74048 Angels Camp Rd · Palm Desert, CA 92260

$419,000

2 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 26 Days on market

Built 1979 5,227 sqft lot $455/mo HOA · 10% 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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +6.3/10.0
• 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

Completely reimagined to 2026 standards, this beautifully remodeled 2-bedroom, 2-bath home blends modern design, comfort, and functionality with exceptional attention to detail throughout. Located Portola Country Club where you OWN THE LAND and the GOLF IS FREE. The stunning new kitchen features custom soft-close cabinetry, elegant quartz countertops, and all-new appliances. Matching quartz surfaces and cabinetry continue through the bathrooms and laundry room, creating a cohesive upscale feel while the large central island in the great room allows much flexibility for living and dining options. New laminate flooring throughout the home, LED ceiling lighting, all BRAND-NEW DUAL-PANE WINDOWS

Key facts

• Quartz countertops
• Walk-in closet
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• CUSTOM SOFT-CLOSE CABINETRY
• QUARTZ COUNTERTOPS
• NEW APPLIANCES
• FLOOR-TO-CEILING WINDOWS
• WALK-IN CLOSET

Property features AI

Finance

• Other: Disclosures include CC&R, pet restrictions, planned development, owner has real estate license, and homeowners association; Listing terms accept Conventional, FHA, and cash financing; short-term rentals not allowed; will not consider lease
• HOA & community: Monthly HOA dues (association fees) of $455; HOA covers clubhouse, trash, security, and cable TV; Community amenities: clubhouse, fitness center, tennis and sport courts, bocce ball, pickleball courts, golf course (par 3), golf within development, billiard/card rooms, meeting room, guest parking, RV parking, trailer storage; Senior community; Assoc pet rules apply

Exterior

• Parking: 3 total parking spaces; Attached carport (3-car carport); Golf cart garage
• Security: Gated community with controlled access; Association security included
• Utilities: Cable TV available; TV/Cable available; Sewer paid in street; PUD within community
• Home design: Detached single-story home; One level; Fee simple land
• Construction: Stucco exterior; Permanent foundation; Year built from assessor
• Exterior features: Gated community; Awning-covered patio/deck with wood and concrete slab elements; Block fencing; Mountain views; Drip irrigation system and sprinkler timer; Street lights on city street frontage

Interior

• Kitchen: Island; Remodeled kitchen with quartz counters; Dishwasher; Gas range; Disposal; Water line to refrigerator; Walk-in pantry
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Double vanities; Tile shower; Low-flow toilets; Linen closet
• Heating & cooling: Natural gas heating (forced air); Central air conditioning
• Interior features: Cathedral and vaulted ceilings; Open floorplan; Updated/remodeled condition; Unfurnished
• Laundry & utility: Dedicated laundry room (individual room)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $419k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $419k).
• Recommended offer: $413k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 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.
• Zoned schools: James Earl Carter Elementary (516 students, 53% FRL); Colonel Mitchell Paige Middle (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 436 students, 74% FRL); Palm Desert High (math 42% / reading 67%, grade C-, #256 of 1,170 statewide, top 24%, 2,050 students, 57% FRL).
• Market conditions: Rents rising (+1.6%/yr); 551 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $4,720/mo this rent would consume 81% 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 $3k of loan paydown is wiped out by about $13k 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 26 days — a 2% lower offer ($413k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 27y 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 $50k; list at $419k implies a 738% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $412,715 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 1.13% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.88%
• DSCR: 1.31
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $265,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74529 Azurite Cir	0.40mi	2/2.0	1,740 (+4%)	1mo	$427,500	$246	75
42585 Granite Pl	0.37mi	2/2.0	1,760 (+5%)	6mo	$175,000	$99	70
74584 Nevada Cir E	0.48mi	2/2.0	1,734 (+3%)	6mo	$257,500	$149	68
74592 Nevada Cir E	0.48mi	2/2.0	1,590 (-5%)	2mo	$317,000	$199	67
74647 Azurite Cir E	0.49mi	3/2.0 (+1)	1,700 (+1%)	4mo	$260,000	$153	67
74578 Zircon Cir E	0.42mi	2/2.0	1,542 (-8%)	0mo	$250,000	$162	66
74411 Gary Ave. Ave	0.51mi	2/2.0	1,584 (-6%)	5mo	$397,000	$251	63
42090 Diadomite Way	0.35mi	2/2.0	1,520 (-10%)	7mo	$240,000	$158	62
74072 Mercury Circle Cir W	0.27mi	2/2.0	1,440 (-14%)	5mo	$222,000	$154	59
42099 Diadomite Way	0.32mi	3/2.0 (+1)	1,880 (+12%)	2mo	$279,000	$148	59
42651 Vanadium Pl	0.34mi	2/2.0	1,440 (-14%)	4mo	$290,000	$201	56
74596 Azurite Cir E	0.46mi	2/2.0	1,440 (-14%)	6mo	$201,600	$140	50

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-31,434
• Equity at exit: $62,474

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $2,333
• Equity at exit: $36,227

