66271 Buena Vis · Desert Hot Springs, CA 92240

$549,900

3 bd · 3.0 ba · 1,718 sqft · MultiFamily public records · 49 Days on market

Built 1946 6,534 sqft lot $320/sqft · 49% above area Est $368k · 49% over

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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 +8.1/10.0
• 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 MLS

CASH COW potential. Vintage Cottages with original wood frame windows and wood vaulted ceilings Currently 2 units are rented at 800 and 1200/mo total redo floors cabinets sinks baths . .. .. .. One unit is vacant for another 1100-1200 potential. Triplex and vacant lot are sold together at $495K or separately at listed prices. Lot APN 641-051-003. Needs exterior painting. Sold as is but could be very cute with some TLC. . Separately metered except for water.

Key facts

• 6,534 sq ft lot
• Built 1946
• Listed 48 days

Property features AI

Finance

• Other: Lot described as 0–1 unit per acre (assessor's data)
• Financial info: Total of 3 units (triplex); No shared/common walls between units
• HOA & community: Street lighting

Exterior

• Utilities: Public water (district); Sewer/septic unknown
• Home design: Triplex; Single-story; Entry at front
• Construction: Year built per assessor
• Exterior features: No pool

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heat (central furnace); Central cooling
• Interior features: One-level home; Front entry; All bedrooms on the main level
• Laundry & utility: Laundry available (see remarks)

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/3.0-bath units multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $691/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $550k).
• Recommended offer: $533k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 4.0% 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); 515 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• At $7,230/mo this rent would consume 161% 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 $4k of loan paydown is wiped out by about $16k 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 + 3.7% rent growth), your $154k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($533k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $400k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• 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 $533,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1946 — 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. 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.
9. 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.
10. 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: 1.31% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.15%
• DSCR: 1.72
• GRM: 6.3

CMA / ARV

• ARV (median comp): $368,464
• List price: $549,900
• Delta: 49.24%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66660 3rd	0.53mi	3/2.0	1,500 (-13%)	6mo	$430,000	$287	45
66077 7th St	0.60mi	4/3.0 (+1)	1,460 (-15%)	1mo	$525,000	$360	42

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.31×
• Total profit: $47,712
• Equity at exit: $81,992

10-year hold

• IRR: 17.7%
• Equity multiple: 2.50×
• Total profit: $231,629
• Equity at exit: $47,545

Cash invested: $153,972 (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: 515
• Price-to-rent: 19.0×

Monthly cashflow live

• Estimated rent: $7,230 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$527 /mo · $6,320/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,518
• Net cashflow: $2,072

Break-even live

Break-even rent $4,607

Max offer price $549,900

Occupancy floor 66%

Sensitivity live

Price	-10% $2,383	-5% $2,228	+0% $2,072	+5% $1,917	+10% $1,761
Rent	-10% $1,501	-5% $1,787	+0% $2,072	+5% $2,358	+10% $2,643
Rate	-1.0pp $2,349	-0.5pp $2,212	base $2,072	+0.5pp $1,930	+1.0pp $1,785

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	3	$7,230
Total (3 units)			$7,230

