32561 San Miguelito Dr · Thousand Palms, CA 92276

$145,000

2 bd · 1.5 ba · 765 sqft · Manufactured public records · 86 Days on market

Built 1965 6,534 sqft lot $190/sqft · 22% above area Est $167k · 13% under $323/mo HOA · 23% 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 +13.4/15.0
• Cash flow +7.8/30.0
• 1% rule +4.6/10.0
• Schools +2.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER FINANCING. EASY TERMS, OWNER WILL CARRY UP TO 25 YEARS. Great Location on San Miguelto Drive near the Country Club. COME SEE this Lovely 2 BEDROOM/ 1 BATH on a LARGE LOT. Enjoy ICE COLD CENTRAL AIR Conditioniing. Has both Central Air and two wall units that also work. Nice Kitchen with front facing window and inviting front porch Entry. Enjoy the Open Living Room space with next to kitchen. There is an Room Addition off the master bedroom with built in Dresser Drawers & Vanity. Master Bedroom opens up to a Large 10' x 20' Porch. Nice full bath includes a new modern vanity sink and lighting. LARGE LOT with a brick wall fence around entire backyard. Storage Shed includes Laundry Room includes Washer & Dryer Hook ups! This home has a beautiful Date Palm in the front yard for privacy & shade and is in close walking distance to the Community Pools & Clubhouse Restuarant. VACANT GO DIRECT SEE SHOWING INSTRUCTIONS FOR cobo lockbox code. Located in TRI PALM ESTATES where a 55 plus where LOW HOA INCLUDES UNLIMITED GOLF. Enjoy beautiful mountain views & resort style living here in Tri Palm Estates. NO LAND LEASE, YOU OWN THE LAND. Seller Financing! Call Mary Green HomeSmart Realtor at 442-599-1638.

Key facts

• Remodeled bathroom
• Bonus room
• Modern thermostat

Tags

• REMODELED BATHROOM
• BONUS ROOM
• CENTRAL AIR CONDITIONING UNIT
• MODERN THERMOSTAT
• INVITING FRONT PORCH ENTRYWAY
• OPEN LIVING ROOM SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (34.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (3.5% below list).
• Recommended offer: $95k (34.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 53/100 on livability (#950 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: cost of living D, schools F, crime 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: 101 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 86 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $145k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo; HOA is 23% of rent.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,579 (34.8% 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 86 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.96% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.82%
• DSCR: 0.79
• GRM: 8.6

CMA / ARV

• ARV (median comp): $167,000
• List price: $145,000
• Delta: -13.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32765 Saint Andrews Dr	0.14mi	2/1.5	800 (+5%)	1mo	$135,000	$169	85
73286 Broadmoor Dr	0.09mi	2/2.0	860 (+12%)	6mo	$120,000	$140	68
32827 Sarasota Pl	0.31mi	2/2.0	800 (+5%)	15mo	$65,000	$81	63
33161 Laredo Cir	0.26mi	2/2.0	840 (+10%)	8mo	$139,900	$167	63
33641 Westchester Dr	0.40mi	2/1.0	720 (-6%)	10mo	$70,000	$97	61
73410 Pine Valley Dr	0.26mi	2/2.0	832 (+9%)	14mo	$134,000	$161	60
32405 Chiricahua Dr	0.39mi	2/1.0	672 (-12%)	2mo	$45,000	$67	58
33781 Westchester Dr	0.44mi	2/3.0	800 (+5%)	10mo	$135,000	$169	58
73361 Pine Valley Dr	0.22mi	1/1.0 (-1)	840 (+10%)	11mo	$142,000	$169	57
73450 Ojai Pl	0.21mi	2/2.0	823 (+8%)	23mo	$159,900	$194	57
32167 Westchester Dr	0.39mi	2/2.0	840 (+10%)	17mo	$95,000	$113	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -30.9%
• Equity multiple: -0.02×
• Total profit: $-41,415
• Equity at exit: $21,620

10-year hold

• IRR: -32.4%
• Equity multiple: -0.44×
• Total profit: $-58,415
• Equity at exit: $12,537

Cash invested: $40,600 (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 92276

• Home prices YoY: -10.9%
• Active inventory: 101
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$125 /mo · $1,494/yr
• Insurance: −$60
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$323
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-285

Break-even live

Break-even rent $1,760

Max offer price $94,579

Occupancy floor —

Sensitivity live

Price	-10% $-203	-5% $-244	+0% $-285	+5% $-326	+10% $-368
Rent	-10% $-396	-5% $-341	+0% $-285	+5% $-230	+10% $-175
Rate	-1.0pp $-212	-0.5pp $-249	base $-285	+0.5pp $-323	+1.0pp $-361

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32567 Southern Hills Ave Thousand Palms, CA	3.0	1.0	912	$1,399	$1.53	44d	1	0.28mi

