2200 E Sahara Rd · Palm Springs, CA 92262

$1,750,000

40 bd · 100.0 ba · 5,650 sqft · MultiFamily · 8 Days on market

Built 1956 0.56 ac lot

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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
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

We are pleased to present Sahara Road Apartments, a 10-unit multifamily investment opportunity located at 2200 E Sahara Road in the desirable Desert Park Estates neighborhood of Palm Springs, California. Situated on an expansive ±0.57-acre lot, the property offers investors the opportunity to acquire a stabilized, pride-of-ownership asset in one of the Coachella Valley's most established and desirable rental markets. Sahara Road Apartments consists of (4) one-bedroom / one-bathroom units and (6) studio units and is 100% occupied. The community features desirable single-story construction, attractive open floor plans, and well-maintained interiors that have been updated throughout the

Key facts

• Expansive lot
• Swimming pool
• Open floor plans

Tags

• EXPANSIVE LOT
• SINGLE-STORY CONSTRUCTION
• OPEN FLOOR PLANS
• WELL-MAINTAINED INTERIORS
• SWIMMING POOL
• GATED DOG PARK AREA

Property features AI

Finance

• Other: Assessments: special assessments apply
• Financial info: Total building area approximately 5,650; Total of 10 rental units (all currently leased); Gross scheduled income: $153,803; Gross operating income: $149,188; Gross income: $153,803; Total actual rent collected monthly: $12,817; Net operating income: $98,413; Laundry income: $1,500; Operating expenses: $52,275 (includes items such as insurance, maintenance, gardener, utilities, pool, pest control, trash, fuel); Vacancy allowance rate: 3%; Laundry equipment: leased; Property is in a rent-controlled jurisdiction; Some expense examples: gardener $7,200; pool $4,200; trash $3,360; water/sewer $3,900; maintenance $5,000; insurance $2,431; electric $2,400; fuel $2,400; pest control $1,080; new taxes $20,304
• HOA & community: Community amenities include pool and dog park

Exterior

• Parking: Ten uncovered parking spaces
• Utilities: Public sewer; District/public water; One water meter for the property; One gas meter for the property; Ten separate electric meters
• Home design: Attached multi-unit property; Single-story buildings (total buildings: 3); No accessory dwelling unit
• Construction: Flat roof; Built year source: public records
• Exterior features: Fenced area; Community pool; Located in a neighborhood with a dog park; Lot density approximately 11–15 units per acre

Interior

• Kitchen: Unit kitchens (appliance details not provided)
• Bedrooms: Some units are one-bedroom (unit-level details available)
• Bathrooms: Each unit includes one full bathroom
• Interior features: One-level property; Entry on first level
• Laundry & utility: On-site community laundry (leased equipment); Tenants pay electricity

What this means for you Summary

Snapshot

• This is a 10 × 4-bed/1.0-bath units multifamily listed at $1.75M.

Deal economics

• At list price, monthly cash flow is $10k ($124k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($27k rent vs $1.75M).
• Cap rate 13.4% 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 flat; 662 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $26,557/mo this rent would consume 445% of the median local household income ($72k/yr) (locally 1866% 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 $12k of loan paydown is wiped out by about $52k 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 + 0.5% rent growth), your $490k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 26y 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 $339k; list at $1.75M implies a 416% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,750,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.52% ✓
• Cap rate: 13.40%
• Cash-on-cash: 25.37%
• DSCR: 2.13
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.46% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.63×
• Total profit: $309,554
• Equity at exit: $260,931

10-year hold

• IRR: 23.0%
• Equity multiple: 2.75×
• Total profit: $858,990
• Equity at exit: $151,308

Cash invested: $490,000 (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 92262

• Rents YoY: 0.5%
• Active inventory: 662
• Price-to-rent: 54.9×

Monthly cashflow live

• Estimated rent: $26,557 medium
• Mortgage (P&I): −$9,177
• Tax from tax record: −$714 /mo · $8,565/yr
• Insurance: −$729
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,577
• Net cashflow: $10,360

Break-even live

Break-even rent $13,443

Max offer price $1,750,000

Occupancy floor 56%

Sensitivity live

Price	-10% $11,351	-5% $10,855	+0% $10,360	+5% $9,865	+10% $9,369
Rent	-10% $8,262	-5% $9,311	+0% $10,360	+5% $11,409	+10% $12,458
Rate	-1.0pp $11,241	-0.5pp $10,805	base $10,360	+0.5pp $9,906	+1.0pp $9,445

10-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 10× units	4	1	$26,560
Total (10 units)			$26,557

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: $437,500
• Closing costs: $52,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $1,750,000 Active 8 DOM
2. 2026-06-18
   days on market $1,750,000 Active 5 DOM
3. 2026-06-17
   days on market $1,750,000 Active 4 DOM
4. 2026-06-16
   days on market $1,750,000 Active 3 DOM
5. 2026-06-15
   remarks 692-char remark
6. 2026-06-15
   listed $1,750,000 Active 2 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: $8,565 · $714/mo
• Projected year-2 tax: $13,300 · $1,108/mo
• Expected delta: +$4,735/yr (+$395/mo · 55.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 21 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: $318,684
• − Mortgage interest: −$98,027
• − Property taxes: −$8,565
• − Insurance: −$8,750
• − Repairs & maintenance: −$25,495
• − Management: −$25,495
• − Depreciation: −$50,909
• Taxable income: $101,443
• Est. tax owed @ 24.0%: −$24,346
• After-tax cash flow: $99,973/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): 26,887
• Household income: $71,672
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 1866.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Hispanic / Latino 27% Two or more races 13% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 2%
• Foreign-born: 17% · Canada, China
• Languages at home: 75% English-only · Spanish 19% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -1082.67%
• Current HPI: 434.0524
• Rent YoY: ▲ 0.46%
• 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

+5733.3% since first listed

20 events — show timeline

• 2026-06-13 Listed $1,750,000 CRMLS
• 2025-03-13 Relisted — TheMLS
• 2025-02-26 Contingent — TheMLS
• 2025-02-26 Price Changed — TheMLS
• 2025-02-20 Listed — TheMLS
• 2002-05-24 Sold (Public Records) $339,000 Public Records
• 2002-05-13 Listing Removed — GPSMLS
• 2001-11-01 Listed $379,000 GPSMLS
• 2001-05-10 Listing Removed — GPSMLS
• 2001-05-01 Listed $339,000 GPSMLS
• 2001-05-01 Listing Removed — GPSMLS
• 2001-02-08 Listed $339,000 GPSMLS
• 2001-01-01 Listing Removed — GPSMLS
• 2001-01-01 Listing Removed — GPSMLS
• 2000-12-09 Listed $359,000 GPSMLS
• 2000-10-18 Listed $359,000 GPSMLS
• 2000-10-09 Listing Removed — GPSMLS
• 2000-04-19 Listed $370,000 GPSMLS
• 1995-01-20 Sold (Public Records) $105,000 Public Records
• 1994-12-29 Sold (Public Records) $30,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $8,565 · -1.8% YoY. Source: county tax records.