73413 Palm Greens Pkwy · Palm Desert, CA 92260

$260,000

2 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 92 Days on market

Built 1972 3,920 sqft lot $190/sqft · 7% below area Est $280k · 7% under $400/mo HOA · 12% of rent

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Why this score? — see what drove the C+ 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 +25.5/30.0
• ARV discount +10.8/15.0
• DSCR +8.4/10.0
• 1% rule +8.3/10.0
• 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

This desert home is fully furnished and ready for you to begin living the country club lifestyle. A moderate open floorplan with a remodeled kitchen with new appliances and granite counter tops, which will allow for entertaining friends and family. This is truly a must see to appreciate. The home offers ceiling fans throughout the home, and blinds. This home has also been updated with the plumbing lines and a new water heater. Palm Desert Greens is a 55+ community. Buyer to pay a one time RRA (reserve replenishment assessment) fee of $2400 equal to 6 months HOA dues. In addition, A/C unit has not been used by seller and not sure if it is operating.

Key facts

• Remodeled kitchen
• Ceiling fans
• New water heater

Tags

• REMODELED KITCHEN
• NEW APPLIANCES
• GRANITE COUNTER TOPS
• CEILING FANS
• UPDATED PLUMBING LINES
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $237k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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); 70% 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 $3,449/mo this rent would consume 59% 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 $8k 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 92 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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.
• Current owner paid $100k; list at $260k implies a 160% 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 $236,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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: 1.33% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.97%
• DSCR: 1.44
• GRM: 6.3

CMA / ARV

• ARV (median comp): $280,355
• List price: $260,000
• Delta: -7.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73204 Cold Springs Way	0.22mi	2/2.0	1,414 (+3%)	3mo	$375,000	$265	81
39183 Warm Springs Dr	0.23mi	2/2.0	1,440 (+5%)	0mo	$200,000	$139	80
73171 Cabazon Peak Dr	0.25mi	2/2.0	1,440 (+5%)	1mo	$230,000	$160	79
73450 Country Club Dr #309	0.27mi	3/2.0 (+1)	1,344 (-2%)	2mo	$165,000	$123	78
73651 Adobe Dr	0.16mi	2/2.0	1,488 (+9%)	1mo	$199,000	$134	77
38401 Desert Greens Dr W	0.46mi	2/2.0	1,344 (-2%)	1mo	$250,000	$186	75
73165 Desert Greens Dr N	0.48mi	2/2.0	1,344 (-2%)	3mo	$286,000	$213	72
38231 Pigeon Springs Dr	0.37mi	2/2.0	1,440 (+5%)	3mo	$380,000	$264	71
38703 Desert Greens Dr E	0.32mi	2/2.0	1,248 (-9%)	0mo	$322,000	$258	70
38430 Desert Greens Dr E	0.41mi	2/2.0	1,440 (+5%)	3mo	$325,000	$226	70
73450 Country Club Dr #75	0.43mi	2/2.0	1,440 (+5%)	3mo	$190,000	$132	69
39832 Black Mesa Ln	0.58mi	2/2.0	1,440 (+5%)	0mo	$260,000	$181	64

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-8,142
• Equity at exit: $38,767

10-year hold

• IRR: 4.9%
• Equity multiple: 1.34×
• Total profit: $24,425
• Equity at exit: $22,480

Cash invested: $72,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $3,449 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$248 /mo · $2,973/yr
• Insurance: −$108
• HOA: −$400
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $605

