270 Desert Falls Dr E · Palm Desert, CA 92211

$379,000

2 bd · 2.0 ba · 1,330 sqft · Condo public records · 215 Days on market

Built 1989 $285/sqft · at area comps Est $390k · at est. $871/mo HOA · 18% 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 +21.7/30.0
• ARV discount +8.8/15.0
• 1% rule +7.8/10.0
• DSCR +6.9/10.0
• Schools +3.8/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * PRICE ALERT * * * 15% Price Drop on 3/13/26 - Welcome to the best that Desert Falls Country Club has to offer. This designer remodeled 2 split bedrooms, 2 bath, ground floor condo features crown molding, oversized baseboards, updated cabinetry, quartz and stainless kitchen, custom gas fireplace, and uniform high-end flooring throughout the owners' retreat features a separate walk-in shower and jacuzzi tub, generous closets, and direct access to the rear patio with sprawling elevated mountain and golf views. The in-unit laundry room provides convenience and storage. At the end of the long driveway, your private 2-car garage is at your front door. The home is located in the center of the community, far from roads and traffic intrusions. Desert Falls Country Club offers a variety of membership levels and day play passes for its world-class golf course and facilities. 3D Tour available. * * * Why Aren't You Living Here Yet? * * *

Key facts

• Designer remodeled
• Oversized baseboards
• Custom gas fireplace

Tags

• DESIGNER REMODELED
• CROWN MOLDING
• OVERSIZED BASEBOARDS
• UPDATED CABINETRY
• QUARTZ AND STAINLESS KITCHEN
• CUSTOM GAS FIREPLACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $379k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $379k).
• Recommended offer: $334k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 soft (-0.3%/yr); 626 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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).
• At $4,850/mo this rent would consume 66% of the median local household income ($88k/yr) (locally 1181% 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 215 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $66k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $114k; list at $379k implies a 232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $333,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.58%
• DSCR: 1.29
• GRM: 6.5

CMA / ARV

• ARV (median comp): $390,463
• List price: $379,000
• Delta: -2.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.64×
• Total profit: $-38,119
• Equity at exit: $56,510

10-year hold

• IRR: -6.8%
• Equity multiple: 0.64×
• Total profit: $-38,544
• 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 92211

• Rents YoY: -0.3%
• Active inventory: 626
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $4,850 high
• Mortgage (P&I): −$1,988
• Tax from tax record: −$233 /mo · $2,798/yr
• Insurance: −$158
• HOA: −$871
• Vacancy / Maint / Mgmt: −$1,018
• Net cashflow: $582

Break-even live

Break-even rent $4,113

Max offer price $379,000

Occupancy floor 83%

Sensitivity live

Price	-10% $796	-5% $689	+0% $582	+5% $474	+10% $367
Rent	-10% $199	-5% $390	+0% $582	+5% $773	+10% $965
Rate	-1.0pp $773	-0.5pp $678	base $582	+0.5pp $483	+1.0pp $384

