66175 Acoma Ave · Desert Hot Springs, CA 92240

$429,000

1 bd · 3.0 ba · 630 sqft · MultiFamily public records · 38 Days on market

Built 1965 6,534 sqft lot $681/sqft · 199% above area Est $307k · 40% over

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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).

• Cash flow +19.5/30.0
• DSCR +6.2/10.0
• 1% rule +4.8/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Mid-Century triplex featuring 2 buildings with 3 separate units with private parking for each. Unit 1 and Unit 2 each offer 1 bedroom and 1 bathroom, while the rear unit features a full size bedroom and 1 versatile bonus room that may be used as another bedroom. All units are currently vacant, presenting an excellent opportunity for investors or owner-occupants seeking immediate rental potential. Some units have been lightly renovated. Property is connected to sewer and ideally located within walking distance to the Civic Center and Downtown Desert Hot Springs. Conveniently situated approximately 20 minutes from Palm Springs. Desert Hot Springs is renowned for its natural hot mineral spas a

Key facts

• Lightly renovated
• Private parking
• 6,534 sq ft lot

Tags

• PRIVATE PARKING
• LIGHTLY RENOVATED
• NATURAL HOT MINERAL SPAS

Property features AI

Finance

• Other: Directions: From West Street and Acoma, head east; house is on the right. Cross streets: Acoma and West
• HOA & community: Not a gated community; 3 units in the complex

Exterior

• Parking: Driveway; 4 covered parking spaces; 4 uncovered/assigned parking spaces; 8 total parking spaces; No garage or carport
• Security: Other security/safety features
• Utilities: Sewer connected and paid; One water meter; One gas meter; One electric meter
• Home design: Attached property; Single-story layout; One level
• Construction: Year built per assessor
• Exterior features: Security features present; Fee simple land

Interior

• Bedrooms: Property contains 3 total units
• Flooring: Mixed flooring including vinyl and tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Other heating; Air conditioning with wall/window units
• Interior features: Living room; No fireplace; Mountain and panoramic views

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $429k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive. Per door: $163/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $421k (1.8% below list).
• Recommended offer: $416k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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); 519 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $4,213/mo this rent would consume 94% 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 $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 38 days — a 3% lower offer ($416k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $280k; list at $429k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $416,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.98% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (median comp): $307,465
• List price: $429,000
• Delta: 39.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.66% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.70×
• Total profit: $-35,571
• Equity at exit: $63,965

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $20,784
• Equity at exit: $37,092

Cash invested: $120,120 (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: 519
• Price-to-rent: 25.5×

Monthly cashflow live

• Estimated rent: $4,213 high
• Mortgage (P&I): −$2,250
• Tax from tax record: −$411 /mo · $4,930/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$885
• Net cashflow: $489

Break-even live

Break-even rent $3,594

Max offer price $429,000

Occupancy floor 83%

Sensitivity live

Price	-10% $732	-5% $610	+0% $489	+5% $368	+10% $246
Rent	-10% $156	-5% $323	+0% $489	+5% $655	+10% $822
Rate	-1.0pp $705	-0.5pp $598	base $489	+0.5pp $378	+1.0pp $265

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$4,212
Total (3 units)			$4,213

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: $107,250
• Closing costs: $12,870
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
66197 Cahuilla Ave Desert Hot Springs, CA	1.0	1.0	450	$1,775	$3.94	18d	1	0.12mi
66197 Cahuilla Ave Desert Hot Springs, CA	—	1.0	400	$1,535	$3.84	45d	1	0.12mi
66321 Buena Vista Ave Unit C Desert Hot Springs, CA	1.0	1.0	488	$1,595	$3.27	45d	1	0.15mi
66435 Desert View Ave Apt B Desert Hot Springs, CA	1.0	1.0	400	$1,295	$3.24	6d	1	0.31mi
66434 5th St Desert Hot Springs, CA	2.0	1.0	600	$1,500	$2.50	25d	1	0.49mi
66635 2nd St Unit 2 Desert Hot Springs, CA	1.0	1.0	565	$1,425	$2.52	25d	1	0.51mi
66327 7th St Unit 1 Desert Hot Springs, CA	1.0	1.0	650	$1,499	$2.31	45d	1	0.54mi
66362 7th St Unit J Desert Hot Springs, CA	1.0	1.0	700	$1,675	$2.39	45d	1	0.59mi
66785 8th St Desert Hot Springs, CA	2.0	1.0	693	$1,695	$2.45	25d	1	0.85mi
66810 Yucca Dr Unit A Desert Hot Springs, CA	1.0	1.0	600	$1,425	$2.38	25d	1	1.10mi
66929 San Felipe Rd Desert Hot Springs, CA	1.0	1.0	600	$1,400	$2.33	45d	1	1.22mi
13079 Eliseo Rd Unit 2 Desert Hot Springs, CA	2.0	1.0	648	$1,450	$2.24	0d	1	1.44mi
13079 Eliseo Rd Apt 4 Desert Hot Springs, CA	2.0	1.0	648	$1,500	$2.31	23d	1	1.45mi

