9001 De Vicenzo Ct · Desert Hot Springs, CA 92240

$360,000

3 bd · 2.0 ba · 1,990 sqft · SingleFamily public records · 98 Days on market

Built 1986 0.26 ac lot $181/sqft · 16% below area Est $429k · 16% under $466/mo HOA · 15% of rent ↓ 8% since listing

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Why this score? — see what drove the D 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).

• ARV discount +14.7/15.0
• Cash flow +8.5/30.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity , a spacious 3-bedroom, 2-bath single-family home offering nearly 2,000 square feet of bright and comfortable living in the sought-after Mission Lakes Country Club community in Desert Hot Springs. This property combines relaxed desert living with incredible amenities including unlimited golf for two owners on title, all covered by low monthly HOA dues. From the moment you arrive, the hand-laid paver courtyard creates a warm and inviting entry, ideal for enjoying a quiet morning coffee or an evening chat as the desert sky glows. Inside, the home welcomes you with soaring ceilings, large windows, and a thoughtfully updated gas fireplace with Tiffany glass accents, setting a tone of charm and comfort throughout. The open-concept kitchen features a functional island and breakfast bar, seamlessly connecting to the dining and living areas perfect for entertaining or relaxed daily living. The second and third bedrooms offer a unique rental potential or guest flexibility, thanks to a set of French doors that open directly to the front courtyard, providing a semi-private entrance for guests, long-term tenants, or visiting friends. Each room is generously sized, and the three-car garage provides plenty of space for vehicles, storage, or a golf cart. The backyard offers an opportunity to customize your own outdoor retreat a blank canvas for drought-tolerant landscaping, a cozy fire pit, or alfresco dining space. Located just a short walk from the clubhouse, this home offers convenient access to all the Mission Lakes amenities, including the Ted Robinson designed 18-hole golf course, resort-style pool and spa, tennis courts, fitness center, and on-site restaurant and lounge. The community also provides roving security patrols both day and night, adding peace of mind for residents. 9241 Clubhouse Blvd is a standout opportunity to personalize a spacious home in a well-established, amenity-rich community. With its flexible layout, value-driven pricing, and enviable access to golf and recreation, this property is ready for your vision. Experience the easygoing desert lifestyle that makes Mission Lakes Country Club one of Desert Hot Springs' most appealing places to call home.

Key facts

• Three-car garage
• Open-concept kitchen
• French doors

Tags

• HAND-LAID PAVER COURTYARD
• UPDATED GAS FIREPLACE
• OPEN-CONCEPT KITCHEN
• FRENCH DOORS
• THREE-CAR GARAGE
• RESORT-STYLE POOL AND SPA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-315 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (16.0% below list).
• Recommended offer: $302k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.9% in Desert Hot 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 49/100 on livability (#1,149 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D+, schools F, amenities 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); 515 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $3,025/mo this rent would consume 67% of the median local household income ($54k/yr) (locally 2095% 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 $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 98 days — a 9% lower offer ($328k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $302,469 (16.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.75%
• DSCR: 0.83
• GRM: 9.9

CMA / ARV

• ARV (median comp): $428,763
• List price: $360,000
• Delta: -16.04%
• 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
9241 Clubhouse Blvd	0.12mi	3/2.0	1,996 (+0%)	3mo	$370,000	$185	91
64178 Yosemite Ln	0.12mi	3/2.0	1,835 (-8%)	2mo	$360,000	$196	79
9086 Silver Star Ave	0.22mi	3/2.0	1,835 (-8%)	3mo	$410,000	$223	74
64605 Vardon Ct	0.35mi	3/3.0	1,914 (-4%)	3mo	$610,000	$319	71
8817 Clubhouse Blvd	0.18mi	3/2.0	1,749 (-12%)	2mo	$395,000	$226	70
9751 Brookline Ave	0.52mi	3/2.0	2,060 (+4%)	1mo	$275,000	$133	69
64099 Olympic Mountain Ave	0.39mi	3/2.0	1,835 (-8%)	2mo	$419,000	$228	67
64754 Pinehurst Cir	0.42mi	3/2.0	1,831 (-8%)	2mo	$465,000	$254	65
9740 Capiland Rd	0.39mi	3/2.0	1,772 (-11%)	3mo	$400,000	$226	61
64550 Brae Burn Ave	0.55mi	3/2.0	1,805 (-9%)	4mo	$370,000	$205	56
64771 Augusta Ave	0.52mi	3/2.5	1,749 (-12%)	3mo	$425,000	$243	52
8965 Mountain Pass Dr	0.74mi	3/2.0	1,749 (-12%)	2mo	$379,000	$217	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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.24×
• Total profit: $-76,186
• Equity at exit: $53,677

