49305 State Highway 74 #192 · Palm Desert, CA 92260

$254,900

3 bd · 2.0 ba · 1,413 sqft · Manufactured · 318 Days on market

Built 2025 Good condition $180/sqft · 17% above area Est $218k · 17% over ↓ 2% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into luxury 55+ living with this brand-new 3-bedroom, 2-bath home, thoughtfully designed for comfort, style, and ease. Located in a vibrant, amenity-rich community, this stunning residence offers an open concept layout filled with natural light, a gourmet kitchen with quartz countertops and stainless-steel appliances. Whether you're entertaining guests or enjoying quiet evenings at home, every detail is crafted to elevate your lifestyle. Enjoy modern finishes, energy-efficient features, and private outdoor space all within a peaceful, beautiful neighborhood featuring resort-style amenities like a clubhouse, pool, fitness center, and walking paths. Don’t miss the rare opportunity to own a brand-new home in an established 55+ community schedule your private tour today! 49305 State Highway 74 Space #192 Palm Desert, CA 92260

Key facts

• Quartz countertops
• Clubhouse
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE OUTDOOR SPACE
• CLUBHOUSE
• POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $255k).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: schools A-, 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.
• Market conditions: Rents rising (+1.6%/yr); 549 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $3,698/mo this rent would consume 63% 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 $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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $71k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 9→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.45% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.50%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (median comp): $218,410
• List price: $254,900
• Delta: 16.71%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49305 Highway 74 #173	0.00mi	2/2.0 (-1)	1,416 (+0%)	8mo	$260,000	$184	88
49305 Highway 74 #117	0.00mi	2/2.0 (-1)	1,440 (+2%)	9mo	$147,500	$102	84
49305 Hwy 74 #89	0.10mi	2/2.0 (-1)	1,440 (+2%)	3mo	$131,000	$91	84
23 Rustic Rock Ln	0.09mi	2/2.0 (-1)	1,440 (+2%)	6mo	$260,000	$181	83
49305 Highway 74 Spc 33	0.20mi	2/2.0 (-1)	1,440 (+2%)	0mo	$235,000	$163	82
49305 Highway 74 #11	0.12mi	2/2.0 (-1)	1,440 (+2%)	6mo	$208,500	$145	81
49305 Highway 74 #6	0.20mi	2/2.0 (-1)	1,440 (+2%)	3mo	$248,500	$173	80
49305 Highway 74 #158	0.00mi	2/2.0 (-1)	1,536 (+9%)	3mo	$290,000	$189	78
49305 Highway 74 #4	0.20mi	2/2.0 (-1)	1,488 (+5%)	1mo	$229,000	$154	76
49305 Highway 74 #86	0.20mi	2/2.0 (-1)	1,344 (-5%)	3mo	$225,000	$167	75
49305 Ca-74 #151	0.00mi	2/2.0 (-1)	1,536 (+9%)	9mo	$144,000	$94	73
25 Pampas Ln	0.23mi	2/2.0 (-1)	1,536 (+9%)	2mo	$155,000	$101	68

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: 9.9%
• Equity multiple: 1.39×
• Total profit: $27,480
• Equity at exit: $38,006

10-year hold

• IRR: 17.9%
• Equity multiple: 2.38×
• Total profit: $98,775
• Equity at exit: $22,039

Cash invested: $71,372 (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: 549
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,698 high
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,824/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$777
• Net cashflow: $1,160

Break-even live

Break-even rent $2,230

Max offer price $254,900

Occupancy floor 64%

Sensitivity live

Price	-10% $1,336	-5% $1,248	+0% $1,160	+5% $1,072	+10% $984
Rent	-10% $868	-5% $1,014	+0% $1,160	+5% $1,306	+10% $1,452
Rate	-1.0pp $1,288	-0.5pp $1,225	base $1,160	+0.5pp $1,094	+1.0pp $1,027