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: $137,475
• Closing costs: $16,497
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
66444 Desert View Ave Unit B Desert Hot Springs, CA	3.0	2.0	1294	$2,275	$1.76	44d	1	0.15mi
13244 El Cajon Dr Desert Hot Springs, CA	4.0	0.5	1320	$3,200	$2.42	44d	1	0.46mi
66688 First St Unit 3 Desert Hot Springs, CA	3.0	2.5	1500	$2,499	$1.67	44d	1	0.48mi
66023 4th St Desert Hot Springs, CA	4.0	2.0	1743	$2,600	$1.49	44d	1	0.49mi
66755 1st St Desert Hot Springs, CA	3.0	2.0	1700	$2,200	$1.29	44d	1	0.52mi
66824 Estrella Ave Desert Hot Springs, CA	3.0	1.0	1700	$2,300	$1.35	24d	1	0.55mi
11625 Mesquite Ave Desert Hot Springs, CA	3.0	2.0	1248	$2,200	$1.76	44d	1	0.56mi
66300 6th St Desert Hot Springs, CA	3.0	2.0	1364	$2,550	$1.87	24d	1	0.56mi
66815 Vista Pl Desert Hot Springs, CA	4.0	2.0	1759	$2,600	$1.48	2d	1	0.67mi
13322 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1215	$2,750	$2.26	44d	1	0.68mi
65841 6th St Desert Hot Springs, CA	2.0	2.0	1204	$2,250	$1.87	44d	1	0.70mi
65565 Acoma Ave #49 Desert Hot Springs, CA	3.0	2.0	1396	$2,300	$1.65	44d	1	0.73mi
66629 Joseph Way Unit B Desert Hot Springs, CA	4.0	2.0	1200	$2,900	$2.42	24d	1	0.75mi
65568 Acoma Ave Desert Hot Springs, CA	2.0	2.5	1320	$2,095	$1.59	15d	1	0.75mi
13416 Cholla Dr Desert Hot Springs, CA	4.0	3.0	1980	$3,200	$1.62	24d	1	0.76mi
66700 Crescent Dr Unit A Desert Hot Springs, CA	3.0	2.0	1400	$2,195	$1.57	15d	1	0.79mi
10792 Santa Cruz Rd Desert Hot Springs, CA	3.0	2.5	1321	$2,295	$1.74	24d	1	0.79mi
12300 Ambrosio Dr Desert Hot Springs, CA	3.0	2.0	1260	$2,400	$1.90	44d	1	0.80mi
13987 El Cajon Dr Desert Hot Springs, CA	3.0	2.0	1215	$2,600	$2.14	8d	1	0.83mi
13715 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1318	$2,600	$1.97	8d	1	0.85mi
10510 Ocotillo Rd Desert Hot Springs, CA	3.0	2.0	1400	$3,000	$2.14	5d	1	0.96mi
10510 Ocotillo Rd Desert Hot Springs, CA	3.0	2.5	1400	$3,000	$2.14	44d	1	0.96mi
11693 Mountain Hawk Ln Desert Hot Springs, CA	4.0	3.0	1666	$2,500	$1.50	44d	1	0.96mi
12385 Sumac Dr Desert Hot Springs, CA	3.0	2.0	1804	$2,450	$1.36	24d	1	1.01mi
66560 Ocotillo Rd Desert Hot Springs, CA	4.0	2.0	1678	$2,999	$1.79	5d	1	1.02mi
66113 14th St Desert Hot Springs, CA	3.0	2.0	1219	$2,500	$2.05	19d	1	1.05mi
10270 Santa Cruz Rd Desert Hot Springs, CA	4.0	2.0	1248	$2,900	$2.32	24d	1	1.06mi
66600 San Marcus Rd Desert Hot Springs, CA	3.0	2.0	1657	$3,200	$1.93	44d	1	1.07mi
12557 Maui Way Desert Hot Springs, CA	3.0	2.0	1853	$2,600	$1.40	18d	1	1.15mi
14777 Palm Dr Desert Hot Springs, CA	4.0	2.0	1573	$1,995	$1.27	44d	1	1.18mi
12920 Maui Way Desert Hot Springs, CA	4.0	2.0	1570	$3,100	$1.97	44d	1	1.21mi
9750 Valencia Dr Desert Hot Springs, CA	3.0	2.0	1638	$3,165	$1.93	22d	1	1.34mi
66144 Avenida Cadena Desert Hot Springs, CA	3.0	2.0	1488	$2,295	$1.54	19d	1	1.37mi
66144 Avenida Cadena Desert Hot Springs, CA	3.0	2.0	1488	$2,395	$1.61	44d	1	1.37mi
13175 Little Morongo Rd Desert Hot Springs, CA	4.0	2.5	1056	$1,995	$1.89	44d	1	1.38mi
13437 Cuando Way Desert Hot Springs, CA	4.0	2.5	1853	$3,200	$1.73	44d	1	1.40mi