Listing history 30 events

1. 2026-06-21
   days on market $429,000 Active 38 DOM
2. 2026-06-18
   days on market $429,000 Active 35 DOM
3. 2026-06-17
   days on market $429,000 Active 34 DOM
4. 2026-06-16
   days on market $429,000 Active 33 DOM
5. 2026-06-16
   price $429,000 Active 32 DOM
6. 2026-06-15
   days on market $449,900 Active 32 DOM
7. 2026-06-13
   days on market $449,900 Active 30 DOM
8. 2026-06-13
   days on market $449,900 Active 29 DOM
9. 2026-06-09
   days on market $449,900 Active 26 DOM
10. 2026-06-08
    days on market $449,900 Active 25 DOM
11. 2026-06-07
    days on market $449,900 Active 24 DOM
12. 2026-06-04
    days on market $449,900 Active 21 DOM
13. 2026-06-03
    days on market $449,900 Active 20 DOM
14. 2026-06-02
    days on market $449,900 Active 19 DOM
15. 2026-06-01
    days on market $449,900 Active 18 DOM
16. 2026-05-31
    days on market $449,900 Active 17 DOM
17. 2026-05-14
    listed $449,900 Active 734-char remark
18. 2026-04-29
    historical
19. 2026-01-21
    listed $449,998 Active
20. 2025-11-28
    historical
21. 2025-11-11
    listed $475,000 Active
22. 2021-04-30
    soldstatus $280,000 Closed Sale
23. 2021-04-27
    soldstatus $280,000
24. 2021-03-09
    status Pending Sale
25. 2021-01-15
    status Active
26. 2021-01-15
    price $297,500
27. 2020-12-04
    status Pending Sale
28. 2020-11-25
    price $299,500
29. 2020-07-30
    listed $312,500 Active
30. 2003-06-12
    soldstatus $275,000

ⓘ 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: $4,930 · $411/mo
• Projected year-2 tax: $4,930 · $411/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 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: $50,556
• − Mortgage interest: −$24,031
• − Property taxes: −$4,930
• − Insurance: −$2,145
• − Repairs & maintenance: −$4,044
• − Management: −$4,044
• − Depreciation: −$12,480
• Taxable loss: −$1,119
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $6,136/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

• Census place: Desert Hot Springs, CA
• 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

+56.0% since first listed

15 events — show timeline

• 2026-06-16 Price Changed $429,000 GPSMLS
• 2026-05-14 Listed $449,900 GPSMLS
• 2026-04-29 Listing Removed — CRMLS
• 2026-01-21 Listed $449,998 CRMLS
• 2025-11-28 Listing Removed — CRMLS
• 2025-11-11 Listed $475,000 CRMLS
• 2021-04-30 Sold (MLS) $280,000 CRMLS
• 2021-04-27 Sold (Public Records) $280,000 Public Records
• 2021-03-09 Pending — CRMLS
• 2021-01-15 Relisted — CRMLS
• 2021-01-15 Price Changed $297,500 CRMLS
• 2020-12-04 Pending — CRMLS
• 2020-11-25 Price Changed $299,500 CRMLS
• 2020-07-30 Listed $312,500 CRMLS
• 2003-06-12 Sold (Public Records) $275,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $4,930 · -1.9% YoY. Source: county tax records.