Cash invested: $117,320 (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: 551
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $4,720 high
• Mortgage (P&I): −$2,197
• Tax from tax record: −$229 /mo · $2,748/yr
• Insurance: −$175
• HOA: −$455
• Vacancy / Maint / Mgmt: −$991
• Net cashflow: $673

Break-even live

Break-even rent $3,868

Max offer price $419,000

Occupancy floor 81%

Sensitivity live

Price	-10% $910	-5% $791	+0% $673	+5% $554	+10% $436
Rent	-10% $300	-5% $486	+0% $673	+5% $859	+10% $1,046
Rate	-1.0pp $884	-0.5pp $779	base $673	+0.5pp $564	+1.0pp $454

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
82 Presidio Pl Palm Desert, CA	3.0	2.0	1851	$5,500	$2.97	46d	1	0.18mi
84 Presidio Pl Palm Desert, CA	3.0	2.0	1921	$6,500	$3.38	46d	1	0.19mi
92 Presidio Pl Palm Desert, CA	3.0	2.0	1821	$5,500	$3.02	46d	1	0.21mi
74036 Mercury Cir W Palm Desert, CA	2.0	2.0	1440	$2,800	$1.94	46d	1	0.28mi
74401 Hovley Lane East Palm Desert, CA	1.0–3.0	1.0–2.0	1042	$2,656	$2.55	1d	22	0.35mi
168 Camino Arroyo S Palm Desert, CA	3.0	3.0	2051	$5,000	$2.44	46d	1	0.36mi
39 Camino Arroyo Pl Palm Desert, CA	2.0	2.0	1533	$6,000	$3.91	46d	1	0.38mi
181 Camino Arroyo S Palm Desert, CA	3.0	2.0	1821	$6,300	$3.46	46d	1	0.40mi
432 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,300	$3.35	46d	1	0.42mi
430 S Sierra Madre Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	46d	1	0.42mi
255 Via Rengo Palm Desert, CA	2.0	2.0	1122	$2,700	$2.41	46d	1	0.43mi
255 Via Rengo Palm Desert, CA	2.0	2.0	1122	$2,600	$2.32	7d	1	0.43mi
38 Conejo Cir Palm Desert, CA	3.0	3.0	2056	$6,500	$3.16	46d	1	0.45mi
74350 Magnesia Falls Dr Unit 1 Palm Desert, CA	3.0	2.0	1200	$2,595	$2.16	13d	1	0.50mi
206 Lakecrest Ln Palm Desert, CA	2.0	2.0	1138	$2,300	$2.02	13d	1	0.51mi
289 Castellana N Palm Desert, CA	2.0	2.0	1457	$3,000	$2.06	26d	1	0.51mi
352 S Sierra Madre Palm Desert, CA	2.0	2.0	1584	$5,800	$3.66	46d	1	0.52mi
153 Camino Arroyo N Palm Desert, CA	3.0	2.0	1980	$7,300	$3.69	22d	1	0.56mi
365 San Remo St Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	46d	1	0.57mi
363 San Remo St Palm Desert, CA	2.0	2.0	1656	$7,500	$4.53	46d	1	0.57mi
85 Conejo Cir Palm Desert, CA	3.0	3.0	2119	$6,000	$2.83	46d	1	0.58mi
82 Conejo Cir Palm Desert, CA	3.0	2.0	1759	$6,500	$3.70	46d	1	0.59mi
359 Villena Way Palm Desert, CA	2.0	2.0	2208	$9,500	$4.30	46d	1	0.59mi
150 Willow Lake Dr Palm Desert, CA	2.0	2.0	1138	$2,500	$2.20	46d	1	0.60mi
25 Maximo Way Palm Desert, CA	3.0	3.0	2056	$7,800	$3.79	46d	1	0.61mi
316 S Sierra Madre Palm Desert, CA	2.0	2.0	1656	$5,700	$3.44	46d	1	0.63mi
166 Wimbledon Ct Palm Desert, CA	2.0	2.0	1250	$3,200	$2.56	46d	1	0.63mi
191 Winterhaven Cir Palm Desert, CA	2.0	1.5	1250	$2,800	$2.24	46d	1	0.65mi
259 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,200	$3.99	46d	1	0.66mi
337 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,000	$3.84	46d	1	0.66mi
257 Calle del Verano Palm Desert, CA	2.0	2.0	1303	$5,300	$4.07	46d	1	0.66mi
336 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	46d	1	0.68mi
305 Durango Palm Desert, CA	2.0	2.0	1670	$6,300	$3.77	46d	1	0.68mi
323 San Remo St Palm Desert, CA	2.0	2.0	1556	$8,500	$5.46	46d	1	0.68mi
389 Gran Via Palm Desert, CA	3.0	2.0	1670	$3,750	$2.25	26d	1	0.70mi
311 Villena Way Palm Desert, CA	2.0	2.0	1653	$7,000	$4.23	26d	1	0.71mi
280 Castellana S Palm Desert, CA	2.0	2.0	1303	$6,000	$4.60	46d	1	0.71mi
347 Gran Via Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	46d	1	0.72mi
345 Gran Via Palm Desert, CA	2.0	2.0	1584	$5,500	$3.47	46d	1	0.72mi
295 Cordoba Way Palm Desert, CA	2.0	2.0	1800	$6,000	$3.33	46d	1	0.72mi