10-year hold

• IRR: -13.8%
• Equity multiple: 0.18×
• Total profit: $-83,027
• Equity at exit: $31,126

Cash invested: $100,800 (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 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 515
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,025 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$200 /mo · $2,405/yr
• Insurance: −$150
• HOA: −$466
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $-315

Break-even live

Break-even rent $3,423

Max offer price $304,385

Occupancy floor —

Sensitivity live

Price	-10% $-111	-5% $-213	+0% $-315	+5% $-417	+10% $-519
Rent	-10% $-554	-5% $-434	+0% $-315	+5% $-195	+10% $-76
Rate	-1.0pp $-134	-0.5pp $-223	base $-315	+0.5pp $-408	+1.0pp $-503

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64356 Doral Dr Desert Hot Springs, CA	3.0	2.5	1976	$3,500	$1.77	20d	1	0.12mi
64243 Eagle Mountain Ave Desert Hot Springs, CA	3.0	2.0	2221	$2,500	$1.13	11d	1	0.12mi
9350 Clubhouse Blvd Desert Hot Springs, CA	3.0	2.0	2502	$2,750	$1.10	3d	1	0.22mi
64355 Silver Star Ave Desert Hot Springs, CA	3.0	3.0	2107	$4,000	$1.90	3d	1	0.23mi
8780 Warwick Dr Desert Hot Springs, CA	3.0	3.0	1896	$3,195	$1.69	3d	1	0.23mi
9591 Capiland Rd Desert Hot Springs, CA	3.0	2.0	1707	$2,450	$1.44	25d	1	0.33mi
8960 Kirkwood Ct Desert Hot Springs, CA	3.0	3.0	2176	$4,700	$2.16	44d	1	0.42mi
8419 Meadows Way Desert Hot Springs, CA	3.0	2.0	2172	$2,600	$1.20	44d	1	0.83mi
65439 Via del Sol Desert Hot Springs, CA	3.0	2.0	1811	$2,500	$1.38	15d	1	0.99mi
65161 Rolling Hills Dr Desert Hot Springs, CA	4.0	2.0	1922	$3,400	$1.77	5d	1	1.02mi

HOA detail

• Monthly dues: $466 · $5,592/yr
• Likely covers: gaslandscapingpoolgymsecurity

Listing history 3 events

1. 2026-05-15
   status Pending 2221-char remark

   Show marketing remark (2221 chars)

   Investment opportunity , a spacious 3-bedroom, 2-bath single-family home offering nearly 2,000 square feet of bright and comfortable living in the sought-after Mission Lakes Country Club community in Desert Hot Springs. This property combines relaxed desert living with incredible amenities including unlimited golf for two owners on title, all covered by low monthly HOA dues. From the moment you arrive, the hand-laid paver courtyard creates a warm and inviting entry, ideal for enjoying a quiet morning coffee or an evening chat as the desert sky glows. Inside, the home welcomes you with soaring ceilings, large windows, and a thoughtfully updated gas fireplace with Tiffany glass accents, setting a tone of charm and comfort throughout. The open-concept kitchen features a functional island and breakfast bar, seamlessly connecting to the dining and living areas perfect for entertaining or relaxed daily living. The second and third bedrooms offer a unique rental potential or guest flexibility, thanks to a set of French doors that open directly to the front courtyard, providing a semi-private entrance for guests, long-term tenants, or visiting friends. Each room is generously sized, and the three-car garage provides plenty of space for vehicles, storage, or a golf cart. The backyard offers an opportunity to customize your own outdoor retreat a blank canvas for drought-tolerant landscaping, a cozy fire pit, or alfresco dining space. Located just a short walk from the clubhouse, this home offers convenient access to all the Mission Lakes amenities, including the Ted Robinson designed 18-hole golf course, resort-style pool and spa, tennis courts, fitness center, and on-site restaurant and lounge. The community also provides roving security patrols both day and night, adding peace of mind for residents. 9241 Clubhouse Blvd is a standout opportunity to personalize a spacious home in a well-established, amenity-rich community. With its flexible layout, value-driven pricing, and enviable access to golf and recreation, this property is ready for your vision. Experience the easygoing desert lifestyle that makes Mission Lakes Country Club one of Desert Hot Springs' most appealing places to call home.

