34895 Mission Hills Dr · Rancho Mirage, CA 92270

$549,000

3 bd · 3.0 ba · 2,924 sqft · Condo public records · 20 Days on market

Built 1971 $1076/mo HOA · 15% 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 +8.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located a short distance from the guard gates and Club House, Villa Joie, is an example of Mission Hills living at its best. This rare Phase One end unit is ideally positioned with East and West facing vistas. The Villa is surrounded entirely by landscaped grounds built and maintained by the owner. A unique characteristic for Mission Hills Country Club. Step through glass double doors and enter the great room with its dramatic step-down floors, vaulted ceilings and oversized fireplace. This grand home is surrounded by walls of glass and every room has access to the outdoors. The first bedroom has its own entrance on the North side of the home and is perfect for a Casita or home office. Next

Key facts

• Open concept kitchen
• Landscaped grounds
• Glass double doors

Tags

• GUARD GATES
• CLUB HOUSE
• LANDSCAPED GROUNDS
• GREAT ROOM
• GLASS DOUBLE DOORS
• OPEN CONCEPT KITCHEN

Property features AI

Finance

• Other: View of golf course, pool, park/green belt, mountains, lake and hills; Community in development with on-site golf course; Disclosures include CC&R, pet restrictions, property sold as-is and HOA disclosures; Listing terms: cash to new loan; short-term rentals not allowed; will not consider lease
• Financial info: Land is lease type (land lease details apply)
• HOA & community: Monthly association fee of $1,076; Association covers building & grounds, trash and insurance; Community amenities include controlled access, guest parking and golf course access; Association has pet rules

Exterior

• Parking: Assigned, covered parking with garage door opener; Detached 2-car garage; Total of 4 parking spaces (2 covered)
• Security: Gated community with controlled access and guest parking
• Utilities: Septic tank sewer service; Cable TV available; Within a PUD
• Home design: Contemporary/Mediterranean style condominium; Single-story (ground level); Front door faces east; leisure areas face west
• Construction: Stucco exterior; Clay tile roof; Accessory buildings on property; Year built per assessor
• Exterior features: Located on/near golf course, greenbelt and close to clubhouse; Landscaped grounds; Covered, enclosed patio; End unit; Privacy and wrought-iron fencing; Sprinkler system; Solar system financed

Interior

• Kitchen: Gourmet kitchen with island; Electric cooktop, electric oven, microwave, dishwasher, refrigerator
• Flooring: Carpet; Ceramic tile
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (natural gas); Central air and ceiling fans
• Interior features: Beamed and vaulted ceilings with cathedral/high (9 ft+) ceiling areas; Double-door entry and sliding doors; Unfurnished
• Laundry & utility: Laundry area with washer included

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $549k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $549k).
• Recommended offer: $541k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.0% in Rancho Mirage — 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 (#1,065 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: amenities F, commute F, cost of living 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); 529 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); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $7,113/mo this rent would consume 79% of the median local household income ($107k/yr) (locally 498% 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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($541k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $540,765 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.30% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-6,277
• Equity at exit: $81,858

10-year hold

• IRR: 9.5%
• Equity multiple: 1.76×
• Total profit: $117,279
• Equity at exit: $47,467

Cash invested: $153,720 (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 92270

• Rents YoY: 3.7%
• Active inventory: 529
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $7,113 high
• Mortgage (P&I): −$2,879
• Tax from tax record: −$226 /mo · $2,714/yr
• Insurance: −$229
• HOA: −$1,076
• Vacancy / Maint / Mgmt: −$1,494
• Net cashflow: $1,209

