2901 Sunflower Cir E · Palm Springs, CA 92262

$255,000

2 bd · 1.0 ba · 837 sqft · Condo public records · 79 Days on market

Built 1983 $305/sqft · 18% below area Est $312k · 18% under $500/mo HOA · 21% of rent

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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 +15.0/15.0
• Cash flow +8.9/30.0
• 1% rule +4.5/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE Reduced. Sunrise Palms is a very special and favorite complex about 7 minutes from downtown. Gated community with 8 pools, 8 spas, tennis, basketball and other courts. This condo is in especially nice location within the complex. Tile floors and carpeted bedrooms. Freshly painted, super nice large covered patio and attached garage. Lots of extra parking. Perfect home, vacation get-a-way or investment. It is a duplex with no one above or below and attached to only one other condo. When you see it you will love it.

Key facts

• Gated community
• Tennis courts
• 8 pools

Tags

• GATED COMMUNITY
• 8 POOLS
• 8 SPAS
• TENNIS COURTS
• BASKETBALL COURTS
• LARGE COVERED PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $255k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (5.4% below list).
• Recommended offer: $219k (14.1% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: crime F, cost of living F, health & safety 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.
• Zoned schools: Vista Del Monte Elementary (482 students, 96% FRL); Raymond Cree Middle (708 students, 98% FRL); Palm Springs High (math 30% / reading 51%, grade F, #508 of 1,170 statewide, top 44%, 1,584 students, 97% FRL) — zoned schools average 97% FRL vs 73% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 660 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); 50% 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).
• This rent runs 40% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 79 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $122k; list at $255k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $218,976 (14.1% 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 79 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 0.95% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.43%
• DSCR: 0.85
• GRM: 8.8

CMA / ARV

• ARV (median comp): $311,629
• List price: $255,000
• Delta: -18.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.4%
• Equity multiple: 0.16×
• Total profit: $-60,069
• Equity at exit: $38,021

10-year hold

• IRR: -35.2%
• Equity multiple: -0.28×
• Total profit: $-91,456
• Equity at exit: $22,048

Cash invested: $71,400 (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: 660
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,411 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$165 /mo · $1,982/yr
• Insurance: −$106
• HOA: −$500
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-204

Break-even live

Break-even rent $2,669

Max offer price $218,976

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-132	+0% $-204	+5% $-276	+10% $-348
Rent	-10% $-394	-5% $-299	+0% $-204	+5% $-109	+10% $-13
Rate	-1.0pp $-76	-0.5pp $-139	base $-204	+0.5pp $-270	+1.0pp $-337

