8 Calle Abajo · Palm Springs, CA 92264

$145,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 64 Days on market

Built 1977 $129/sqft · 29% below area Est $269k · 46% under

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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
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 8 Calle Abajo - your new home located in Palm Springs' most coveted rent controlled manufactured home community. This 1,484 square foot, 2 bedroom / 2 bath triple-wide is the one you've been waiting for. It features a formal living & dining room, updated kitchen, large great room, laundry room, guest bedroom & bath, primary bedroom with en-suite bath, private backyard, two covered patios, double-pane windows & sliders, central air conditioning, evaporative cooler, carport, utility shed. .. the list goes on and on. Residents of the park enjoy a serene setting, community clubhouse with planned activities, onsite management, three community pools, walking paths & common green spaces, and easy access from within the park to the new CV Link! Palm Springs View Estates is a 55+, rent controlled community. Low monthly lot rent includes water, sewer and trash. See park management for details. Schedule your tour today. This one won't last!

Key facts

• Private backyard
• Two covered patios
• Updated kitchen

Tags

• FORMAL LIVING AND DINING ROOM
• UPDATED KITCHEN
• LARGE GREAT ROOM
• PRIVATE BACKYARD
• TWO COVERED PATIOS
• DOUBLE-PANE WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 2.7% in Palm Springs — 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 66/100 on livability (#348 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: schools C-, crime F, cost of living 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: Rents soft (-0.4%/yr); 498 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 41% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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. 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. 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?
6. 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.
7. 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.
8. 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: 1.82% ✓
• Cap rate: 15.28%
• Cash-on-cash: 32.11%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (median comp): $269,086
• List price: $145,000
• Delta: -46.11%
• 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
270 Encino Dr	0.10mi	2/2.0 (-1)	1,120 (0%)	8mo	$276,000	$246	83
199 Juniper	0.16mi	2/2.0 (-1)	1,080 (-4%)	2mo	$235,000	$218	80
73 Calle Abajo	0.02mi	2/2.0 (-1)	1,020 (-9%)	10mo	$161,000	$158	71
10 Hayes St	0.21mi	2/2.0 (-1)	1,021 (-9%)	3mo	$67,200	$66	68
132 Calle Arriba	0.11mi	2/2.0 (-1)	1,056 (-6%)	16mo	$200,000	$189	67
240 Los Pinos Dr	0.07mi	2/2.0 (-1)	1,248 (+11%)	11mo	$375,000	$300	64
36 Club Circle Dr	0.42mi	2/2.0 (-1)	1,152 (+3%)	9mo	$195,000	$169	64
82 Calle De Espacio	0.06mi	2/2.0 (-1)	1,248 (+11%)	19mo	$125,000	$100	57
108 Aliso Dr	0.28mi	2/2.0 (-1)	1,258 (+12%)	12mo	$460,000	$366	51
1 Buchanan St	0.46mi	2/2.0 (-1)	1,213 (+8%)	16mo	$103,000	$85	46
3 Coolidge Dr	0.44mi	2/2.0 (-1)	1,024 (-9%)	19mo	$60,000	$59	44
111 Aliso Dr	0.28mi	2/2.0 (-1)	1,280 (+14%)	18mo	$214,000	$167	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 1.94×
• Total profit: $37,980
• Equity at exit: $21,620

10-year hold

• IRR: 29.6%
• Equity multiple: 3.28×
• Total profit: $92,380
• Equity at exit: $12,537

Cash invested: $40,600 (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 92264

• Rents YoY: -0.4%
• Active inventory: 498
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,643 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $1,086

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,186	-5% $1,136	+0% $1,086	+5% $1,036	+10% $986
Rent	-10% $877	-5% $982	+0% $1,086	+5% $1,191	+10% $1,295
Rate	-1.0pp $1,159	-0.5pp $1,123	base $1,086	+0.5pp $1,049	+1.0pp $1,010