Break-even live

Break-even rent $5,582

Max offer price $549,000

Occupancy floor 78%

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
645 Hospitality Dr Rancho Mirage, CA	3.0	3.0	2727	$4,300	$1.58	43d	1	0.23mi
35018 Mission Hills Dr Rancho Mirage, CA	3.0	3.0	3066	$7,500	$2.45	16d	1	0.23mi
35018 Mission Hills Dr Rancho Mirage, CA	3.0	3.0	3066	$7,500	$2.45	43d	1	0.23mi
522 Desert West Dr Rancho Mirage, CA	2.0	2.0	1984	$4,500	$2.27	43d	1	0.28mi
35202 Vista del Monte Rancho Mirage, CA	4.0	3.5	3650	$9,000	$2.47	43d	1	0.33mi
624 Hospitality Dr Rancho Mirage, CA	2.0	2.0	2000	$3,295	$1.65	43d	1	0.33mi
714 Inverness Dr Rancho Mirage, CA	3.0	3.0	2227	$3,500	$1.57	43d	1	0.33mi
507 Desert West Dr Rancho Mirage, CA	3.0	2.0	2265	$8,500	$3.75	43d	1	0.37mi
913 Inverness Dr Rancho Mirage, CA	3.0	3.0	2690	$6,800	$2.53	43d	1	0.46mi
9 Via Santanella Rancho Mirage, CA	3.0	4.0	3108	$11,999	$3.86	43d	1	0.57mi
69707 Camino Pacifico Rancho Mirage, CA	4.0	3.5	3815	$9,500	$2.49	14d	1	0.61mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	43d	1	0.63mi
13 Vista Mirage Way Rancho Mirage, CA	3.0	2.0	2071	$3,700	$1.79	44d	1	0.63mi
104 Loch Lomond Rd Rancho Mirage, CA	4.0	3.0	3812	$15,000	$3.93	21d	1	0.67mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	43d	1	0.70mi
9 Loch Ness Lake Ct Rancho Mirage, CA	4.0	4.5	2373	$5,000	$2.11	43d	1	0.71mi
829 Inverness Dr Rancho Mirage, CA	4.0	3.0	2527	$11,000	$4.35	12d	1	0.71mi
20 Lincoln Pl Rancho Mirage, CA	3.0	3.5	2700	$3,995	$1.48	43d	1	0.74mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	43d	1	0.75mi
41 Lincoln Pl Rancho Mirage, CA	3.0	3.0	2272	$4,900	$2.16	43d	1	0.77mi
134 Royal Saint Georges Way Rancho Mirage, CA	3.0	3.5	3598	$12,000	$3.34	43d	1	0.86mi
136 Royal Saint Georges Way Rancho Mirage, CA	3.0	3.0	3349	$13,000	$3.88	20d	1	0.86mi
69 San Marino Cir Rancho Mirage, CA	3.0	2.5	2601	$3,795	$1.46	21d	1	0.89mi
278 Loch Lomond Rd Rancho Mirage, CA	4.0	4.0	2471	$12,000	$4.86	43d	1	0.93mi
70895 Ironwood Dr Rancho Mirage, CA	4.0	2.5	2575	$7,995	$3.10	5d	1	0.98mi
267 Loch Lomond Rd Rancho Mirage, CA	4.0	5.0	3038	$13,000	$4.28	43d	1	1.01mi
71000 Los Altos Ct Rancho Mirage, CA	3.0	4.0	4038	$14,000	$3.47	43d	1	1.01mi
253 Loch Lomond Rd Rancho Mirage, CA	3.0	4.0	2452	$11,900	$4.85	43d	1	1.01mi
24 Via Las Flores Rancho Mirage, CA	2.0	2.0	2331	$6,500	$2.79	43d	1	1.03mi
96 Via Bella Rancho Mirage, CA	3.0	3.5	3006	$13,000	$4.32	43d	1	1.07mi
38 Burgundy Rancho Mirage, CA	3.0	3.0	2726	$4,500	$1.65	18d	1	1.10mi
15 Via Verde Rancho Mirage, CA	4.0	3.0	3763	$8,500	$2.26	43d	1	1.11mi
36726 Jasmine Ln Rancho Mirage, CA	4.0	3.0	2539	$14,000	$5.51	43d	1	1.11mi
22 Calle Escala Rancho Mirage, CA	3.0	2.5	2116	$3,800	$1.80	10d	1	1.14mi
39 Barolo Rancho Mirage, CA	2.0	2.5	2509	$10,000	$3.99	43d	1	1.17mi
70955 Sunny Ln Rancho Mirage, CA	4.0	4.5	3623	$17,500	$4.83	43d	1	1.18mi
42 Colonial Dr Rancho Mirage, CA	3.0	3.0	2005	$3,600	$1.80	21d	1	1.19mi
42 Colonial Dr Rancho Mirage, CA	3.0	3.0	2005	$3,600	$1.80	3d	1	1.19mi
70451 Cobb Rd Rancho Mirage, CA	3.0	2.0	2148	$3,750	$1.75	43d	1	1.20mi
88 Via Las Flores Rancho Mirage, CA	3.0	2.5	2333	$5,000	$2.14	43d	1	1.23mi

HOA detail condo

• Monthly dues: $1,076 · $12,912/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $549,000 Active 20 DOM
2. 2026-06-17
   days on market $549,000 Active 19 DOM
3. 2026-06-16
   days on market $549,000 Active 18 DOM
4. 2026-06-15
   days on market $549,000 Active 17 DOM
5. 2026-06-13
   days on market $549,000 Active 15 DOM
6. 2026-06-13
   days on market $549,000 Active 14 DOM
7. 2026-06-09
   days on market $549,000 Active 11 DOM
8. 2026-06-08
   days on market $549,000 Active 10 DOM
9. 2026-06-07
   days on market $549,000 Active 9 DOM
10. 2026-06-04
    days on market $549,000 Active 6 DOM
11. 2026-06-03
    days on market $549,000 Active 5 DOM
12. 2026-06-02
    days on market $549,000 Active 4 DOM
13. 2026-06-01
    days on market $549,000 Active 3 DOM
14. 2026-05-31
    days on market $549,000 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: $2,714 · $226/mo
• Projected year-2 tax: $4,172 · $348/mo
• Expected delta: +$1,459/yr (+$122/mo · 53.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥113°F today · 16 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: $85,352
• − Mortgage interest: −$30,753
• − Property taxes: −$2,714
• − Insurance: −$2,745
• − Repairs & maintenance: −$6,828
• − Management: −$6,828
• − HOA: −$12,912
• − Depreciation: −$15,971
• Taxable income: $6,602
• Est. tax owed @ 24.0%: −$1,584
• After-tax cash flow: $12,925/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 — Rancho Mirage

• Score: 51/100
• State rank: #1065
• US rank: #25255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Mirage, CA
• County: Riverside County · 2,287,001 people
• City population: 17,563
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 17,563
• Household income: $107,364
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 498.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, South Korea, China
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -210.99%
• Current HPI: 282.2957
• Rent YoY: ▲ 3.72%
• 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

+42.6% since first listed

5 events — show timeline

• 2026-05-29 Listed $549,000 GPSMLS
• 2003-01-20 Listing Removed — GPSMLS
• 2002-12-02 Listed $299,000 GPSMLS
• 2002-10-31 Listing Removed — GPSMLS
• 2002-07-22 Listed $385,000 GPSMLS

Property tax history

+2.1%/yr

Latest (2025): $2,714 · -1.5% YoY. Source: county tax records.