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
272 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$6,250	$4.70	44d	1	0.02mi
139 Villa Ct Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.13mi
156 Falls Ct Palm Desert, CA	3.0	2.5	1814	$6,000	$3.31	44d	1	0.14mi
127 Villa Ct Palm Desert, CA	2.0	2.0	1330	$6,800	$5.11	44d	1	0.14mi
216 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$3,250	$2.44	44d	1	0.18mi
270 Vista Royale Cir E Palm Desert, CA	3.0	2.5	1814	$3,250	$1.79	6d	1	0.22mi
270 Vista Royale Cir E Palm Desert, CA	3.0	2.5	1814	$3,250	$1.79	44d	1	0.22mi
207 Desert Falls Cir Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.23mi
274 Vista Royale Cir E Palm Desert, CA	3.0	2.5	1814	$2,900	$1.60	25d	1	0.23mi
38941 Kilimanjaro Dr Palm Desert, CA	2.0	2.0	1731	$7,000	$4.04	44d	1	0.24mi
199 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.24mi
221 Vista Royale Cir E Palm Desert, CA	2.0	2.0	1360	$5,900	$4.34	25d	1	0.28mi
187 Desert Falls Cir Palm Desert, CA	3.0	2.5	1814	$5,999	$3.31	44d	1	0.29mi
189 Desert Falls Cir Palm Desert, CA	2.0	2.5	1814	$6,500	$3.58	44d	1	0.29mi
182 Desert Falls Cir Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.30mi
221 Vista Royale Cir W Palm Desert, CA	2.0	2.5	1360	$5,900	$4.34	25d	1	0.32mi
248 Vista Royale Cir W Palm Desert, CA	2.0	2.0	1330	$4,999	$3.76	44d	1	0.32mi
319 Vista Royale Dr Palm Desert, CA	3.0	2.5	1814	$2,900	$1.60	44d	1	0.33mi
237 Vista Royale Cir W Palm Desert, CA	3.0	2.5	1814	$6,200	$3.42	44d	1	0.34mi
164 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$3,000	$2.26	44d	1	0.34mi
259 Vista Royale Cir W Palm Desert, CA	2.0	2.0	1330	$5,600	$4.21	44d	1	0.35mi
38780 Tandika Trl N Palm Desert, CA	2.0	2.0	1815	$3,900	$2.15	44d	1	0.36mi
160 Desert Falls Cir Palm Desert, CA	2.0	2.0	1330	$4,000	$3.01	2d	1	0.37mi
413 Desert Falls Dr N Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.39mi
432 Desert Falls Dr N Palm Desert, CA	3.0	2.5	1814	$4,800	$2.65	44d	1	0.44mi
136 Desert Falls Dr E Palm Desert, CA	3.0	2.5	1814	$3,200	$1.76	44d	1	0.44mi
491 Desert Falls Dr N Palm Desert, CA	2.0	2.0	1360	$6,500	$4.78	44d	1	0.46mi
607 Calle Vibrante Palm Desert, CA	3.0	2.0	1873	$2,895	$1.55	44d	1	0.48mi
607 Calle Vibrante Palm Desert, CA	3.0	2.5	1873	$2,700	$1.44	0d	1	0.48mi
474 Evergreen Ash Palm Desert, CA	2.0	2.0	1330	$2,850	$2.14	25d	1	0.49mi
635 Calle Vibrante Palm Desert, CA	3.0	2.5	1574	$2,800	$1.78	44d	1	0.50mi
709 Vista Lago Cir N Palm Desert, CA	2.0	2.0	1360	$2,700	$1.99	44d	1	0.50mi
510 Calle Vibrante Palm Desert, CA	3.0	2.5	1624	$2,695	$1.66	18d	1	0.53mi
520 Calle Vibrante Unit 520 Palm Desert, CA	3.0	6.0	1873	$4,000	$2.14	44d	1	0.54mi
117 Trento Cir Palm Desert, CA	2.0	2.0	1157	$5,500	$4.75	44d	1	0.56mi
551 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$5,500	$4.14	44d	1	0.57mi
651 Vista Lago Cir N Palm Desert, CA	2.0	2.0	1330	$5,700	$4.29	44d	1	0.58mi
781 Montana Vista Dr Palm Desert, CA	2.0	2.0	1330	$6,000	$4.51	44d	1	0.58mi
321 Bouquet Canyon Dr Palm Desert, CA	3.0	2.0	1818	$2,995	$1.65	3d	1	0.58mi
116 Avellino Cir Palm Desert, CA	2.0	2.0	1426	$6,200	$4.35	44d	1	0.58mi