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Pueblo Vista Dr Palm Springs, CA	3.0	2.0	1487	$3,200	$2.15	45d	1	0.32mi
2700 Lawrence Crossley Rd #18 Palm Springs, CA	2.0	2.0	885	$2,050	$2.32	19d	1	0.46mi
2700 Lawrence Crossley Rd Unit B15 Palm Springs, CA	2.0	2.0	885	$1,950	$2.20	45d	1	0.46mi
2010 Lawrence Crossley Rd Unit 8 Palm Springs, CA	2.0	1.5	993	$1,895	$1.91	15d	1	0.46mi
2800 Lawrence Crossley Rd Palm Springs, CA	2.0	2.0	905	$2,022	$2.23	45d	1	0.49mi
5301 E Waverly Dr Palm Springs, CA	1.0–2.0	2.0	933	$2,300	$2.47	19d	2	0.57mi
5301 E Waverly Dr Palm Springs, CA	1.0–2.0	2.0	933	$2,300	$2.47	16d	2	0.57mi
5300 E Waverly Dr Palm Springs, CA	1.0–2.0	1.5–2.0	768	$1,900	$2.47	25d	2	0.60mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	45d	1	0.62mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	16d	1	0.62mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	45d	1	0.64mi
5301 E Waverly Dr #192 Palm Springs, CA	2.0	2.0	979	$2,300	$2.35	25d	1	0.64mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	12d	1	0.69mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	23d	1	0.69mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	14d	1	0.69mi
5300 E Waverly Dr Unit C4 Palm Springs, CA	2.0	1.5	768	$1,900	$2.47	4d	1	0.69mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	45d	1	0.71mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	25d	1	0.73mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	6d	1	0.76mi
6071 Hazeltine Plz Palm Springs, CA	2.0	2.0	1168	$3,200	$2.74	45d	1	0.76mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	9d	1	0.78mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	25d	1	0.92mi
2601 S Broadmoor Dr Palm Springs, CA	2.0	2.0	1178	$2,050	$1.74	45d	2	0.93mi
2441 S Birdie Way Unit E Palm Springs, CA	2.0	2.0	1438	$3,250	$2.26	25d	1	0.96mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	16d	1	0.98mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	45d	1	0.98mi
2104 S Birdie Way Palm Springs, CA	3.0	2.0	1456	$3,600	$2.47	45d	1	1.00mi
4850 N Winners Cir Unit A Palm Springs, CA	2.0	2.0	1275	$2,700	$2.12	18d	1	1.01mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	45d	1	1.02mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	45d	1	1.02mi
33030 Shifting Sands Trl Apt 4 Cathedral City, CA	2.0	1.0	821	$1,599	$1.95	25d	1	1.10mi
2550 Miramonte Cir E Unit C Palm Springs, CA	3.0	2.5	1397	$2,730	$1.95	25d	1	1.11mi
Lawrence Crossley Rd Unit 62 Palm Springs, CA	2.0	2.0	885	$2,100	$2.37	45d	1	1.15mi
2350 Miramonte Cir E Unit E Palm Springs, CA	2.0	2.0	1241	$4,500	$3.63	45d	1	1.15mi
2350 Miramonte Cir E Unit A Palm Springs, CA	2.0	2.0	1264	$3,000	$2.37	25d	1	1.15mi
2391 Mira Monte Cir W Palm Springs, CA	2.0	2.0	1180	$2,850	$2.42	45d	1	1.24mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	45d	1	1.27mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	23d	1	1.30mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	19d	1	1.30mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	4d	1	1.32mi

Listing history 16 events

1. 2026-06-21
   days on market $145,000 Active 64 DOM
2. 2026-06-18
   days on market $145,000 Active 61 DOM
3. 2026-06-17
   days on market $145,000 Active 60 DOM
4. 2026-06-16
   days on market $145,000 Active 59 DOM
5. 2026-06-15
   days on market $145,000 Active 58 DOM
6. 2026-06-13
   days on market $145,000 Active 56 DOM
7. 2026-06-13
   days on market $145,000 Active 55 DOM
8. 2026-06-09
   days on market $145,000 Active 52 DOM
9. 2026-06-08
   days on market $145,000 Active 51 DOM
10. 2026-06-07
    days on market $145,000 Active 50 DOM
11. 2026-06-04
    days on market $145,000 Active 47 DOM
12. 2026-06-03
    days on market $145,000 Active 46 DOM
13. 2026-06-02
    days on market $145,000 Active 45 DOM
14. 2026-06-01
    days on market $145,000 Active 44 DOM
15. 2026-05-31
    days on market $145,000 Active 43 DOM
16. 2026-04-18
    listed $145,000 Active 979-char remark

    Show marketing remark (979 chars)

    Welcome to 8 Calle Abajo - your new home located in Palm Springs' most coveted rent controlled manufactured home community. This 1,484 square foot, 2 bedroom / 2 bath triple-wide is the one you've been waiting for. It features a formal living & dining room, updated kitchen, large great room, laundry room, guest bedroom & bath, primary bedroom with en-suite bath, private backyard, two covered patios, double-pane windows & sliders, central air conditioning, evaporative cooler, carport, utility shed. .. the list goes on and on. Residents of the park enjoy a serene setting, community clubhouse with planned activities, onsite management, three community pools, walking paths & common green spaces, and easy access from within the park to the new CV Link! Palm Springs View Estates is a 55+, rent controlled community. Low monthly lot rent includes water, sewer and trash. See park management for details. Schedule your tour today. This one won't last!

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,721
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,538
• − Management: −$2,538
• − Depreciation: −$4,218
• Taxable income: $11,405
• Est. tax owed @ 24.0%: −$2,737
• After-tax cash flow: $10,298/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 — Palm Springs

• Score: 66/100
• State rank: #348
• US rank: #11850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, CA
• County: Riverside County · 2,287,001 people
• City population: 46,786
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 19,899
• Household income: $77,688
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1215.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 12% Asian 6% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 13% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -489.04%
• Current HPI: 357.0969
• Rent YoY: ▼ -0.43%
• 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

1 event — show timeline

• 2026-04-18 Listed $145,000 TheMLS

Property tax history

-0.2%/yr

Latest (2025): $224 · +0.8% YoY. Source: county tax records.