3548 Tournament Dr · Palmdale, CA 93551

$785,000

4 bd · 3.0 ba · 3,482 sqft · SingleFamily public records · 23 Days on market

Built 2004 6,098 sqft lot Est $717k · 9% 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 +14.0/30.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• 1% rule +3.5/10.0
• ARV discount +3.3/15.0
• Rent growth +3.1/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Everything you could want in a gorgeous Rancho Vista Golf Course pool home! This beautiful home backs to the golf course and features a Lap pool that is 6 feet deep, a 3-car garage, 4 bedrooms plus Den, 4 bath. The Master Bedroom has a huge walk-in closet and Private balcony. The master bathroom features a spa tub! Upgrades include ceiling fans, fireplace, newer carpets, newer paint and 6 huge palm trees in back yard. Solar power hook up ready. So much too see. .. call now!

Key facts

• Versatile den
• Private balcony
• Huge walk in closet

Tags

• RANCHO VISTA GOLF COURSE
• RESORT STYLE BACKYARD
• LAP POOL
• VERSATILE DEN
• HUGE WALK IN CLOSET
• PRIVATE BALCONY

Property features AI

Finance

• Other: Zoning: PDSP; Rectangular lot; Lot contains 5,999 sq. ft. (listed); APN: 3001-135-009

Exterior

• Parking: Attached tandem garage with 3 garage spaces
• Security: No specific security features listed
• Utilities: Public water; Sewer connected; Natural gas available
• Home design: Contemporary style; Two-story
• Construction: Stucco exterior; Tile roof; Concrete slab foundation; Solar panels (owned/encumbered)
• Exterior features: Covered slab patio; In-ground gunite pool; Block and wrought iron fencing; Front zeroscape; Street lights and sidewalks present

Interior

• Kitchen: Dishwasher; Microwave; Gas range; Double oven
• Bedrooms: Downstairs bedroom
• Flooring: Carpet; Vinyl/linoleum; Tile
• Bathrooms: Three full bathrooms; One 3/4 bathroom
• Heating & cooling: Central air; Central electric heat
• Interior features: Formal dining; Family room; Den/Study; Downstairs bedroom; Fireplace in family room
• Laundry & utility: Laundry room with gas hookup; Pool equipment included

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $785k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $666k (15.2% below list).
• Recommended offer: $666k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.5% in Palmdale — 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 55/100 on livability (#861 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: crime F, amenities F, cost of living F.
• Westside Union Elementary (suburban): math 34% / reading 49% proficiency, ranked #565 of 1,400 in CA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Esperanza Elementary (950 students, 61% FRL); Hillview Middle (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 907 students, 53% FRL); Quartz Hill High (3,066 students, 42% FRL) — zoned schools average 52% FRL vs 34% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 42% district-wide (-32 pts) — the specific schools serving this property underperform the Westside Union Elementary average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.3%/yr); 388 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $6,656/mo this rent would consume 67% of the median local household income ($120k/yr) (locally 1168% 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 $5k of loan paydown is wiped out by about $24k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($773k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $409k; list at $785k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $665,563 (15.2% below list)

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 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $717,292
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3642 Club Rancho	0.27mi	4/4.0	3,482 (0%)	2mo	$664,870	$191	82
3524 Tournament Dr	0.03mi	4/4.0	3,482 (0%)	22mo	$635,000	$182	76
40909 36th St W	0.17mi	4/3.0	3,293 (-5%)	16mo	$1,100,000	$334	70
3445 W Avenue N3	0.43mi	4/3.0	3,320 (-5%)	8mo	$900,000	$271	66
3730 Club Rancho Dr	0.33mi	5/3.0 (+1)	3,341 (-4%)	12mo	$670,000	$201	62
3431 Fairgreen Ln	0.27mi	5/3.0 (+1)	3,256 (-6%)	12mo	$610,000	$187	62
3539 Tamarisk Dr	0.36mi	5/3.0 (+1)	3,256 (-6%)	10mo	$665,000	$204	59
41018 40th Street West	0.48mi	4/3.5	3,248 (-7%)	9mo	$884,500	$272	57
40333 Preston Rd	0.58mi	5/3.0 (+1)	3,256 (-6%)	2mo	$650,000	$200	55
3721 Club Rancho Dr	0.31mi	5/4.0 (+1)	3,032 (-13%)	2mo	$687,000	$227	53
40528 Flag Way	0.30mi	5/3.0 (+1)	3,256 (-6%)	21mo	$670,000	$206	52
3157 Club Rancho Dr	0.41mi	5/3.5 (+1)	3,146 (-10%)	14mo	$708,000	$225	46

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 · 2.29% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-125,543
• Equity at exit: $117,046

