38910 Desert Greens Dr W · Palm Desert, CA 92260

$224,900

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 31 Days on market

Built 1971 4,356 sqft lot Est $175k · 29% over $400/mo HOA · 11% of rent

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home is well maintained, has dual pane windows, Rock scape, low maintenance. Center island, tile and laminate flooring thru out.

Key facts

• Vinyl flooring
• Carport cover
• Water heater

Tags

• NEW ROOF
• CARPORT COVER
• AUTHENTIC TILE FLOORING
• VINYL FLOORING
• UPGRADED WASHER DRYER
• WATER HEATER

Property features AI

Finance

• Other: PUD: Yes
• HOA & community: Monthly HOA fee of $400; HOA covers clubhouse, trash, security, and cable TV; Community amenities include clubhouse, fitness center, banquet facilities, golf course within development, basketball and tennis courts, sport court, recreation room, playground, greenbelt/park, pickleball courts, and trailer storage; Senior community; Gated community

Exterior

• Parking: Attached carport with 2 covered parking spaces (total 2 parking spaces)
• Security: Community security included in association amenities
• Utilities: Water: Water district (connected); Sewer: Connected and paid; Cable TV available
• Home design: Detached double-wide mobile home; Single story (ground level, no unit above); Front entry facing north
• Construction: Manufactured home built in 1971; Model: Casino; Manufacturer: Fuqua Homes Inc.; Approximately 20 ft wide and 40.4 ft long
• Exterior features: Gated community; Block and vinyl fencing; Fenced; Mountain view; Front door faces north; Fee simple land

Interior

• Kitchen: Tile countertops; Gas cooktop; Gas oven; Disposal; Refrigerator; Water line to refrigerator; Exhaust fan
• Flooring: Tile; Vinyl
• Bathrooms: One 3/4 bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Double-pane windows; Mini blinds; Partially furnished; Tile shower
• Laundry & utility: Stackable washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 3.5% in Palm Desert — 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 (#1,050 in CA) — a working-class tenant base; expect higher turnover. Strengths: schools A-, employment B+, housing B; Watch: crime D, amenities F, commute F.
• Desert Sands Unified (suburban): math 31% / reading 56% proficiency, ranked #199 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 549 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 $3,628/mo this rent would consume 62% of the median local household income ($70k/yr) (locally 1734% 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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $63k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $162k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.61% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.48%
• DSCR: 1.87
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $174,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38768 Bautista Canyon Way	0.51mi	2/1.5	960 (0%)	14mo	$175,000	$182	63

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 · 1.6% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.38×
• Total profit: $23,848
• Equity at exit: $33,533

10-year hold

• IRR: 17.6%
• Equity multiple: 2.36×
• Total profit: $85,430
• Equity at exit: $19,445

Cash invested: $62,972 (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 92260

• Rents YoY: 1.6%
• Active inventory: 549
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $3,628 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$171 /mo · $2,051/yr
• Insurance: −$94
• HOA: −$400
• Vacancy / Maint / Mgmt: −$762
• Net cashflow: $1,022

Break-even live

Break-even rent $2,334

Max offer price $224,900

Occupancy floor 67%

Sensitivity live

Price	-10% $1,149	-5% $1,086	+0% $1,022	+5% $958	+10% $895
Rent	-10% $736	-5% $879	+0% $1,022	+5% $1,165	+10% $1,309
Rate	-1.0pp $1,135	-0.5pp $1,079	base $1,022	+0.5pp $964	+1.0pp $905

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73373 Country Club Dr Palm Desert, CA	1.0–2.0	1.0–2.0	852	$2,165	$2.54	45d	1	0.80mi
40445 Portola Ave Palm Desert, CA	1.0–2.0	1.0–2.0	975	$3,215	$3.30	0d	16	1.12mi
74300 Country Club Dr Unit 243 Palm Desert, CA	1.0	1.0	676	$5,495	$8.13	45d	1	1.23mi
74300 Country Club Dr Apt 5001 Palm Desert, CA	2.0	2.0	1099	$7,120	$6.48	45d	1	1.23mi
1 Marbella Ln Palm Desert, CA	2.0	2.0	1080	$4,500	$4.17	45d	1	1.30mi
36101 Explorer Dr Palm Desert, CA	1.0–3.0	1.0	805	$1,478	$1.84	45d	1	1.48mi