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1421 Sunflower Cir N Palm Springs, CA	2.0	1.0	837	$3,000	$3.58	45d	1	0.17mi
1426 Sunflower Cir N Palm Springs, CA	2.0	1.0	837	$2,750	$3.29	45d	1	0.20mi
1181 Sunflower Ln Palm Springs, CA	2.0	2.0	1068	$3,000	$2.81	45d	1	0.27mi
1889 N Cerritos Rd Palm Springs, CA	2.0	1.0	600	$1,700	$2.83	45d	1	0.79mi
1889 N Cerritos Rd Apt 7 Palm Springs, CA	2.0	1.0	600	$1,650	$2.75	26d	1	0.79mi
2522 N Whitewater Club Dr Unit C Palm Springs, CA	2.0	2.0	1101	$4,320	$3.92	45d	1	0.86mi
2636 N Indian Canyon Dr Palm Springs, CA	2.0	2.0	810	$1,812	$2.24	45d	1	0.92mi
850 E Vista Chino Palm Springs, CA	2.0	2.0	850	$1,995	$2.35	45d	1	0.96mi
2023 N Via Miraleste Palm Springs, CA	1.0	1.0	651	$1,950	$3.00	6d	1	0.98mi
1995 N Via Miraleste #1112 Palm Springs, CA	2.0	2.0	1034	$5,500	$5.32	14d	1	1.00mi
266 E Via Escuela Unit A Palm Springs, CA	3.0	1.5	1116	$2,450	$2.20	14d	1	1.02mi
1925 N Via Miraleste #1412 Palm Springs, CA	2.0	2.0	1036	$4,999	$4.83	16d	1	1.03mi
1925 N Via Miraleste #1412 Palm Springs, CA	2.0	2.0	1036	$4,999	$4.83	45d	1	1.03mi
800 E Cottonwood Rd #2 Palm Springs, CA	2.0	1.5	816	$3,600	$4.41	45d	1	1.04mi
1407 N Sunrise Way #29 Palm Springs, CA	2.0	2.0	1100	$2,750	$2.50	45d	1	1.04mi
1407 N Sunrise Way Palm Springs, CA	1.0–2.0	1.0–2.0	935	$2,750	$2.94	9d	2	1.05mi
1751 E Sandalwood Dr Palm Springs, CA	2.0	2.0	1050	$2,600	$2.48	26d	1	1.06mi
807 E Cottonwood Rd Unit 11 Palm Springs, CA	1.0	1.0	800	$1,475	$1.84	45d	1	1.06mi
1411 N Sunrise Way Palm Springs, CA	2.0	2.0	1067	$1,899	$1.78	45d	1	1.08mi
685 East Vista Chino Unit 1 Palm Springs, CA	3.0	2.0	1000	$2,295	$2.29	26d	1	1.08mi
685 East Vista Chino Unit C Palm Springs, CA	1.0	1.0	600	$1,595	$2.66	45d	1	1.08mi
685 East Vista Chino Unit 9 Palm Springs, CA	1.0	1.0	600	$1,595	$2.66	23d	1	1.08mi
685 East Vista Chino Unit 10 Palm Springs, CA	2.0	1.0	900	$1,995	$2.22	26d	1	1.08mi
3775 El Dorado Blvd Unit 4 Palm Springs, CA	2.0	1.0	830	$1,950	$2.35	1d	1	1.16mi
3775 El Dorado Blvd Apt 3 Palm Springs, CA	2.0	1.0	830	$1,950	$2.35	45d	1	1.16mi
448 E Cottonwood Rd Palm Springs, CA	1.0	1.0	550	$1,750	$3.18	1d	1	1.19mi
401 E Vista Chino #1 Palm Springs, CA	2.0	2.0	1095	$2,250	$2.05	6d	1	1.22mi
2074 N Mira Vista Way Palm Springs, CA	2.0	1.5	1088	$1,999	$1.84	45d	1	1.31mi
420 N Villa Ct #100 Palm Springs, CA	1.0	1.0	589	$1,800	$3.06	45d	1	1.32mi
392 E Stevens Rd Palm Springs, CA	1.0–2.0	1.0–2.0	822	$2,225	$2.71	1d	6	1.33mi
343 W Tramview Rd Unit 2 Palm Springs, CA	2.0	1.0	700	$1,600	$2.29	5d	1	1.34mi
510 N Villa Ct Palm Springs, CA	1.0	1.0	589	$2,250	$3.82	45d	4	1.39mi
510 N Villa Ct Palm Springs, CA	1.0	1.0	589	$2,500	$4.24	4d	2	1.39mi
783 N Indian Canyon Dr Palm Springs, CA	2.0	1.0	631	$1,895	$3.00	9d	2	1.42mi
2626 N Junipero Ave Palm Springs, CA	1.0	1.0	650	$1,445	$2.22	45d	1	1.43mi
2626 N Junipero Ave Unit 5 Palm Springs, CA	1.0	1.0	650	$1,445	$2.22	26d	1	1.43mi
291 E Mel Ave Palm Springs, CA	2.0	2.0	902	$1,975	$2.19	9d	2	1.45mi
291 E Mel Ave #253 Palm Springs, CA	2.0	2.0	902	$1,850	$2.05	45d	1	1.46mi
291 E Mel Ave #342 Palm Springs, CA	2.0	2.0	902	$1,995	$2.21	0d	1	1.46mi
550 N Villa Ct Palm Springs, CA	1.0	1.0	589	$2,300	$3.90	45d	1	1.47mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $255,000 Active 79 DOM
2. 2026-06-18
   days on market $255,000 Active 76 DOM
3. 2026-06-17
   days on market $255,000 Active 75 DOM
4. 2026-06-16
   days on market $255,000 Active 74 DOM
5. 2026-06-15
   days on market $255,000 Active 73 DOM
6. 2026-06-13
   days on market $255,000 Active 71 DOM
7. 2026-06-13
   days on market $255,000 Active 70 DOM
8. 2026-06-09
   days on market $255,000 Active 67 DOM
9. 2026-06-08
   days on market $255,000 Active 66 DOM
10. 2026-06-07
    days on market $255,000 Active 65 DOM
11. 2026-06-04
    days on market $255,000 Active 62 DOM
12. 2026-06-03
    days on market $255,000 Active 61 DOM
13. 2026-06-02
    days on market $255,000 Active 60 DOM
14. 2026-06-01
    days on market $255,000 Active 59 DOM
15. 2026-05-31
    days on market $255,000 Active 58 DOM
16. 2026-04-10
    price $255,000 527-char remark

    Show marketing remark (527 chars)

    PRICE Reduced. Sunrise Palms is a very special and favorite complex about 7 minutes from downtown. Gated community with 8 pools, 8 spas, tennis, basketball and other courts. This condo is in especially nice location within the complex. Tile floors and carpeted bedrooms. Freshly painted, super nice large covered patio and attached garage. Lots of extra parking. Perfect home, vacation get-a-way or investment. It is a duplex with no one above or below and attached to only one other condo. When you see it you will love it.