10-year hold

• IRR: -9.1%
• Equity multiple: 0.45×
• Total profit: $-120,380
• Equity at exit: $67,872

Cash invested: $219,800 (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 93551

• Home prices YoY: -30.3%
• Rents YoY: 2.3%
• Active inventory: 388
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $6,656 medium
• Mortgage (P&I): −$4,117
• Tax from tax record: −$713 /mo · $8,556/yr
• Insurance: −$327
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,398
• Net cashflow: $101

Break-even live

Break-even rent $6,528

Max offer price $785,000

Occupancy floor 93%

Sensitivity live

Price	-10% $546	-5% $323	+0% $101	+5% $-121	+10% $-343
Rent	-10% $-425	-5% $-162	+0% $101	+5% $364	+10% $627
Rate	-1.0pp $497	-0.5pp $301	base $101	+0.5pp $-102	+1.0pp $-309

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: $196,250
• Closing costs: $23,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3423 Racquet Ln Palmdale, CA	5.0	3.0	2944	$7,500	$2.55	0d	1	0.43mi
4138 Club Vista Dr Palmdale, CA	5.0	4.0	3146	$7,500	$2.38	0d	1	0.66mi
40028 25th St W Palmdale, CA	4.0	3.0	3242	$6,500	$2.00	0d	1	1.43mi
3037 West Avenue M-4 Unit M4 Lancaster, CA	5.0	3.0	3781	$4,395	$1.16	0d	1	1.45mi

Listing history 16 events

1. 2026-06-21
   days on market $785,000 Active 23 DOM
2. 2026-06-18
   days on market $785,000 Active 20 DOM
3. 2026-06-17
   days on market $785,000 Active 19 DOM
4. 2026-06-16
   days on market $785,000 Active 18 DOM
5. 2026-06-16
   price $785,000 Active 17 DOM
6. 2026-06-15
   days on market $795,000 Active 17 DOM
7. 2026-06-13
   days on market $795,000 Active 15 DOM
8. 2026-06-13
   days on market $795,000 Active 14 DOM
9. 2026-06-09
   days on market $795,000 Active 11 DOM
10. 2026-06-08
    days on market $795,000 Active 10 DOM
11. 2026-06-07
    days on market $795,000 Active 9 DOM
12. 2026-06-04
    days on market $795,000 Active 6 DOM
13. 2026-06-03
    days on market $795,000 Active 5 DOM
14. 2026-06-02
    days on market $795,000 Active 4 DOM
15. 2026-06-01
    days on market $795,000 Active 3 DOM
16. 2026-05-31
    days on market $795,000 Active 2 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: $8,556 · $713/mo
• Projected year-2 tax: $8,556 · $713/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 8/10 Severe
• 🌡 Heat 6/10 Major 5 d/yr ≥99°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $79,868
• − Mortgage interest: −$43,972
• − Property taxes: −$8,556
• − Insurance: −$3,925
• − Repairs & maintenance: −$6,389
• − Management: −$6,389
• − Depreciation: −$22,836
• Taxable loss: −$12,201
• Est. tax savings @ 24.0%: +$2,928
• After-tax cash flow: $4,143/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: Westside Union Elementary
• NCES district ID: 0642120
• Math proficiency: 34% ▲ 1.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $80,763
• Composite: 41.01/100
• National rank: #7473
• State rank: #565 of 1400 in CA

Livability — Palmdale

• Score: 55/100
• State rank: #861
• US rank: #23501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmdale, CA
• County: Los Angeles County · 9,444,647 people
• City population: 177,644
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 54,360
• Household income: $119,801
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 1168.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 43% White 33% Two or more races 17% Black 10% Asian 9%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Russian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 22% · Canada, Vietnam, China
• Languages at home: 61% English-only · Spanish 29% Other Indo-European 3% Tagalog/Filipino 3%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.22%
• Current HPI: 327.1791
• Rent YoY: ▲ 2.29%
• Metro: Los Angeles-Long Beach-Anaheim, 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

+84.9% since first listed

10 events — show timeline

• 2026-05-29 Listed $795,000 AVMLS
• 2015-08-18 Sold (MLS) $409,000 AVMLS
• 2015-08-18 Sold (MLS) $409,000 CRMLS
• 2015-08-17 Sold (Public Records) $409,000 Public Records
• 2015-07-11 Pending — AVMLS
• 2015-07-09 Pending — CRMLS
• 2015-07-01 Listed $409,000 AVMLS
• 2015-06-23 Listed $409,000 CRMLS
• 2014-09-30 Listing Removed — AVMLS
• 2014-07-03 Listed $429,900 AVMLS

Property tax history

+1.6%/yr

Latest (2025): $8,556 · +4.7% YoY. Source: county tax records.