HOA detail

• Monthly dues: $455 · $5,460/yr

Listing history 45 events

1. 2026-06-21
   days on market $419,000 Active 26 DOM
2. 2026-06-18
   days on market $419,000 Active 23 DOM
3. 2026-06-17
   days on market $419,000 Active 22 DOM
4. 2026-06-16
   days on market $419,000 Active 21 DOM
5. 2026-06-15
   days on market $419,000 Active 20 DOM
6. 2026-06-13
   days on market $419,000 Active 18 DOM
7. 2026-06-09
   days on market $419,000 Active 14 DOM
8. 2026-06-08
   days on market $419,000 Active 13 DOM
9. 2026-06-07
   days on market $419,000 Active 12 DOM
10. 2026-06-04
    days on market $419,000 Active 9 DOM
11. 2026-06-03
    days on market $419,000 Active 8 DOM
12. 2026-06-02
    days on market $419,000 Active 7 DOM
13. 2026-06-01
    days on market $419,000 Active 6 DOM
14. 2026-05-31
    days on market $419,000 Active 5 DOM
15. 2026-05-26
    listed $419,000 Active
16. 2013-11-02
    historical
17. 2013-09-16
    price $155,500
18. 2013-08-03
    price $157,900
19. 2013-08-02
    status Active
20. 2013-07-23
    historical Hold
21. 2013-07-23
    status Active
22. 2013-07-13
    historical Hold
23. 2013-07-12
    status Active
24. 2013-07-02
    historical Hold
25. 2013-07-02
    status Active
26. 2013-06-22
    historical Hold
27. 2013-06-22
    status Active
28. 2013-06-12
    historical Hold
29. 2013-06-12
    status Active
30. 2013-06-02
    historical Hold
31. 2013-06-02
    status Active
32. 2013-05-23
    historical Hold
33. 2013-05-23
    status Active
34. 2013-05-13
    historical Hold
35. 2013-05-13
    status Active
36. 2013-05-03
    historical Hold
37. 2013-04-28
    price $159,400
38. 2013-01-12
    listed $159,900 Active
39. 2003-01-10
    soldstatus $50,000
40. 2002-11-23
    historical
41. 2002-11-02
    listed $158,000
42. 1999-10-22
    soldstatus $120,000
43. 1999-09-17
    historical
44. 1999-09-14
    listed $125,000
45. 1987-05-29
    soldstatus $30,000

ⓘ 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: $2,748 · $229/mo
• Projected year-2 tax: $3,184 · $265/mo
• Expected delta: +$436/yr (+$36/mo · 15.9%)

ⓘ 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 7 d/yr ≥114°F today · 19 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: $56,638
• − Mortgage interest: −$23,471
• − Property taxes: −$2,748
• − Insurance: −$2,095
• − Repairs & maintenance: −$4,531
• − Management: −$4,531
• − HOA: −$5,460
• − Depreciation: −$12,189
• Taxable income: $1,613
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $7,686/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

+1296.7% since first listed

31 events — show timeline

• 2026-05-26 Listed $419,000 GPSMLS
• 2013-11-02 Listing Removed — GPSMLS
• 2013-09-16 Price Changed $155,500 GPSMLS
• 2013-08-03 Price Changed $157,900 GPSMLS
• 2013-08-02 Relisted — GPSMLS
• 2013-07-23 Delisted — GPSMLS
• 2013-07-23 Relisted — GPSMLS
• 2013-07-13 Delisted — GPSMLS
• 2013-07-12 Relisted — GPSMLS
• 2013-07-02 Delisted — GPSMLS
• 2013-07-02 Relisted — GPSMLS
• 2013-06-22 Delisted — GPSMLS
• 2013-06-22 Relisted — GPSMLS
• 2013-06-12 Delisted — GPSMLS
• 2013-06-12 Relisted — GPSMLS
• 2013-06-02 Delisted — GPSMLS
• 2013-06-02 Relisted — GPSMLS
• 2013-05-23 Delisted — GPSMLS
• 2013-05-23 Relisted — GPSMLS
• 2013-05-13 Delisted — GPSMLS
• 2013-05-13 Relisted — GPSMLS
• 2013-05-03 Delisted — GPSMLS
• 2013-04-28 Price Changed $159,400 GPSMLS
• 2013-01-12 Listed $159,900 GPSMLS
• 2003-01-10 Sold (Public Records) $50,000 Public Records
• 2002-11-23 Listing Removed — GPSMLS
• 2002-11-02 Listed $158,000 GPSMLS
• 1999-10-22 Sold (Public Records) $120,000 Public Records
• 1999-09-17 Listing Removed — GPSMLS
• 1999-09-14 Listed $125,000 GPSMLS
• 1987-05-29 Sold (Public Records) $30,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,748 · +3.8% YoY. Source: county tax records.