73450 Country Club Dr #33 · Palm Desert, CA 92260

$195,000

2 bd · 2.0 ba · 1,262 sqft · Manufactured public records · 1 Days on market

Built 1985 23 ac lot Est $235k · 17% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

BACK ON THE MARKET and a super buy! This spacious and clean 2br. 2ba home features an open floor plan that flows from the living room to the dining room and office space. The kitchen has updated cabinets with soft-close drawers and granite countertops. The interior is light an bright with updated vinyl plank flooring in living room and bedrooms. The kitchen, bathrooms and laundry have ceramic tile floors that stay cool in summer. French doors open to a roomy patio area next to the kitchen and dining area with landscaping that provides shade and privacy. Double-paned windows, a Lenox AC system and roof both less than 8 years old, will keep you cool when you need it. The inside laundry has extra storage and steps out to the covered carport with parking for 3 cars! The exterior was painted 2 years ago in a modern grey and white color scheme, giving it a contemporary look. The property is well landscaped with a sitting area in front to enjoy the views of the San Jacinto and Santa Rosa mountains. Space rent is only 651 Suncrest C. C. is a 55+, active adult community that offers a variety of amenities like a 9-hole registered par 3 golf course, 3 pools/spas, clubhouse with billiards, library. Refurbished tennis and pickleball courts, and a convenient location near Eisenhower Medical Center, shopping, restaurants and Rancho Mirage

Key facts

• Remodeled kitchen
• Newer cabinetry
• Covered entry

Tags

• COVERED ENTRY
• SPACIOUS COVERED PATIO
• LUXURY VINYL PLANK FLOORING
• CERAMIC TILE
• REMODELED KITCHEN
• NEWER CABINETRY

Property features AI

Finance

• Other: Rental restrictions apply; Park name: Suncrest Country Club (senior park); Includes shed (1) and items in shed; All appliances, kitchen refrigerator, washer and dryer included; Listing terms: cash to new loan; Possession at close of escrow
• Financial info: Land lease: lease type with $9,000 annual land lease (monthly space rent indicated as $750)
• HOA & community: No monthly association fee; Senior community; Gated community

Exterior

• Parking: Attached tandem carport (2 carport spaces); Total of 2 parking spaces
• Security: Gated community with card/code access; Community security features
• Utilities: Water: served by CVWD (water district); Sewer: connected and paid; PUD: yes
• Home design: Detached double-wide mobile home; Traditional style; Ground level; Single-story
• Construction: Siding exterior; Pier jacks foundation; Manufactured home from 1985; Model/make: LANDMARK / FUQUA
• Exterior features: Awning-covered concrete slab patio; Ramp to main level for accessibility; Gated community; Card/code access; Community security; Community pool (heated, in-ground); Community spa/hot tub (heated, in-ground); Pickleball courts; Trailer storage available; Utilities underground; Street lights; Close to clubhouse; Park nearby; Mountain views; Leisure and front door face north

Interior

• Kitchen: Granite slab counters; Remodeled kitchen; Refrigerator; Gas range; Dishwasher
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; Shower and tub; Sunken tub; Shower over tub
• Heating & cooling: Natural gas heating; Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Built-in features; Vaulted ceilings; Popcorn ceilings; Double-pane windows; Double door entry; French doors; Unfurnished
• Laundry & utility: Laundry in individual room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $195k).
• Cap rate 17.3% 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); 545 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 $3,745/mo this rent would consume 64% 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 $1k of loan paydown is wiped out by about $6k 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 $55k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.92% ✓
• Cap rate: 17.27%
• Cash-on-cash: 39.20%
• DSCR: 2.74
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $234,732
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73450 Country Club Dr #26	0.00mi	2/2.0	1,344 (+6%)	3mo	$217,500	$162	86
73450 Country Club Dr #309	0.00mi	3/2.0 (+1)	1,344 (+6%)	2mo	$165,000	$123	83
38703 Desert Greens Dr E	0.55mi	2/2.0	1,248 (-1%)	0mo	$322,000	$258	72
73450 Country Club Dr #75	0.21mi	2/2.0	1,440 (+14%)	3mo	$190,000	$132	64
38401 Desert Greens Dr W	0.55mi	2/2.0	1,344 (+6%)	1mo	$250,000	$186	62
39183 Warm Springs Dr	0.32mi	2/2.0	1,440 (+14%)	0mo	$200,000	$139	61
73171 Cabazon Peak Dr	0.34mi	2/2.0	1,440 (+14%)	1mo	$230,000	$160	60
73204 Cold Springs Way	0.38mi	2/2.0	1,414 (+12%)	3mo	$375,000	$265	60
73165 Desert Greens Dr N	0.65mi	2/2.0	1,344 (+6%)	3mo	$286,000	$213	56
39832 Black Mesa Ln	0.53mi	2/2.0	1,440 (+14%)	0mo	$260,000	$181	51
38231 Pigeon Springs Dr	0.58mi	2/2.0	1,440 (+14%)	3mo	$380,000	$264	47
38430 Desert Greens Dr E	0.66mi	2/2.0	1,440 (+14%)	3mo	$325,000	$226	43

