71970 Eleanora · Rancho Mirage, CA 92270

$199,000

2 bd · 2.0 ba · 1,384 sqft · Condo public records · 19 Days on market

Built 1977 $650/mo HOA · 15% of rent

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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
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PROBATE AUCTION!!! 2 STORY, 2 BEDROOM, 1¾ BATH FIXER CONDOMINIUM IN THE GATED DESERT VILLAGE COMMUNITY. THE UNIT FEATURES A LIVING ROOM, KITCHEN WITH DISHWASHER & WASHER/DRYER HOOKUP. UPSTAIRS PRIMARY BEDROOM/LOFT HAS A WALK IN CLOSET & BALCONY. LIVING ROOM WITH OUTDOOR PATIO. CENTRAL HEATING AND AIR CONDITIONING. MOLD, CEILING AND PLUMBING DAMAGE. 1 RESERVED, COVERED PARKING SPACE. 2 COMMON POOL AREAS. TENNIS COURT AND CLUBHOUSE. GREAT FIXER OPPORTUNITY. CLOSE TO SHOPPING AND ENTERTAINMENT.

Key facts

• Gated community
• Common pool areas
• Washer dryer hookup

Tags

• GATED COMMUNITY
• KITCHEN WITH DISHWASHER
• WASHER DRYER HOOKUP
• WALK IN CLOSET
• OUTDOOR PATIO
• COMMON POOL AREAS

Property features AI

Finance

• Other: Parcel number 684480011; Located in Desert Village (subdivision 32125); Directions reference: Bob Hope Drive & Rancho Las Palmas Drive
• HOA & community: Part of Desert Village homeowners association; Monthly HOA fee of $650; Community of 86 units; Suburban community

Exterior

• Utilities: Public/District water; Sewer status unknown
• Home design: Condominium in a multi-family building; Attached unit; Two stories; Entry at level 1
• Construction: Construction/age information sourced from assessor
• Exterior features: Community pool; Association-maintained amenities including tennis

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bath; One 3/4 bath
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: Two-level unit; Main-level bedroom and bathroom; Living room
• Laundry & utility: On-site laundry (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $199k).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 3.0% in Rancho Mirage — 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 (#1,065 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: amenities F, commute 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 rising (+3.7%/yr); 532 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); 68% 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 $4,222/mo this rent would consume 47% of the median local household income ($107k/yr) (locally 498% 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 $1k of loan paydown is wiped out by about $6k 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 + 3.7% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $116k; list at $199k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,015 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.12% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.73%
• DSCR: 2.28
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.01×
• Total profit: $56,262
• Equity at exit: $29,672

10-year hold

• IRR: 32.7%
• Equity multiple: 4.11×
• Total profit: $173,065
• Equity at exit: $17,206

Cash invested: $55,720 (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 92270

• Rents YoY: 3.7%
• Active inventory: 532
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $4,222 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$225 /mo · $2,699/yr
• Insurance: −$83
• HOA: −$650
• Vacancy / Maint / Mgmt: −$887
• Net cashflow: $1,334

Break-even live

Break-even rent $2,533

Max offer price $199,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,447	-5% $1,391	+0% $1,334	+5% $1,278	+10% $1,222
Rent	-10% $1,001	-5% $1,167	+0% $1,334	+5% $1,501	+10% $1,668
Rate	-1.0pp $1,434	-0.5pp $1,385	base $1,334	+0.5pp $1,283	+1.0pp $1,230

