2026-02-28
   historical Active Under Contract
8. 2026-02-16
   listed $399,000 Active
9. 2026-02-11
   historical $399,000
10. 2006-05-01
    soldstatus $100,000
11. 2006-02-14
    historical
12. 2006-01-23
    listed $314,750
13. 1989-06-20
    soldstatus $60,000
14. 1988-09-23
    soldstatus $60,000
15. 1982-05-01
    soldstatus $50,000

ⓘ 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: $2,320 · $193/mo
• Projected year-2 tax: $2,880 · $240/mo
• Expected delta: +$560/yr (+$47/mo · 24.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥114°F today · 17 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: $43,299
• − Mortgage interest: −$21,230
• − Property taxes: −$2,320
• − Insurance: −$1,895
• − Repairs & maintenance: −$3,464
• − Management: −$3,464
• − HOA: −$4,800
• − Depreciation: −$11,025
• Taxable loss: −$4,899
• Est. tax savings @ 24.0%: +$1,176
• After-tax cash flow: $2,517/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

+658.0% since first listed

15 events — show timeline

• 2026-05-04 Pending — GPSMLS
• 2026-04-29 Contingent — GPSMLS
• 2026-04-23 Relisted — GPSMLS
• 2026-04-23 Price Changed $379,000 GPSMLS
• 2026-04-10 Listing Removed — GPSMLS
• 2026-03-19 Relisted — GPSMLS
• 2026-02-28 Contingent — GPSMLS
• 2026-02-16 Listed $399,000 GPSMLS
• 2026-02-11 Coming Soon $399,000 GPSMLS
• 2006-05-01 Sold (Public Records) $100,000 Public Records
• 2006-02-14 Listing Removed — GPSMLS
• 2006-01-23 Listed $314,750 GPSMLS
• 1989-06-20 Sold (Public Records) $60,000 Public Records
• 1988-09-23 Sold (Public Records) $60,000 Public Records
• 1982-05-01 Sold (Public Records) $50,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,320 · +3.0% YoY. Source: county tax records.