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: 33.9%
• Equity multiple: 2.41×
• Total profit: $76,735
• Equity at exit: $29,075

10-year hold

• IRR: 40.1%
• Equity multiple: 4.52×
• Total profit: $192,121
• Equity at exit: $16,860

Cash invested: $54,600 (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: 545
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $3,745 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$71 /mo · $856/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$786
• Net cashflow: $1,783

Break-even live

Break-even rent $1,488

Max offer price $195,000

Occupancy floor 47%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73450 Country Club Dr #120 Palm Desert, CA	2.0	2.0	1856	$2,995	$1.61	11d	1	0.03mi
4162 Via Mattina Palm Desert, CA	2.0	2.0	1867	$2,950	$1.58	12d	1	0.17mi
248 Strada Fortuna Palm Desert, CA	2.0	2.0	1400	$2,500	$1.79	43d	1	0.26mi
73075 Buck Springs Dr Palm Desert, CA	2.0	2.0	1440	$1,950	$1.35	43d	1	0.36mi
38520 Poppet Canyon Dr Palm Desert, CA	2.0	2.0	1392	$3,700	$2.66	43d	1	0.41mi
40064 Silktree Ct Palm Desert, CA	3.0	2.0	1712	$3,200	$1.87	24d	1	0.45mi
73639 Cabazon Peak Dr Palm Desert, CA	2.0	2.0	1717	$2,400	$1.40	43d	1	0.46mi
73373 Country Club Dr Palm Desert, CA	1.0–2.0	1.0–2.0	852	$2,165	$2.54	43d	1	0.50mi
40255 Sagewood Dr Palm Desert, CA	3.0	2.0	1712	$3,300	$1.93	18d	1	0.56mi
38250 Azalea Dr Palm Desert, CA	2.0	2.0	1806	$5,500	$3.05	43d	1	0.56mi
73843 Line Canyon Ln Palm Desert, CA	2.0	2.0	1570	$2,100	$1.34	11d	1	0.57mi
2701 Via Calderia Palm Desert, CA	2.0	2.0	1559	$2,850	$1.83	24d	1	0.59mi
1803 Via San Martino Palm Desert, CA	2.0	2.0	1559	$3,900	$2.50	43d	1	0.67mi
41517 Armanac Ct Palm Desert, CA	3.0	2.0	1537	$3,400	$2.21	3d	1	0.71mi
73750 Calle Bisque Palm Desert, CA	3.0	2.0	1537	$6,500	$4.23	43d	1	0.78mi
40445 Portola Ave Palm Desert, CA	1.0–2.0	1.0–2.0	975	$3,215	$3.30	5d	15	0.85mi
217 Las Lomas Palm Desert, CA	2.0	2.0	1656	$6,300	$3.80	43d	1	0.88mi
205 Las Lomas Palm Desert, CA	2.0	2.0	1457	$6,000	$4.12	43d	1	0.88mi
255 San Remo St Palm Desert, CA	2.0	2.0	1656	$6,600	$3.99	43d	1	0.88mi
72460 Rodeo Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	5d	1	0.89mi
177 Las Lomas Palm Desert, CA	2.0	2.0	1800	$7,500	$4.17	43d	1	0.89mi
72385 Beverly Way Rancho Mirage, CA	2.0	2.0	1851	$2,500	$1.35	18d	1	0.92mi
8 Las Cruces Ln Palm Desert, CA	2.0	2.0	1705	$5,000	$2.93	43d	1	0.92mi
323 San Remo St Palm Desert, CA	2.0	2.0	1556	$8,500	$5.46	43d	1	0.94mi
264 Avenida del Sol Palm Desert, CA	2.0	2.0	1800	$6,000	$3.33	43d	1	0.95mi
214 La Paz Way Palm Desert, CA	2.0	1.5	1670	$6,700	$4.01	43d	1	0.97mi
336 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	43d	1	0.97mi
191 Winterhaven Cir Palm Desert, CA	2.0	1.5	1250	$2,800	$2.24	43d	1	0.97mi
144 Las Lomas Palm Desert, CA	2.0	2.0	1584	$6,000	$3.79	24d	1	0.97mi
166 Wimbledon Ct Palm Desert, CA	2.0	2.0	1250	$3,200	$2.56	43d	1	0.98mi
311 Villena Way Palm Desert, CA	2.0	2.0	1653	$7,000	$4.23	24d	1	1.00mi
150 Willow Lake Dr Palm Desert, CA	2.0	2.0	1138	$2,500	$2.20	43d	1	1.00mi
37772 Hollister Dr Palm Desert, CA	3.0	2.0	1271	$3,200	$2.52	43d	1	1.00mi
4 Hermosillo Ln Palm Desert, CA	2.0	2.0	1572	$2,900	$1.84	18d	1	1.00mi
337 Villena Way Palm Desert, CA	2.0	2.0	1303	$5,000	$3.84	43d	1	1.00mi
134 Las Lomas Palm Desert, CA	2.0	2.0	1584	$7,500	$4.73	43d	1	1.01mi
74300 Country Club Dr Apt 5001 Palm Desert, CA	2.0	2.0	1099	$7,120	$6.48	43d	1	1.03mi
74300 Country Club Dr Unit 366 Palm Desert, CA	2.0	2.0	1140	$7,170	$6.29	43d	1	1.03mi
1 Marbella Ln Palm Desert, CA	2.0	2.0	1080	$4,500	$4.17	43d	1	1.03mi
363 San Remo St Palm Desert, CA	2.0	2.0	1656	$7,500	$4.53	43d	1	1.04mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $195,000 Active 1 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: $856 · $71/mo
• Projected year-2 tax: $1,482 · $124/mo
• Expected delta: +$626/yr (+$52/mo · 73.1%)