17. 2026-04-03
    listed $275,000 Active 527-char remark

    Show marketing remark (527 chars)

    PRICE Reduced. Sunrise Palms is a very special and favorite complex about 7 minutes from downtown. Gated community with 8 pools, 8 spas, tennis, basketball and other courts. This condo is in especially nice location within the complex. Tile floors and carpeted bedrooms. Freshly painted, super nice large covered patio and attached garage. Lots of extra parking. Perfect home, vacation get-a-way or investment. It is a duplex with no one above or below and attached to only one other condo. When you see it you will love it.

18. 2017-03-10
    soldstatus $121,500 Sold 442-char remark

    Show marketing remark (442 chars)

    Sunrise Palms is a wonderful gated community with 8 pools/spas, tennis and basketball courts. This two bedroom condo has plenty of potential to be your permanent home or vacation resort. Nice wrap around, private patio for your outdoor enjoyment, directly across the street from a pool/spa and great privacy make this one you don't want to miss. Property is lender owned and is being sold as is. Seller makes no representations or warranties.

19. 2017-01-11
    status Pending 442-char remark

    Show marketing remark (442 chars)

    Sunrise Palms is a wonderful gated community with 8 pools/spas, tennis and basketball courts. This two bedroom condo has plenty of potential to be your permanent home or vacation resort. Nice wrap around, private patio for your outdoor enjoyment, directly across the street from a pool/spa and great privacy make this one you don't want to miss. Property is lender owned and is being sold as is. Seller makes no representations or warranties.

20. 2016-12-29
    historical Contingent 442-char remark

    Show marketing remark (442 chars)

    Sunrise Palms is a wonderful gated community with 8 pools/spas, tennis and basketball courts. This two bedroom condo has plenty of potential to be your permanent home or vacation resort. Nice wrap around, private patio for your outdoor enjoyment, directly across the street from a pool/spa and great privacy make this one you don't want to miss. Property is lender owned and is being sold as is. Seller makes no representations or warranties.

21. 2016-12-20
    listed $117,500 Active 442-char remark

    Show marketing remark (442 chars)

    Sunrise Palms is a wonderful gated community with 8 pools/spas, tennis and basketball courts. This two bedroom condo has plenty of potential to be your permanent home or vacation resort. Nice wrap around, private patio for your outdoor enjoyment, directly across the street from a pool/spa and great privacy make this one you don't want to miss. Property is lender owned and is being sold as is. Seller makes no representations or warranties.

22. 2006-04-18
    soldstatus $233,500
23. 2006-04-07
    historical
24. 2006-01-01
    listed $238,500
25. 2003-11-04
    historical
26. 2003-10-28
    listed $127,900

ⓘ 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: $1,982 · $165/mo
• Projected year-2 tax: $1,982 · $165/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,933
• − Mortgage interest: −$14,284
• − Property taxes: −$1,982
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,315
• − Management: −$2,315
• − HOA: −$6,000
• − Depreciation: −$7,418
• Taxable loss: −$6,656
• Est. tax savings @ 24.0%: +$1,597
• After-tax cash flow: $-850/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

+99.4% since first listed

11 events — show timeline

• 2026-04-10 Price Changed $255,000 GPSMLS
• 2026-04-03 Listed $275,000 GPSMLS
• 2017-03-10 Sold (MLS) $121,500 GPSMLS
• 2017-01-11 Pending — GPSMLS
• 2016-12-29 Contingent — GPSMLS
• 2016-12-20 Listed $117,500 GPSMLS
• 2006-04-18 Sold (MLS) $233,500 PALM
• 2006-04-07 Delisted — PALM
• 2006-01-01 Listed $238,500 PALM
• 2003-11-04 Listing Removed — GPSMLS
• 2003-10-28 Listed $127,900 GPSMLS

Property tax history

+0.9%/yr

Latest (2025): $1,982 · -2.3% YoY. Source: county tax records.