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
71990 Eleanora Ln Rancho Mirage, CA	2.0	2.0	996	$1,995	$2.00	18d	1	0.03mi
71863 Eleanora Ln Rancho Mirage, CA	2.0	2.0	1384	$2,600	$1.88	45d	1	0.11mi
5 Majorca Dr Rancho Mirage, CA	2.0	2.0	1650	$5,700	$3.45	45d	1	0.30mi
42379 Rancho Las Palmas Dr #32 Rancho Mirage, CA	2.0	1.5	915	$2,200	$2.40	45d	1	0.36mi
35 Malaga Dr Rancho Mirage, CA	3.0	2.0	1776	$2,499	$1.41	25d	1	0.41mi
42676 E Veldt St Rancho Mirage, CA	2.0	2.0	948	$2,650	$2.80	25d	1	0.42mi
17 Lugo Dr Rancho Mirage, CA	3.0	2.0	1581	$3,700	$2.34	45d	1	0.49mi
71798 San Gorgonio Rd Rancho Mirage, CA	3.0	2.0	1243	$4,500	$3.62	45d	1	0.50mi
27 Calle Encinitas Rancho Mirage, CA	2.0	2.0	1537	$2,200	$1.43	25d	1	0.52mi
72 Majorca Dr Rancho Mirage, CA	2.0	2.0	1320	$3,038	$2.30	45d	1	0.54mi
142 La Cerra Dr Rancho Mirage, CA	2.0	2.0	1650	$4,000	$2.42	45d	1	0.59mi
88 La Ronda Dr Rancho Mirage, CA	2.0	2.0	1320	$6,700	$5.08	45d	1	0.60mi
81 Marbella Dr Rancho Mirage, CA	2.0	2.0	1582	$5,500	$3.48	45d	1	0.61mi
11 Palma Dr Rancho Mirage, CA	2.0	2.0	1320	$6,500	$4.92	45d	1	0.64mi
71292 Biskra Rd Rancho Mirage, CA	3.0	2.0	1732	$7,999	$4.62	45d	1	0.65mi
6 Granada Dr Rancho Mirage, CA	2.0	2.0	1320	$2,950	$2.23	25d	1	0.69mi
45 Cueta Dr Rancho Mirage, CA	2.0	2.0	1270	$3,000	$2.36	45d	1	0.69mi
41 Sunrise Dr Rancho Mirage, CA	1.0	1.5	882	$4,200	$4.76	45d	1	0.71mi
97 Palma Dr Rancho Mirage, CA	2.0	2.0	1650	$5,900	$3.58	45d	1	0.71mi
36 Sunrise Dr Rancho Mirage, CA	2.0	2.0	1320	$3,200	$2.42	19d	1	0.73mi
71581 Halgar Rd Rancho Mirage, CA	3.0	3.0	1852	$6,500	$3.51	45d	1	0.74mi
26 Sunrise Dr Rancho Mirage, CA	3.0	3.0	1762	$6,500	$3.69	9d	1	0.77mi
8 Cadiz Dr Rancho Mirage, CA	2.0	2.0	1701	$6,300	$3.70	45d	1	0.81mi
48 Palma Dr Rancho Mirage, CA	2.0	2.0	1320	$6,200	$4.70	45d	1	0.83mi
36 El Toro Dr Rancho Mirage, CA	2.0	2.0	1270	$4,000	$3.15	25d	1	0.85mi
8 Valencia Dr Rancho Mirage, CA	3.0	2.0	1700	$6,800	$4.00	45d	1	0.89mi
8 Padron Way Rancho Mirage, CA	3.0	2.0	1621	$3,995	$2.46	0d	1	0.89mi
20 San Sebastian Dr Rancho Mirage, CA	2.0	2.0	1380	$2,950	$2.14	45d	1	0.93mi
159 Torremolinos Dr Rancho Mirage, CA	2.0	2.0	1513	$6,100	$4.03	45d	1	0.93mi
16 Tortosa Dr Rancho Mirage, CA	3.0	2.0	1720	$7,495	$4.36	45d	1	0.93mi
68 El Toro Dr Rancho Mirage, CA	2.0	2.0	1381	$4,000	$2.90	25d	1	0.94mi
11 Ronda Dr Rancho Mirage, CA	3.0	2.0	1680	$3,200	$1.90	45d	1	0.95mi
21 Don Quixote Dr Rancho Mirage, CA	2.0	2.0	1270	$4,000	$3.15	25d	1	1.01mi
70 Durango Cir Rancho Mirage, CA	2.0	2.0	1500	$3,800	$2.53	16d	1	1.01mi
72830 Fleetwood Cir Palm Desert, CA	2.0	2.0	1223	$3,000	$2.45	45d	1	1.02mi
27 Torremolinos Dr Rancho Mirage, CA	3.0	1.5	1621	$3,300	$2.04	45d	1	1.06mi
110 Giralda Cir Palm Desert, CA	2.0	2.0	1584	$7,000	$4.42	45d	1	1.08mi
114 Giralda Cir Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	45d	1	1.08mi
95 Torremolinos Dr Rancho Mirage, CA	3.0	2.0	1680	$3,600	$2.14	19d	1	1.11mi
63 Torremolinos Dr Rancho Mirage, CA	2.0	2.0	1270	$2,850	$2.24	45d	1	1.11mi

HOA detail condo

• Monthly dues: $650 · $7,800/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-21
   days on market $199,000 Active 19 DOM
2. 2026-06-18
   days on market $199,000 Active 16 DOM
3. 2026-06-17
   days on market $199,000 Active 15 DOM
4. 2026-06-16
   days on market $199,000 Active 14 DOM
5. 2026-06-15
   days on market $199,000 Active 13 DOM
6. 2026-06-13
   days on market $199,000 Active 11 DOM
7. 2026-06-13
   days on market $199,000 Active 10 DOM
8. 2026-06-09
   days on market $199,000 Active 7 DOM
9. 2026-06-08
   days on market $199,000 Active 6 DOM
10. 2026-06-07
    days on market $199,000 Active 5 DOM
11. 2026-06-04
    days on market $199,000 Active 2 DOM
12. 2026-06-02
    remarks 501-char remark
13. 2026-06-02
    listed $199,000 Active 1 DOM

ⓘ 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: $2,699 · $225/mo
• Projected year-2 tax: $2,699 · $225/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 8 d/yr ≥114°F today · 24 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: $50,668
• − Mortgage interest: −$11,147
• − Property taxes: −$2,699
• − Insurance: −$995
• − Repairs & maintenance: −$4,053
• − Management: −$4,053
• − HOA: −$7,800
• − Depreciation: −$5,789
• Taxable income: $14,131
• Est. tax owed @ 24.0%: −$3,391
• After-tax cash flow: $12,620/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 — Rancho Mirage

• Score: 51/100
• State rank: #1065
• US rank: #25255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Mirage, CA
• County: Riverside County · 2,287,001 people
• City population: 17,563
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 17,563
• Household income: $107,364
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 498.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, South Korea, China
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -210.99%
• Current HPI: 282.2957
• Rent YoY: ▲ 3.72%
• 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

+142.7% since first listed

3 events — show timeline

• 2026-06-02 Listed $199,000 CRMLS
• 2001-08-03 Sold (Public Records) $116,500 Public Records
• 1989-10-19 Sold (Public Records) $82,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,699 · -0.2% YoY. Source: county tax records.