ⓘ 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 5 d/yr ≥114°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,941
• − Mortgage interest: −$10,923
• − Property taxes: −$856
• − Insurance: −$975
• − Repairs & maintenance: −$3,595
• − Management: −$3,595
• − Depreciation: −$5,673
• Taxable income: $19,323
• Est. tax owed @ 24.0%: −$4,638
• After-tax cash flow: $16,763/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

+766.7% since first listed

24 events — show timeline

• 2026-06-17 Listed $195,000 GPSMLS
• 2024-10-04 Sold (MLS) $195,000 GPSMLS
• 2024-09-27 Pending — GPSMLS
• 2024-09-06 Contingent — GPSMLS
• 2024-08-21 Relisted — GPSMLS
• 2024-08-11 Contingent — GPSMLS
• 2024-04-28 Price Changed $195,000 GPSMLS
• 2024-03-01 Listed $199,500 GPSMLS
• 2023-04-27 Listing Removed — CRMLS
• 2023-03-18 Listed $220,000 CRMLS
• 2018-09-04 Sold (MLS) $82,000 GPSMLS
• 2018-09-04 Sold (MLS) $82,000 GPSMLS
• 2018-07-31 Pending — GPSMLS
• 2018-05-09 Price Changed $89,500 GPSMLS
• 2018-02-24 Listed $100,000 GPSMLS
• 2008-11-07 Listing Removed — GPSMLS
• 2008-08-08 Listed $63,000 GPSMLS
• 2007-01-15 Listing Removed — GPSMLS
• 2006-09-30 Listed $87,500 GPSMLS
• 2005-11-28 Listing Removed — GPSMLS
• 2005-10-26 Listed $92,000 GPSMLS
• 2001-08-31 Listed $62,500 GPSMLS
• 1999-08-25 Listing Removed — GPSMLS
• 1999-07-11 Listed $22,500 GPSMLS

Property tax history

-1.8%/yr

Latest (2025): $856 · +15.8% YoY. Source: county tax records.