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73280 Avenida Descanso Palm Desert, CA	3.0	2.0	1290	$4,250	$3.29	3d	1	0.19mi
72304 Blueridge Ct Palm Desert, CA	2.0	2.0	1786	$4,000	$2.24	11d	1	0.37mi
48950 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$5,000	$3.71	0d	1	0.43mi
48828 Desert Flower Dr Palm Desert, CA	2.0	1.0	1118	$2,450	$2.19	44d	1	0.45mi
48790 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$2,500	$1.85	0d	1	0.49mi
48790 Desert Flower Dr Palm Desert, CA	3.0	2.5	1348	$2,500	$1.85	24d	1	0.49mi
48728 Desert Flower Dr Palm Desert, CA	3.0	2.0	1348	$2,400	$1.78	25d	1	0.50mi
48980 Wildwood Ln Palm Desert, CA	2.0	2.0	1184	$2,795	$2.36	44d	1	0.56mi
72346 Sommerset Dr Palm Desert, CA	2.0	2.0	1440	$3,950	$2.74	44d	1	0.56mi
72417 Rolling Knolls Dr Palm Desert, CA	3.0	2.0	1548	$6,500	$4.20	44d	1	0.57mi
48624 Moon Terrace Ln Palm Desert, CA	2.0	2.0	1184	$2,600	$2.20	15d	1	0.63mi
72350 Rim Dr Palm Desert, CA	3.0	3.0	1744	$3,800	$2.18	15d	1	0.65mi
72409 Glenview Cir Palm Desert, CA	3.0	2.0	1786	$2,700	$1.51	19d	1	0.68mi
72499 Desert Flower Dr Palm Desert, CA	3.0	2.0	1786	$3,400	$1.90	44d	1	0.77mi
73103 Ajo Ln Palm Desert, CA	2.0	3.0	1689	$8,250	$4.88	0d	1	0.93mi
48624 Torrito Ct Palm Desert, CA	2.0	2.0	1745	$7,000	$4.01	0d	1	1.00mi
72818 Skyward Way Palm Desert, CA	3.0	2.0	1810	$4,000	$2.21	44d	1	1.16mi
73153 Ajo Ln Palm Desert, CA	2.0	2.0	1585	$4,500	$2.84	3d	1	1.17mi
73407 Foxtail Ln Palm Desert, CA	2.0	2.0	1426	$2,600	$1.82	44d	1	1.35mi
73405 Foxtail Ln Palm Desert, CA	3.0	2.5	1525	$4,000	$2.62	44d	1	1.35mi
73422 Irontree Dr Palm Desert, CA	2.0	2.5	1502	$3,500	$2.33	5d	1	1.35mi
73416 Mariposa Dr Palm Desert, CA	2.0	2.0	1685	$5,000	$2.97	44d	1	1.36mi
73429 Foxtail Ln Palm Desert, CA	2.0	3.0	1525	$3,250	$2.13	44d	1	1.39mi
72546 Edgehill Dr #4 Palm Desert, CA	2.0	1.0	924	$2,330	$2.52	25d	1	1.40mi
73441 Foxtail Ln Palm Desert, CA	2.0	2.0	1426	$3,495	$2.45	44d	1	1.40mi
73446 Dalea Ln Palm Desert, CA	2.0	2.0	1202	$6,500	$5.41	18d	1	1.43mi
73335 Oriole Ct Palm Desert, CA	2.0	2.0	1700	$6,500	$3.82	44d	1	1.46mi
73476 Dalea Ln Palm Desert, CA	2.0	2.0	1271	$5,000	$3.93	44d	1	1.48mi
72629 Edgehill Dr #4 Palm Desert, CA	2.0	1.0	924	$2,500	$2.71	44d	1	1.50mi

Listing history 16 events

1. 2026-06-21
   days on market $254,900 Active 318 DOM
2. 2026-06-18
   days on market $254,900 Active 315 DOM
3. 2026-06-17
   days on market $254,900 Active 314 DOM
4. 2026-06-16
   days on market $254,900 Active 313 DOM
5. 2026-06-15
   days on market $254,900 Active 312 DOM
6. 2026-06-13
   days on market $254,900 Active 310 DOM
7. 2026-06-09
   days on market $254,900 Active 306 DOM
8. 2026-06-08
   days on market $254,900 Active 305 DOM
9. 2026-06-07
   days on market $254,900 Active 304 DOM
10. 2026-06-04
    days on market $254,900 Active 301 DOM
11. 2026-06-03
    days on market $254,900 Active 300 DOM
12. 2026-06-02
    days on market $254,900 Active 299 DOM
13. 2026-06-01
    days on market $254,900 Active 298 DOM
14. 2026-05-31
    days on market $254,900 Active 297 DOM
15. 2026-02-25
    price $254,900 845-char remark

    Show marketing remark (845 chars)

    Step into luxury 55+ living with this brand-new 3-bedroom, 2-bath home, thoughtfully designed for comfort, style, and ease. Located in a vibrant, amenity-rich community, this stunning residence offers an open concept layout filled with natural light, a gourmet kitchen with quartz countertops and stainless-steel appliances. Whether you're entertaining guests or enjoying quiet evenings at home, every detail is crafted to elevate your lifestyle. Enjoy modern finishes, energy-efficient features, and private outdoor space all within a peaceful, beautiful neighborhood featuring resort-style amenities like a clubhouse, pool, fitness center, and walking paths. Don’t miss the rare opportunity to own a brand-new home in an established 55+ community schedule your private tour today! 49305 State Highway 74 Space #192 Palm Desert, CA 92260

16. 2025-08-07
    listed $259,900 Active 845-char remark

    Show marketing remark (845 chars)

    Step into luxury 55+ living with this brand-new 3-bedroom, 2-bath home, thoughtfully designed for comfort, style, and ease. Located in a vibrant, amenity-rich community, this stunning residence offers an open concept layout filled with natural light, a gourmet kitchen with quartz countertops and stainless-steel appliances. Whether you're entertaining guests or enjoying quiet evenings at home, every detail is crafted to elevate your lifestyle. Enjoy modern finishes, energy-efficient features, and private outdoor space all within a peaceful, beautiful neighborhood featuring resort-style amenities like a clubhouse, pool, fitness center, and walking paths. Don’t miss the rare opportunity to own a brand-new home in an established 55+ community schedule your private tour today! 49305 State Highway 74 Space #192 Palm Desert, CA 92260

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 9 d/yr ≥107°F today · 25 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: $44,375
• − Mortgage interest: −$14,278
• − Property taxes: −$3,824
• − Insurance: −$1,274
• − Repairs & maintenance: −$3,550
• − Management: −$3,550
• − Depreciation: −$7,415
• Taxable income: $10,483
• Est. tax owed @ 24.0%: −$2,516
• After-tax cash flow: $11,401/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This 3-bedroom, 2-bath home is in excellent condition with modern updates and a good curb appeal. It's ready for move-in and would benefit from a fresh coat of paint and some landscaping to further enhance its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value
• Both Replace carpet with hardwood — Increases resale and rental value
• Both Replace blinds with modern shades — Enhances curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Replace carpet with hardwood — Increases resale and rental value ↑
• Both Replace blinds with modern shades — Enhances curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-1.9% since first listed

2 events — show timeline

• 2026-02-25 Price Changed $254,900 CRMLS
• 2025-08-07 Listed $259,900 CRMLS