HOA detail

• Monthly dues: $323 · $3,876/yr
• Likely covers: pool

Listing history 5 events

1. 2026-05-31
   days on market $145,000 Active 86 DOM
2. 2026-03-15
   price $145,000 1244-char remark

   Show marketing remark (1244 chars)

   SELLER FINANCING. EASY TERMS, OWNER WILL CARRY UP TO 25 YEARS. Great Location on San Miguelto Drive near the Country Club. COME SEE this Lovely 2 BEDROOM/ 1 BATH on a LARGE LOT. Enjoy ICE COLD CENTRAL AIR Conditioniing. Has both Central Air and two wall units that also work. Nice Kitchen with front facing window and inviting front porch Entry. Enjoy the Open Living Room space with next to kitchen. There is an Room Addition off the master bedroom with built in Dresser Drawers & Vanity. Master Bedroom opens up to a Large 10' x 20' Porch. Nice full bath includes a new modern vanity sink and lighting. LARGE LOT with a brick wall fence around entire backyard. Storage Shed includes Laundry Room includes Washer & Dryer Hook ups! This home has a beautiful Date Palm in the front yard for privacy & shade and is in close walking distance to the Community Pools & Clubhouse Restuarant. VACANT GO DIRECT SEE SHOWING INSTRUCTIONS FOR cobo lockbox code. Located in TRI PALM ESTATES where a 55 plus where LOW HOA INCLUDES UNLIMITED GOLF. Enjoy beautiful mountain views & resort style living here in Tri Palm Estates. NO LAND LEASE, YOU OWN THE LAND. Seller Financing! Call Mary Green HomeSmart Realtor at 442-599-1638.

3. 2026-03-01
   listed $149,000 Active 1244-char remark

   Show marketing remark (1244 chars)

   SELLER FINANCING. EASY TERMS, OWNER WILL CARRY UP TO 25 YEARS. Great Location on San Miguelto Drive near the Country Club. COME SEE this Lovely 2 BEDROOM/ 1 BATH on a LARGE LOT. Enjoy ICE COLD CENTRAL AIR Conditioniing. Has both Central Air and two wall units that also work. Nice Kitchen with front facing window and inviting front porch Entry. Enjoy the Open Living Room space with next to kitchen. There is an Room Addition off the master bedroom with built in Dresser Drawers & Vanity. Master Bedroom opens up to a Large 10' x 20' Porch. Nice full bath includes a new modern vanity sink and lighting. LARGE LOT with a brick wall fence around entire backyard. Storage Shed includes Laundry Room includes Washer & Dryer Hook ups! This home has a beautiful Date Palm in the front yard for privacy & shade and is in close walking distance to the Community Pools & Clubhouse Restuarant. VACANT GO DIRECT SEE SHOWING INSTRUCTIONS FOR cobo lockbox code. Located in TRI PALM ESTATES where a 55 plus where LOW HOA INCLUDES UNLIMITED GOLF. Enjoy beautiful mountain views & resort style living here in Tri Palm Estates. NO LAND LEASE, YOU OWN THE LAND. Seller Financing! Call Mary Green HomeSmart Realtor at 442-599-1638.

4. 2021-01-17
   price $144,000
5. 2020-04-07
   soldstatus $80,000

ⓘ 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: $1,494 · $125/mo
• Projected year-2 tax: $1,494 · $125/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 AO · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 5 d/yr ≥114°F today · 13 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: $16,788
• − Mortgage interest: −$8,122
• − Property taxes: −$1,494
• − Insurance: −$2,192
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − HOA: −$3,876
• − Depreciation: −$4,218
• Taxable loss: −$5,801
• Est. tax savings @ 24.0%: +$1,392
• After-tax cash flow: $-2,033/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 — Thousand Palms

• Score: 53/100
• State rank: #950
• US rank: #24426

Category grades

Amenities F Commute F Cost of living D Crime F Employment C+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thousand Palms, CA
• City population: 7,662
• Population (ZIP): 7,662

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 43% White 32% Native American 4%
• Hispanic origin (detail): Mexican 62%
• Common ancestry: Slovak 2% Lithuanian 1% Portuguese 1%
• Foreign-born: 16% · Canada
• Languages at home: 54% English-only · Spanish 43% German/W. Germanic 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: ▼ -46.86%
• Current HPI: 382.4439
• Rent YoY: —
• Metro: —
• 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

+81.2% since first listed

4 events — show timeline

• 2026-03-15 Price Changed $145,000 GPSMLS
• 2026-03-01 Listed $149,000 GPSMLS
• 2021-01-17 Price Changed $144,000 Fizber.com
• 2020-04-07 Sold (Public Records) $80,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,494 · +18.8% YoY. Source: county tax records.