Break-even live

Break-even rent $2,683

Max offer price $260,000

Occupancy floor 77%

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: $65,000
• Closing costs: $7,800
• 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	43d	1	0.18mi
73639 Cabazon Peak Dr Palm Desert, CA	2.0	2.0	1717	$2,400	$1.40	43d	1	0.22mi
73450 Country Club Dr #120 Palm Desert, CA	2.0	2.0	1856	$2,995	$1.61	11d	1	0.26mi
73075 Buck Springs Dr Palm Desert, CA	2.0	2.0	1440	$1,950	$1.35	43d	1	0.32mi
38250 Azalea Dr Palm Desert, CA	2.0	2.0	1806	$5,500	$3.05	43d	1	0.33mi
4162 Via Mattina Palm Desert, CA	2.0	2.0	1867	$2,950	$1.58	12d	1	0.40mi
73843 Line Canyon Ln Palm Desert, CA	2.0	2.0	1570	$2,100	$1.34	11d	1	0.47mi
248 Strada Fortuna Palm Desert, CA	2.0	2.0	1400	$2,500	$1.79	43d	1	0.50mi
40064 Silktree Ct Palm Desert, CA	3.0	2.0	1712	$3,200	$1.87	24d	1	0.68mi
2701 Via Calderia Palm Desert, CA	2.0	2.0	1559	$2,850	$1.83	24d	1	0.69mi
73373 Country Club Dr Palm Desert, CA	1.0–2.0	1.0–2.0	852	$2,165	$2.54	43d	1	0.69mi
1803 Via San Martino Palm Desert, CA	2.0	2.0	1559	$3,900	$2.50	43d	1	0.76mi
37772 Hollister Dr Palm Desert, CA	3.0	2.0	1271	$3,200	$2.52	43d	1	0.77mi
40255 Sagewood Dr Palm Desert, CA	3.0	2.0	1712	$3,300	$1.93	18d	1	0.79mi
41517 Armanac Ct Palm Desert, CA	3.0	2.0	1537	$3,400	$2.21	2d	1	0.85mi
73750 Calle Bisque Palm Desert, CA	3.0	2.0	1537	$6,500	$4.23	43d	1	0.90mi
40445 Portola Ave Palm Desert, CA	1.0–2.0	1.0–2.0	975	$3,215	$3.30	5d	15	0.92mi
8 Las Cruces Ln Palm Desert, CA	2.0	2.0	1705	$5,000	$2.93	43d	1	0.95mi
74300 Country Club Dr Unit 366 Palm Desert, CA	2.0	2.0	1140	$7,170	$6.29	43d	1	1.00mi
74300 Country Club Dr Apt 5001 Palm Desert, CA	2.0	2.0	1099	$7,120	$6.48	43d	1	1.00mi
4 Hermosillo Ln Palm Desert, CA	2.0	2.0	1572	$2,900	$1.84	18d	1	1.01mi
105 Kavenish Dr Rancho Mirage, CA	3.0	3.0	1724	$4,200	$2.44	43d	1	1.06mi
72460 Rodeo Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	4d	1	1.07mi
255 San Remo St Palm Desert, CA	2.0	2.0	1656	$6,600	$3.99	43d	1	1.08mi
191 Winterhaven Cir Palm Desert, CA	2.0	1.5	1250	$2,800	$2.24	43d	1	1.08mi
1 Marbella Ln Palm Desert, CA	2.0	2.0	1080	$4,500	$4.17	43d	1	1.09mi
217 Las Lomas Palm Desert, CA	2.0	2.0	1656	$6,300	$3.80	43d	1	1.09mi
72385 Beverly Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	18d	1	1.10mi
166 Wimbledon Ct Palm Desert, CA	2.0	2.0	1250	$3,200	$2.56	43d	1	1.10mi
205 Las Lomas Palm Desert, CA	2.0	2.0	1457	$6,000	$4.12	43d	1	1.10mi
323 San Remo St Palm Desert, CA	2.0	2.0	1556	$8,500	$5.46	43d	1	1.11mi
177 Las Lomas Palm Desert, CA	2.0	2.0	1800	$7,500	$4.17	43d	1	1.12mi
150 Willow Lake Dr Palm Desert, CA	2.0	2.0	1138	$2,500	$2.20	43d	1	1.14mi
336 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	43d	1	1.15mi
264 Avenida del Sol Palm Desert, CA	2.0	2.0	1800	$6,000	$3.33	43d	1	1.16mi
311 Villena Way Palm Desert, CA	2.0	2.0	1653	$7,000	$4.23	24d	1	1.18mi
337 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,000	$3.84	43d	1	1.18mi
73759 Julie Ln Palm Desert, CA	2.0	2.0	1366	$3,249	$2.38	43d	1	1.19mi
363 San Remo St Palm Desert, CA	2.0	2.0	1656	$7,500	$4.53	43d	1	1.19mi
214 La Paz Way Palm Desert, CA	2.0	1.5	1670	$6,700	$4.01	43d	1	1.19mi

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: water

Listing history 11 events

1. 2026-05-31
   days on market $260,000 Active 92 DOM
2. 2026-02-28
   listed $260,000 Active 656-char remark

   Show marketing remark (656 chars)

   This desert home is fully furnished and ready for you to begin living the country club lifestyle. A moderate open floorplan with a remodeled kitchen with new appliances and granite counter tops, which will allow for entertaining friends and family. This is truly a must see to appreciate. The home offers ceiling fans throughout the home, and blinds. This home has also been updated with the plumbing lines and a new water heater. Palm Desert Greens is a 55+ community. Buyer to pay a one time RRA (reserve replenishment assessment) fee of $2400 equal to 6 months HOA dues. In addition, A/C unit has not been used by seller and not sure if it is operating.

3. 2008-05-16
   soldstatus $100,000
4. 2008-04-23
   historical
5. 2008-04-07
   listed $165,000
6. 2004-03-02
   soldstatus $60,000
7. 2004-02-06
   historical
8. 2004-01-09
   listed $159,000
9. 2002-11-14
   historical
10. 2002-08-15
    listed $124,000
11. 1988-09-30
    soldstatus $74,000

ⓘ 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: $2,973 · $248/mo
• Projected year-2 tax: $2,973 · $248/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 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: $41,385
• − Mortgage interest: −$14,564
• − Property taxes: −$2,973
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,311
• − Management: −$3,311
• − HOA: −$4,800
• − Depreciation: −$7,564
• Taxable income: $3,563
• Est. tax owed @ 24.0%: −$855
• After-tax cash flow: $6,404/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

+251.4% since first listed

10 events — show timeline

• 2026-02-28 Listed $260,000 GPSMLS
• 2008-05-16 Sold (Public Records) $100,000 Public Records
• 2008-04-23 Listing Removed — GPSMLS
• 2008-04-07 Listed $165,000 GPSMLS
• 2004-03-02 Sold (Public Records) $60,000 Public Records
• 2004-02-06 Listing Removed — GPSMLS
• 2004-01-09 Listed $159,000 GPSMLS
• 2002-11-14 Listing Removed — GPSMLS
• 2002-08-15 Listed $124,000 GPSMLS
• 1988-09-30 Sold (Public Records) $74,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,973 · +2.8% YoY. Source: county tax records.