14777 Palm Dr #144 · Desert Hot Springs, CA 92240

$245,000

4 bd · 2.0 ba · 1,573 sqft · Manufactured public records · 163 Days on market

Built 2000 3,049 sqft lot $156/sqft · 14% above area Est $215k · 14% over $215/mo HOA · 7% of rent

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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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +7.0/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This exceptional 4-bedroom home in the desirable Skys Haven community is a rare find. Located in a gated neighborhood where you own the land, you'll enjoy low HOA fees and access to amenities like a park, clubhouse, heated pools, spas, game rooms, billiards, saunas, and a library. The home features luxurious ceramic tile flooring throughout, a newer A/C, and a new water heater . The open-concept kitchen and dining area with high ceilings create a spacious, inviting atmosphere. The home is situated on a permanent foundation with a 433A certificate, ensuring security and stability. It's the perfect blend of style, comfort, and convenience in a serene, resort-like setting.

Key facts

• Gated neighborhood
• Heated pools
• Low hoa fees

Tags

• GATED NEIGHBORHOOD
• LOW HOA FEES
• ACCESS TO AMENITIES
• HEATED POOLS
• CERAMIC TILE FLOORING
• NEWER A/C

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $2,935/mo this rent would consume 65% 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 $2k of loan paydown is wiped out by about $7k 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 163 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 12181% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $22k; list at $245k implies a 989% 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 $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.40%
• DSCR: 1.42
• GRM: 7.0

CMA / ARV

• ARV (median comp): $215,375
• List price: $245,000
• Delta: 13.76%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14777 Palm Dr #186	0.14mi	3/2.0 (-1)	1,440 (-8%)	2mo	$245,000	$170	72
14777 Palm Dr #98	0.13mi	3/2.0 (-1)	1,512 (-4%)	19mo	$255,000	$169	66
14777 Palm Dr #103	0.09mi	3/2.0 (-1)	1,456 (-7%)	16mo	$255,000	$175	65
14777 Palm Dr #8	0.21mi	3/2.0 (-1)	1,404 (-11%)	6mo	$229,000	$163	62
15300 Palm Dr #146	0.58mi	3/2.0 (-1)	1,539 (-2%)	5mo	$218,000	$142	60
14777 Palm Dr #83	0.22mi	3/2.0 (-1)	1,365 (-13%)	15mo	$215,000	$158	50
15300 Palm Dr #229	0.53mi	3/2.0 (-1)	1,774 (+13%)	1mo	$250,000	$141	48
15300 Palm Dr #115	0.62mi	3/2.0 (-1)	1,464 (-7%)	9mo	$226,000	$154	47
15300 Palm Dr #255	0.53mi	3/2.0 (-1)	1,345 (-14%)	2mo	$203,500	$151	44
15300 Palm Dr #112	0.64mi	3/2.0 (-1)	1,440 (-8%)	9mo	$220,000	$153	44
15300 Palm Dr #119	0.57mi	3/2.0 (-1)	1,344 (-15%)	4mo	$220,000	$164	41
15300 Palm Dr #251	0.65mi	3/2.0 (-1)	1,754 (+12%)	11mo	$205,000	$117	36

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-3,405
• Equity at exit: $36,530

10-year hold

• IRR: 9.1%
• Equity multiple: 1.72×
• Total profit: $49,677
• Equity at exit: $21,183

Cash invested: $68,600 (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 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 519
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,935 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$179 /mo · $2,153/yr
• Insurance: −$102
• HOA: −$215
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $538

Break-even live

Break-even rent $2,255

Max offer price $245,000

Occupancy floor 77%

Sensitivity live

Price	-10% $676	-5% $607	+0% $538	+5% $468	+10% $399
Rent	-10% $306	-5% $422	+0% $538	+5% $653	+10% $769
Rate	-1.0pp $661	-0.5pp $600	base $538	+0.5pp $474	+1.0pp $409

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
66355 Lantana Ln Desert Hot Springs, CA	5.0	5.0	2067	$4,950	$2.39	45d	1	0.23mi
14777 Palm Dr Desert Hot Springs, CA	4.0	2.0	1573	$1,995	$1.27	45d	1	0.29mi
13987 El Cajon Dr Desert Hot Springs, CA	3.0	2.0	1215	$2,600	$2.14	9d	1	0.39mi
13715 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1318	$2,450	$1.86	0d	1	0.58mi
15300 Palm Dr Desert Hot Springs, CA	3.0	2.0	1458	$2,800	$1.92	45d	1	0.64mi
13416 Cholla Dr Desert Hot Springs, CA	4.0	3.0	1980	$3,200	$1.62	25d	1	0.72mi
13322 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1215	$2,750	$2.26	45d	1	0.73mi
66629 Joseph Way Unit B Desert Hot Springs, CA	4.0	2.0	1200	$2,900	$2.42	25d	1	0.73mi
13244 El Cajon Dr Desert Hot Springs, CA	4.0	0.5	1320	$3,200	$2.42	45d	1	0.74mi
15123 Avenida Ramada Desert Hot Springs, CA	4.0	2.0	1745	$3,200	$1.83	19d	1	0.99mi
66444 Desert View Ave Unit B Desert Hot Springs, CA	3.0	2.0	1294	$2,275	$1.76	45d	1	1.15mi
16111 Avenida Ramada Desert Hot Springs, CA	4.0	2.0	1773	$3,000	$1.69	45d	1	1.17mi
65565 Acoma Ave #49 Desert Hot Springs, CA	3.0	2.0	1396	$2,300	$1.65	45d	1	1.22mi
66824 Estrella Ave Desert Hot Springs, CA	3.0	1.0	1700	$2,300	$1.35	25d	1	1.26mi
13175 Little Morongo Rd Desert Hot Springs, CA	4.0	2.5	1056	$1,995	$1.89	45d	1	1.36mi
15490 Avenue Rambla Unit NA Desert Hot Springs, CA	3.0	2.0	1088	$2,600	$2.39	25d	1	1.38mi
15490 Avenida Rambla Desert Hot Springs, CA	3.0	2.0	1088	$2,600	$2.39	45d	1	1.38mi

