72985 Somera Rd · Palm Desert, CA 92260

$289,000

4 bd · 4.0 ba · 3,163 sqft · SingleFamily · 27 Days on market

Built 2021 10,019 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

New co-ownership opportunity by Pacaso: Own one-eighth of Somera, a professionally managed, turnkey home. Looking for a slice of privacy in Palm Desert? Tucked inside a walled yard on an elevated corner lot, this home is ideal for indoor/outdoor desert living. The open floor plan features 12-foot ceilings in the living room and a large glass door that opens to the pool, spa and views of the nearby mountains. The gourmet kitchen is every cook's dream, with high-end appliances and lots of counter space. The spacious primary bedroom is a homeowner oasis, offering an en suite bathroom with an oversized shower and two large closets -- and more mountain views. Three guest rooms await family and f

Key facts

• Turnkey home
• Elevated corner lot
• Large glass door

Tags

• TURNKEY HOME
• WALLED YARD
• ELEVATED CORNER LOT
• INDOOR OUTDOOR DESERT LIVING
• 12 FOOT CEILINGS
• LARGE GLASS DOOR

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $4k ($47k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $289k).
• Recommended offer: $285k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.4% 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $7,447/mo this rent would consume 127% 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 $2k of loan paydown is wiped out by about $9k 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 $81k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 5y 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.

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 $284,665 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.58% ✓
• Cap rate: 22.43%
• Cash-on-cash: 57.63%
• DSCR: 3.56
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $1,632,108
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72920 Homestead Rd	0.15mi	4/3.5	3,079 (-3%)	0mo	$1,950,000	$633	86
72970 Deer Grass Dr	0.17mi	5/5.0 (+1)	3,190 (+1%)	0mo	$1,970,000	$618	82
73043 Monterra Cir S	0.20mi	3/4.5 (-1)	3,225 (+2%)	1mo	$1,350,000	$419	80
73062 Galleria Ct	0.24mi	3/4.5 (-1)	3,225 (+2%)	3mo	$2,050,000	$636	76
73230 Desert Rose Dr	0.30mi	3/3.0 (-1)	3,087 (-2%)	4mo	$1,425,000	$462	69
73286 Goldflower St	0.48mi	4/3.0	3,040 (-4%)	2mo	$2,060,000	$678	65
73165 Mirasol Ct	0.27mi	4/3.5	2,796 (-12%)	3mo	$1,050,000	$376	64
73298 Buckboard Trl	0.36mi	4/3.0	2,894 (-8%)	3mo	$1,492,000	$516	62
135 Vista Valle	0.68mi	3/3.5 (-1)	3,206 (+1%)	2mo	$1,100,000	$343	57
72668 Skyward Way	0.32mi	3/4.0 (-1)	2,716 (-14%)	2mo	$989,900	$364	55
48365 Alan Cir	0.36mi	4/5.0	3,594 (+14%)	2mo	$2,075,000	$577	55
47386 Marrakesh Dr	0.74mi	3/3.0 (-1)	2,705 (-14%)	1mo	$1,350,000	$499	31

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: 54.6%
• Equity multiple: 3.35×
• Total profit: $190,439
• Equity at exit: $43,091

10-year hold

• IRR: 59.1%
• Equity multiple: 6.48×
• Total profit: $443,712
• Equity at exit: $24,987

Cash invested: $80,920 (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: 3.2×

Monthly cashflow live

• Estimated rent: $7,447 high
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,564
• Net cashflow: $3,886

Break-even live

Break-even rent $2,528

Max offer price $289,000

Occupancy floor 43%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72992 Bel Air Rd Palm Desert, CA	4.0	3.5	3306	$6,000	$1.81	18d	1	0.09mi
73110 Calliandra St Palm Desert, CA	3.0	3.0	2973	$7,000	$2.35	44d	1	0.14mi
73055 Amber St Palm Desert, CA	3.0	2.5	2534	$9,250	$3.65	44d	1	0.17mi
72827 Haystack Rd Palm Desert, CA	4.0	4.0	2247	$7,500	$3.34	44d	1	0.19mi
72870 Deer Grass Dr Palm Desert, CA	4.0	2.5	2220	$5,999	$2.70	44d	1	0.20mi
73310 Calliandra St Palm Desert, CA	3.0	3.5	2225	$6,600	$2.97	3d	1	0.34mi
72816 Mesa View Dr Palm Desert, CA	4.0	3.0	2766	$4,750	$1.72	24d	1	0.45mi
72827 Bursera Way Palm Desert, CA	4.0	4.0	2849	$17,000	$5.97	44d	1	0.46mi
47967 Sun Corral Trl Palm Desert, CA	4.0	4.0	2374	$10,000	$4.21	24d	1	0.58mi
73460 Agave Ln Palm Desert, CA	3.0	3.0	3585	$15,000	$4.18	44d	1	0.60mi
47192 El Agadir Palm Desert, CA	3.0	3.0	2426	$12,000	$4.95	44d	1	0.73mi
73657 Agave Ln Palm Desert, CA	3.0	3.0	3194	$14,000	$4.38	24d	1	0.78mi
47171 El Agadir Palm Desert, CA	3.0	3.0	2293	$7,000	$3.05	44d	1	0.78mi
73115 Crosby Ln Palm Desert, CA	4.0	4.5	4419	$21,000	$4.75	1d	1	0.82mi
48832 Cassia Pl Palm Desert, CA	3.0	3.5	2238	$12,000	$5.36	44d	1	0.85mi
47430 Rabat Dr Palm Desert, CA	3.0	3.0	2339	$12,000	$5.13	44d	1	0.85mi
73310 Ironwood St Palm Desert, CA	3.0	4.0	3224	$7,850	$2.43	44d	1	0.91mi
47075 Marrakesh Dr Palm Desert, CA	3.0	4.0	2466	$6,000	$2.43	44d	1	1.03mi
72689 Beavertail St Palm Desert, CA	4.0	3.5	3116	$8,500	$2.73	24d	1	1.05mi
73640 Joshua Tree St Palm Desert, CA	4.0	3.0	3127	$5,750	$1.84	24d	1	1.23mi
74085 Setting Sun Trl Palm Desert, CA	4.0	4.5	2699	$9,750	$3.61	44d	1	1.28mi