Listing history 22 events

1. 2026-06-18
   days on market $549,900 Active 49 DOM
2. 2026-06-17
   days on market $549,900 Active 48 DOM
3. 2026-06-16
   days on market $549,900 Active 47 DOM
4. 2026-06-15
   days on market $549,900 Active 46 DOM
5. 2026-06-13
   days on market $549,900 Active 44 DOM
6. 2026-06-13
   days on market $549,900 Active 43 DOM
7. 2026-06-09
   days on market $549,900 Active 40 DOM
8. 2026-06-08
   days on market $549,900 Active 39 DOM
9. 2026-06-07
   days on market $549,900 Active 38 DOM
10. 2026-06-04
    days on market $549,900 Active 35 DOM
11. 2026-06-03
    days on market $549,900 Active 34 DOM
12. 2026-06-02
    days on market $549,900 Active 33 DOM
13. 2026-06-01
    days on market $549,900 Active 32 DOM
14. 2026-05-31
    days on market $549,900 Active 31 DOM
15. 2026-04-30
    listed $549,900 Active 269-char remark
16. 2022-09-12
    soldstatus $400,000 Closed 462-char remark

    Show marketing remark (462 chars)

    CASH COW potential. Vintage Cottages with original wood frame windows and wood vaulted ceilings Currently 2 units are rented at 800 and 1200/mo total redo floors cabinets sinks baths . .. .. .. One unit is vacant for another 1100-1200 potential. Triplex and vacant lot are sold together at $495K or separately at listed prices. Lot APN 641-051-003. Needs exterior painting. Sold as is but could be very cute with some TLC. . Separately metered except for water.

17. 2022-08-22
    soldstatus $425,000
18. 2022-07-13
    status Pending 462-char remark

    Show marketing remark (462 chars)

    CASH COW potential. Vintage Cottages with original wood frame windows and wood vaulted ceilings Currently 2 units are rented at 800 and 1200/mo total redo floors cabinets sinks baths . .. .. .. One unit is vacant for another 1100-1200 potential. Triplex and vacant lot are sold together at $495K or separately at listed prices. Lot APN 641-051-003. Needs exterior painting. Sold as is but could be very cute with some TLC. . Separately metered except for water.

19. 2022-07-06
    price $460,000 462-char remark

    Show marketing remark (462 chars)

    CASH COW potential. Vintage Cottages with original wood frame windows and wood vaulted ceilings Currently 2 units are rented at 800 and 1200/mo total redo floors cabinets sinks baths . .. .. .. One unit is vacant for another 1100-1200 potential. Triplex and vacant lot are sold together at $495K or separately at listed prices. Lot APN 641-051-003. Needs exterior painting. Sold as is but could be very cute with some TLC. . Separately metered except for water.

20. 2022-06-20
    listed $495,000 Active 462-char remark

    Show marketing remark (462 chars)

    CASH COW potential. Vintage Cottages with original wood frame windows and wood vaulted ceilings Currently 2 units are rented at 800 and 1200/mo total redo floors cabinets sinks baths . .. .. .. One unit is vacant for another 1100-1200 potential. Triplex and vacant lot are sold together at $495K or separately at listed prices. Lot APN 641-051-003. Needs exterior painting. Sold as is but could be very cute with some TLC. . Separately metered except for water.

21. 2006-02-27
    soldstatus $330,000
22. 2005-04-15
    soldstatus $235,000

ⓘ 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: $6,320 · $527/mo
• Projected year-2 tax: $6,320 · $527/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 (unshaded) · 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: $86,760
• − Mortgage interest: −$30,803
• − Property taxes: −$6,320
• − Insurance: −$2,750
• − Repairs & maintenance: −$6,941
• − Management: −$6,941
• − Depreciation: −$15,997
• Taxable income: $17,009
• Est. tax owed @ 24.0%: −$4,082
• After-tax cash flow: $20,784/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

+134.0% since first listed

8 events — show timeline

• 2026-04-30 Listed $549,900 CRMLS
• 2022-09-12 Sold (MLS) $400,000 GPSMLS
• 2022-08-22 Sold (Public Records) $425,000 Public Records
• 2022-07-13 Pending — GPSMLS
• 2022-07-06 Price Changed $460,000 GPSMLS
• 2022-06-20 Listed $495,000 GPSMLS
• 2006-02-27 Sold (Public Records) $330,000 Public Records
• 2005-04-15 Sold (Public Records) $235,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $6,320 · -2.0% YoY. Source: county tax records.