HOA detail

• Monthly dues: $215 · $2,580/yr
• Likely covers: waterpoolsecurity

Listing history 23 events

1. 2026-06-21
   days on market $245,000 Active 163 DOM
2. 2026-06-18
   days on market $245,000 Active 160 DOM
3. 2026-06-17
   days on market $245,000 Active 159 DOM
4. 2026-06-16
   days on market $245,000 Active 158 DOM
5. 2026-06-15
   days on market $245,000 Active 157 DOM
6. 2026-06-13
   days on market $245,000 Active 155 DOM
7. 2026-06-13
   days on market $245,000 Active 154 DOM
8. 2026-06-09
   days on market $245,000 Active 151 DOM
9. 2026-06-08
   days on market $245,000 Active 150 DOM
10. 2026-06-07
    days on market $245,000 Active 149 DOM
11. 2026-06-04
    days on market $245,000 Active 146 DOM
12. 2026-06-03
    days on market $245,000 Active 145 DOM
13. 2026-06-02
    days on market $245,000 Active 144 DOM
14. 2026-06-01
    days on market $245,000 Active 143 DOM
15. 2026-05-31
    days on market $245,000 Active 142 DOM
16. 2026-03-14
    historical $1,995
17. 2026-02-04
    listed $1,995

    Show marketing remark (678 chars)

    This exceptional 4-bedroom home in the desirable Skys Haven community is a rare find. Located in a gated neighborhood where you own the land, you'll enjoy low HOA fees and access to amenities like a park, clubhouse, heated pools, spas, game rooms, billiards, saunas, and a library. The home features luxurious ceramic tile flooring throughout, a newer A/C, and a new water heater . The open-concept kitchen and dining area with high ceilings create a spacious, inviting atmosphere. The home is situated on a permanent foundation with a 433A certificate, ensuring security and stability. It's the perfect blend of style, comfort, and convenience in a serene, resort-like setting.

18. 2026-02-04
    price $245,000 678-char remark

    Show marketing remark (678 chars)

    This exceptional 4-bedroom home in the desirable Skys Haven community is a rare find. Located in a gated neighborhood where you own the land, you'll enjoy low HOA fees and access to amenities like a park, clubhouse, heated pools, spas, game rooms, billiards, saunas, and a library. The home features luxurious ceramic tile flooring throughout, a newer A/C, and a new water heater . The open-concept kitchen and dining area with high ceilings create a spacious, inviting atmosphere. The home is situated on a permanent foundation with a 433A certificate, ensuring security and stability. It's the perfect blend of style, comfort, and convenience in a serene, resort-like setting.

19. 2026-01-01
    historical
20. 2025-08-11
    price $259,000
21. 2025-01-27
    listed $255,000 Active 678-char remark

    Show marketing remark (678 chars)

    This exceptional 4-bedroom home in the desirable Skys Haven community is a rare find. Located in a gated neighborhood where you own the land, you'll enjoy low HOA fees and access to amenities like a park, clubhouse, heated pools, spas, game rooms, billiards, saunas, and a library. The home features luxurious ceramic tile flooring throughout, a newer A/C, and a new water heater . The open-concept kitchen and dining area with high ceilings create a spacious, inviting atmosphere. The home is situated on a permanent foundation with a 433A certificate, ensuring security and stability. It's the perfect blend of style, comfort, and convenience in a serene, resort-like setting.

22. 2025-01-27
    listed $270,000 Active

    Show marketing remark (678 chars)

    This exceptional 4-bedroom home in the desirable Skys Haven community is a rare find. Located in a gated neighborhood where you own the land, you'll enjoy low HOA fees and access to amenities like a park, clubhouse, heated pools, spas, game rooms, billiards, saunas, and a library. The home features luxurious ceramic tile flooring throughout, a newer A/C, and a new water heater . The open-concept kitchen and dining area with high ceilings create a spacious, inviting atmosphere. The home is situated on a permanent foundation with a 433A certificate, ensuring security and stability. It's the perfect blend of style, comfort, and convenience in a serene, resort-like setting.

23. 2004-04-06
    soldstatus $22,500

ⓘ 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: $2,153 · $179/mo
• Projected year-2 tax: $2,153 · $179/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,222
• − Mortgage interest: −$13,724
• − Property taxes: −$2,153
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,818
• − Management: −$2,818
• − HOA: −$2,580
• − Depreciation: −$7,127
• Taxable income: $2,778
• Est. tax owed @ 24.0%: −$667
• After-tax cash flow: $5,784/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

-91.1% since first listed

8 events — show timeline

• 2026-03-14 Rental Removed $1,995 CRMLS
• 2026-02-04 Listed for Rent $1,995 CRMLS
• 2026-02-04 Price Changed $245,000 GPSMLS
• 2026-01-01 Listing Removed — GPSMLS
• 2025-08-11 Price Changed $259,000 GPSMLS
• 2025-01-27 Listed $270,000 GPSMLS
• 2025-01-27 Listed $255,000 GPSMLS
• 2004-04-06 Sold (Public Records) $22,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,153 · -2.5% YoY. Source: county tax records.