HOA detail

• Monthly dues: $400 · $4,800/yr

Listing history 34 events

1. 2026-06-21
   days on market $224,900 Active 31 DOM
2. 2026-06-18
   days on market $224,900 Active 28 DOM
3. 2026-06-17
   days on market $224,900 Active 27 DOM
4. 2026-06-16
   days on market $224,900 Active 26 DOM
5. 2026-06-16
   price $224,900 Active 25 DOM
6. 2026-06-15
   days on market $229,000 Active 25 DOM
7. 2026-06-13
   days on market $229,000 Active 23 DOM
8. 2026-06-09
   days on market $229,000 Active 19 DOM
9. 2026-06-08
   days on market $229,000 Active 18 DOM
10. 2026-06-07
    days on market $229,000 Active 17 DOM
11. 2026-06-04
    days on market $229,000 Active 14 DOM
12. 2026-06-03
    days on market $229,000 Active 13 DOM
13. 2026-06-02
    days on market $229,000 Active 12 DOM
14. 2026-06-01
    days on market $229,000 Active 11 DOM
15. 2026-05-31
    days on market $229,000 Active 10 DOM
16. 2026-05-21
    listed $229,000 Active
17. 2023-02-27
    soldstatus $162,000 Closed 128-char remark

    Show marketing remark (128 chars)

    Home is well maintained, has dual pane windows, Rock scape, low maintenance. Center island, tile and laminate flooring thru out.

18. 2023-02-27
    soldstatus $90,000

    Show marketing remark (128 chars)

    Home is well maintained, has dual pane windows, Rock scape, low maintenance. Center island, tile and laminate flooring thru out.

19. 2023-01-10
    price $179,999 128-char remark

    Show marketing remark (128 chars)

    Home is well maintained, has dual pane windows, Rock scape, low maintenance. Center island, tile and laminate flooring thru out.

20. 2023-01-10
    historical 128-char remark

    Show marketing remark (128 chars)

    Home is well maintained, has dual pane windows, Rock scape, low maintenance. Center island, tile and laminate flooring thru out.

21. 2023-01-07
    listed $162,000 128-char remark

    Show marketing remark (128 chars)

    Home is well maintained, has dual pane windows, Rock scape, low maintenance. Center island, tile and laminate flooring thru out.

22. 2019-05-31
    soldstatus $129,000 Closed 849-char remark

    Show marketing remark (849 chars)

    New Price! Remodeled home close to the the Library & down the street for the Club House! The rock landscaping & front patio greets you, which lead into the home through double entry doors. The AC & furnace are newer. Home offers dual pane windows, tiled counters, newer kitchen cabinets, laminate flooring in Living Room & Kitchen, & tiled flooring through the balance of the home. Home is dry walled, has a tiled walk-in shower & pedestal sink. The square footage(800sq ft) may not be big, but the feel of the home is large! The back yard is large & offers low maintenance. HOA dues are just currently $285/pm which include your FREE GOLF, basic cable TV, & trash pickup, plus other amenities, tennis, bocci ball, shuffleboard, exercise room, three pools & a lovely Club House & restaurant.

23. 2019-05-31
    soldstatus $129,000 Sold 849-char remark

    Show marketing remark (849 chars)

    New Price! Remodeled home close to the the Library & down the street for the Club House! The rock landscaping & front patio greets you, which lead into the home through double entry doors. The AC & furnace are newer. Home offers dual pane windows, tiled counters, newer kitchen cabinets, laminate flooring in Living Room & Kitchen, & tiled flooring through the balance of the home. Home is dry walled, has a tiled walk-in shower & pedestal sink. The square footage(800sq ft) may not be big, but the feel of the home is large! The back yard is large & offers low maintenance. HOA dues are just currently $285/pm which include your FREE GOLF, basic cable TV, & trash pickup, plus other amenities, tennis, bocci ball, shuffleboard, exercise room, three pools & a lovely Club House & restaurant.

24. 2019-05-31
    soldstatus $80,000

    Show marketing remark (849 chars)

    New Price! Remodeled home close to the the Library & down the street for the Club House! The rock landscaping & front patio greets you, which lead into the home through double entry doors. The AC & furnace are newer. Home offers dual pane windows, tiled counters, newer kitchen cabinets, laminate flooring in Living Room & Kitchen, & tiled flooring through the balance of the home. Home is dry walled, has a tiled walk-in shower & pedestal sink. The square footage(800sq ft) may not be big, but the feel of the home is large! The back yard is large & offers low maintenance. HOA dues are just currently $285/pm which include your FREE GOLF, basic cable TV, & trash pickup, plus other amenities, tennis, bocci ball, shuffleboard, exercise room, three pools & a lovely Club House & restaurant.

25. 2019-05-09
    status Pending 849-char remark

    Show marketing remark (849 chars)

    New Price! Remodeled home close to the the Library & down the street for the Club House! The rock landscaping & front patio greets you, which lead into the home through double entry doors. The AC & furnace are newer. Home offers dual pane windows, tiled counters, newer kitchen cabinets, laminate flooring in Living Room & Kitchen, & tiled flooring through the balance of the home. Home is dry walled, has a tiled walk-in shower & pedestal sink. The square footage(800sq ft) may not be big, but the feel of the home is large! The back yard is large & offers low maintenance. HOA dues are just currently $285/pm which include your FREE GOLF, basic cable TV, & trash pickup, plus other amenities, tennis, bocci ball, shuffleboard, exercise room, three pools & a lovely Club House & restaurant.