2. 2026-03-26
   price $360,000 2221-char remark

   Show marketing remark (2221 chars)

   Investment opportunity , a spacious 3-bedroom, 2-bath single-family home offering nearly 2,000 square feet of bright and comfortable living in the sought-after Mission Lakes Country Club community in Desert Hot Springs. This property combines relaxed desert living with incredible amenities including unlimited golf for two owners on title, all covered by low monthly HOA dues. From the moment you arrive, the hand-laid paver courtyard creates a warm and inviting entry, ideal for enjoying a quiet morning coffee or an evening chat as the desert sky glows. Inside, the home welcomes you with soaring ceilings, large windows, and a thoughtfully updated gas fireplace with Tiffany glass accents, setting a tone of charm and comfort throughout. The open-concept kitchen features a functional island and breakfast bar, seamlessly connecting to the dining and living areas perfect for entertaining or relaxed daily living. The second and third bedrooms offer a unique rental potential or guest flexibility, thanks to a set of French doors that open directly to the front courtyard, providing a semi-private entrance for guests, long-term tenants, or visiting friends. Each room is generously sized, and the three-car garage provides plenty of space for vehicles, storage, or a golf cart. The backyard offers an opportunity to customize your own outdoor retreat a blank canvas for drought-tolerant landscaping, a cozy fire pit, or alfresco dining space. Located just a short walk from the clubhouse, this home offers convenient access to all the Mission Lakes amenities, including the Ted Robinson designed 18-hole golf course, resort-style pool and spa, tennis courts, fitness center, and on-site restaurant and lounge. The community also provides roving security patrols both day and night, adding peace of mind for residents. 9241 Clubhouse Blvd is a standout opportunity to personalize a spacious home in a well-established, amenity-rich community. With its flexible layout, value-driven pricing, and enviable access to golf and recreation, this property is ready for your vision. Experience the easygoing desert lifestyle that makes Mission Lakes Country Club one of Desert Hot Springs' most appealing places to call home.

3. 2026-02-05
   listed $390,000 Active 2221-char remark

   Show marketing remark (2221 chars)

   Investment opportunity , a spacious 3-bedroom, 2-bath single-family home offering nearly 2,000 square feet of bright and comfortable living in the sought-after Mission Lakes Country Club community in Desert Hot Springs. This property combines relaxed desert living with incredible amenities including unlimited golf for two owners on title, all covered by low monthly HOA dues. From the moment you arrive, the hand-laid paver courtyard creates a warm and inviting entry, ideal for enjoying a quiet morning coffee or an evening chat as the desert sky glows. Inside, the home welcomes you with soaring ceilings, large windows, and a thoughtfully updated gas fireplace with Tiffany glass accents, setting a tone of charm and comfort throughout. The open-concept kitchen features a functional island and breakfast bar, seamlessly connecting to the dining and living areas perfect for entertaining or relaxed daily living. The second and third bedrooms offer a unique rental potential or guest flexibility, thanks to a set of French doors that open directly to the front courtyard, providing a semi-private entrance for guests, long-term tenants, or visiting friends. Each room is generously sized, and the three-car garage provides plenty of space for vehicles, storage, or a golf cart. The backyard offers an opportunity to customize your own outdoor retreat a blank canvas for drought-tolerant landscaping, a cozy fire pit, or alfresco dining space. Located just a short walk from the clubhouse, this home offers convenient access to all the Mission Lakes amenities, including the Ted Robinson designed 18-hole golf course, resort-style pool and spa, tennis courts, fitness center, and on-site restaurant and lounge. The community also provides roving security patrols both day and night, adding peace of mind for residents. 9241 Clubhouse Blvd is a standout opportunity to personalize a spacious home in a well-established, amenity-rich community. With its flexible layout, value-driven pricing, and enviable access to golf and recreation, this property is ready for your vision. Experience the easygoing desert lifestyle that makes Mission Lakes Country Club one of Desert Hot Springs' most appealing places to call home.

ⓘ 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: $2,405 · $200/mo
• Projected year-2 tax: $2,736 · $228/mo
• Expected delta: +$331/yr (+$28/mo · 13.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,296
• − Mortgage interest: −$20,166
• − Property taxes: −$2,405
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,904
• − Management: −$2,904
• − HOA: −$5,592
• − Depreciation: −$10,473
• Taxable loss: −$9,947
• Est. tax savings @ 24.0%: +$2,387
• After-tax cash flow: $-1,391/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 — Desert Hot Springs

• Score: 49/100
• State rank: #1149
• US rank: #25774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Riverside County · 2,287,001 people
• City population: 41,615
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 41,615
• Household income: $54,023
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2095.0

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 Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 23% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 47% English-only · Spanish 50% Russian/Polish/Slavic 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: ▼ -102.10%
• Current HPI: 418.4691
• Rent YoY: ▲ 3.66%
• 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

-7.7% since first listed

3 events — show timeline

• 2026-05-15 Pending — GPSMLS
• 2026-03-26 Price Changed $360,000 GPSMLS
• 2026-02-05 Listed $390,000 GPSMLS

Property tax history

+1.7%/yr

Latest (2025): $2,405 · -2.6% YoY. Source: county tax records.