HOA detail condo

• Monthly dues: $871 · $10,452/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $379,000 Active 215 DOM
2. 2026-06-17
   days on market $379,000 Active 214 DOM
3. 2026-06-16
   days on market $379,000 Active 213 DOM
4. 2026-06-15
   days on market $379,000 Active 212 DOM
5. 2026-06-13
   days on market $379,000 Active 210 DOM
6. 2026-06-09
   days on market $379,000 Active 206 DOM
7. 2026-06-08
   days on market $379,000 Active 205 DOM
8. 2026-06-07
   days on market $379,000 Active 204 DOM
9. 2026-06-04
   days on market $379,000 Active 201 DOM
10. 2026-06-03
    days on market $379,000 Active 200 DOM
11. 2026-06-02
    days on market $379,000 Active 199 DOM
12. 2026-06-01
    days on market $379,000 Active 198 DOM
13. 2026-05-31
    days on market $379,000 Active 197 DOM
14. 2026-03-13
    price $379,000 957-char remark

    Show marketing remark (957 chars)

    * * * PRICE ALERT * * * 15% Price Drop on 3/13/26 - Welcome to the best that Desert Falls Country Club has to offer. This designer remodeled 2 split bedrooms, 2 bath, ground floor condo features crown molding, oversized baseboards, updated cabinetry, quartz and stainless kitchen, custom gas fireplace, and uniform high-end flooring throughout the owners' retreat features a separate walk-in shower and jacuzzi tub, generous closets, and direct access to the rear patio with sprawling elevated mountain and golf views. The in-unit laundry room provides convenience and storage. At the end of the long driveway, your private 2-car garage is at your front door. The home is located in the center of the community, far from roads and traffic intrusions. Desert Falls Country Club offers a variety of membership levels and day play passes for its world-class golf course and facilities. 3D Tour available. * * * Why Aren't You Living Here Yet? * * *

15. 2025-11-15
    listed $445,000 Active 957-char remark

    Show marketing remark (957 chars)

    * * * PRICE ALERT * * * 15% Price Drop on 3/13/26 - Welcome to the best that Desert Falls Country Club has to offer. This designer remodeled 2 split bedrooms, 2 bath, ground floor condo features crown molding, oversized baseboards, updated cabinetry, quartz and stainless kitchen, custom gas fireplace, and uniform high-end flooring throughout the owners' retreat features a separate walk-in shower and jacuzzi tub, generous closets, and direct access to the rear patio with sprawling elevated mountain and golf views. The in-unit laundry room provides convenience and storage. At the end of the long driveway, your private 2-car garage is at your front door. The home is located in the center of the community, far from roads and traffic intrusions. Desert Falls Country Club offers a variety of membership levels and day play passes for its world-class golf course and facilities. 3D Tour available. * * * Why Aren't You Living Here Yet? * * *

16. 2025-04-10
    price
17. 2025-02-21
    listed Active
18. 1998-09-15
    soldstatus $114,000
19. 1989-03-21
    soldstatus $123,000

ⓘ 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: $2,798 · $233/mo
• Projected year-2 tax: $2,880 · $240/mo
• Expected delta: +$83/yr (+$7/mo · 3.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥114°F today · 14 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: $58,196
• − Mortgage interest: −$21,230
• − Property taxes: −$2,798
• − Insurance: −$1,895
• − Repairs & maintenance: −$4,656
• − Management: −$4,656
• − HOA: −$10,452
• − Depreciation: −$11,025
• Taxable income: $1,485
• Est. tax owed @ 24.0%: −$356
• After-tax cash flow: $6,624/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): 28,092
• Household income: $88,477
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 1181.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 11% Asian 4% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Scotch-Irish 3% Slovak 3% Romanian 3%
• Foreign-born: 16% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% Tagalog/Filipino 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: ▼ -166.92%
• Current HPI: 233.4619
• Rent YoY: ▼ -0.30%
• 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

+208.1% since first listed

6 events — show timeline

• 2026-03-13 Price Changed $379,000 TheMLS
• 2025-11-15 Listed $445,000 TheMLS
• 2025-04-10 Price Changed — TheMLS
• 2025-02-21 Listed — TheMLS
• 1998-09-15 Sold (Public Records) $114,000 Public Records
• 1989-03-21 Sold (Public Records) $123,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,798 · +3.5% YoY. Source: county tax records.