Listing history 45 events

1. 2026-06-18
   days on market $289,000 Active 27 DOM
2. 2026-06-17
   days on market $289,000 Active 26 DOM
3. 2026-06-16
   days on market $289,000 Active 25 DOM
4. 2026-06-15
   days on market $289,000 Active 24 DOM
5. 2026-06-13
   days on market $289,000 Active 22 DOM
6. 2026-06-09
   days on market $289,000 Active 18 DOM
7. 2026-06-08
   days on market $289,000 Active 17 DOM
8. 2026-06-07
   days on market $289,000 Active 16 DOM
9. 2026-06-04
   days on market $289,000 Active 13 DOM
10. 2026-06-03
    days on market $289,000 Active 12 DOM
11. 2026-06-02
    days on market $289,000 Active 11 DOM
12. 2026-06-01
    days on market $289,000 Active 10 DOM
13. 2026-05-31
    days on market $289,000 Active 9 DOM
14. 2026-05-20
    historical
15. 2026-02-25
    listed $289,000 Active
16. 2026-02-24
    historical
17. 2025-10-16
    listed $299,000 Active
18. 2025-08-12
    historical
19. 2025-06-13
    historical
20. 2025-05-01
    listed $349,000 Active
21. 2025-04-23
    historical
22. 2025-02-14
    price $275,000
23. 2025-02-12
    listed $325,000 Active
24. 2025-01-22
    listed $349,000 Active
25. 2024-12-16
    historical
26. 2024-11-16
    price $355,000
27. 2024-09-17
    listed $359,000 Active
28. 2024-07-11
    historical
29. 2024-03-22
    listed $359,000 Active
30. 2024-02-20
    soldstatus $334,000 Closed
31. 2024-01-26
    status Pending
32. 2023-11-01
    listed $334,000 Active
33. 2023-09-19
    historical
34. 2023-08-23
    listed $334,000 Active
35. 2023-08-23
    historical
36. 2023-07-03
    listed $334,000 Active
37. 2022-08-09
    historical
38. 2022-04-08
    listed $315,000 Active
39. 2022-04-05
    soldstatus $1,850,000 Closed
40. 2022-01-29
    historical Active Under Contract
41. 2021-12-19
    price $1,949,000
42. 2021-12-06
    price $2,099,000
43. 2021-10-31
    price $2,199,000
44. 2021-10-31
    listed $1,199,000 Active
45. 2018-03-28
    soldstatus $210,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥111°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: $89,366
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$7,149
• − Management: −$7,149
• − Depreciation: −$8,407
• Taxable income: $44,692
• Est. tax owed @ 24.0%: −$10,726
• After-tax cash flow: $35,907/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

+37.6% since first listed

32 events — show timeline

• 2026-05-20 Listing Removed — GPSMLS
• 2026-02-25 Listed $289,000 GPSMLS
• 2026-02-24 Listing Removed — GPSMLS
• 2025-10-16 Listed $299,000 GPSMLS
• 2025-08-12 Listing Removed — GPSMLS
• 2025-06-13 Listing Removed — GPSMLS
• 2025-05-01 Listed $349,000 GPSMLS
• 2025-04-23 Listing Removed — GPSMLS
• 2025-02-14 Price Changed $275,000 GPSMLS
• 2025-02-12 Listed $325,000 GPSMLS
• 2025-01-22 Listed $349,000 GPSMLS
• 2024-12-16 Listing Removed — GPSMLS
• 2024-11-16 Price Changed $355,000 GPSMLS
• 2024-09-17 Listed $359,000 GPSMLS
• 2024-07-11 Listing Removed — GPSMLS
• 2024-03-22 Listed $359,000 GPSMLS
• 2024-02-20 Sold (MLS) $334,000 GPSMLS
• 2024-01-26 Pending — GPSMLS
• 2023-11-01 Listed $334,000 GPSMLS
• 2023-09-19 Listing Removed — GPSMLS
• 2023-08-23 Listing Removed — GPSMLS
• 2023-08-23 Listed $334,000 GPSMLS
• 2023-07-03 Listed $334,000 GPSMLS
• 2022-08-09 Listing Removed — GPSMLS
• 2022-04-08 Listed $315,000 GPSMLS
• 2022-04-05 Sold (MLS) $1,850,000 GPSMLS
• 2022-01-29 Contingent — GPSMLS
• 2021-12-19 Price Changed $1,949,000 GPSMLS
• 2021-12-06 Price Changed $2,099,000 GPSMLS
• 2021-10-31 Price Changed $2,199,000 GPSMLS
• 2021-10-31 Listed $1,199,000 GPSMLS
• 2018-03-28 Sold (Public Records) $210,000 Public Records

Property tax history

+28.7%/yr

Latest (2025): $26,456 · +2.3% YoY. Source: county tax records.