26. 2019-04-07
    historical Contingent 849-char remark

    Show marketing remark (849 chars)

    New Price! Remodeled home close to the the Library & down the street for the Club House! The rock landscaping & front patio greets you, which lead into the home through double entry doors. The AC & furnace are newer. Home offers dual pane windows, tiled counters, newer kitchen cabinets, laminate flooring in Living Room & Kitchen, & tiled flooring through the balance of the home. Home is dry walled, has a tiled walk-in shower & pedestal sink. The square footage(800sq ft) may not be big, but the feel of the home is large! The back yard is large & offers low maintenance. HOA dues are just currently $285/pm which include your FREE GOLF, basic cable TV, & trash pickup, plus other amenities, tennis, bocci ball, shuffleboard, exercise room, three pools & a lovely Club House & restaurant.

27. 2019-04-01
    price $129,000 849-char remark

    Show marketing remark (849 chars)

    New Price! Remodeled home close to the the Library & down the street for the Club House! The rock landscaping & front patio greets you, which lead into the home through double entry doors. The AC & furnace are newer. Home offers dual pane windows, tiled counters, newer kitchen cabinets, laminate flooring in Living Room & Kitchen, & tiled flooring through the balance of the home. Home is dry walled, has a tiled walk-in shower & pedestal sink. The square footage(800sq ft) may not be big, but the feel of the home is large! The back yard is large & offers low maintenance. HOA dues are just currently $285/pm which include your FREE GOLF, basic cable TV, & trash pickup, plus other amenities, tennis, bocci ball, shuffleboard, exercise room, three pools & a lovely Club House & restaurant.

28. 2018-11-01
    listed $139,000 Active 849-char remark

    Show marketing remark (849 chars)

    New Price! Remodeled home close to the the Library & down the street for the Club House! The rock landscaping & front patio greets you, which lead into the home through double entry doors. The AC & furnace are newer. Home offers dual pane windows, tiled counters, newer kitchen cabinets, laminate flooring in Living Room & Kitchen, & tiled flooring through the balance of the home. Home is dry walled, has a tiled walk-in shower & pedestal sink. The square footage(800sq ft) may not be big, but the feel of the home is large! The back yard is large & offers low maintenance. HOA dues are just currently $285/pm which include your FREE GOLF, basic cable TV, & trash pickup, plus other amenities, tennis, bocci ball, shuffleboard, exercise room, three pools & a lovely Club House & restaurant.

29. 2014-06-28
    historical
30. 2013-10-08
    listed $129,500 Active
31. 2012-01-07
    historical Hold
32. 2011-09-01
    listed $152,000 Active
33. 2009-10-29
    historical
34. 2009-09-09
    listed $135,000 Active

ⓘ 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: $2,051 · $171/mo
• Projected year-2 tax: $2,051 · $171/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 20 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: $43,536
• − Mortgage interest: −$12,598
• − Property taxes: −$2,051
• − Insurance: −$1,124
• − Repairs & maintenance: −$3,483
• − Management: −$3,483
• − HOA: −$4,800
• − Depreciation: −$6,543
• Taxable income: $9,455
• Est. tax owed @ 24.0%: −$2,269
• After-tax cash flow: $9,996/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: Desert Sands Unified
• NCES district ID: 0611110
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 56% ▲ 7.00%
• Median HH income: $54,957
• Composite: 37.77/100
• National rank: #4346
• State rank: #199 of 517 in CA

Livability — Palm Desert

• Score: 51/100
• State rank: #1050
• US rank: #25164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Desert, CA
• County: Riverside County · 2,287,001 people
• City population: 58,615
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 30,523
• Household income: $70,091
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1734.0

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 White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 31% Two or more races 20% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 18% · Canada, South Korea, Vietnam
• Languages at home: 73% English-only · Spanish 22% French/Haitian/Cajun 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: ▼ -364.94%
• Current HPI: 294.9425
• Rent YoY: ▲ 1.60%
• 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

+66.6% since first listed

20 events — show timeline

• 2026-06-16 Price Changed $224,900 GPSMLS
• 2026-05-21 Listed $229,000 GPSMLS
• 2023-02-27 Sold (Public Records) $90,000 Public Records
• 2023-02-27 Sold (MLS) $162,000 GPSMLS
• 2023-01-10 Price Changed $179,999 GPSMLS
• 2023-01-10 Listing Removed — GPSMLS
• 2023-01-07 Listed $162,000 GPSMLS
• 2019-05-31 Sold (Public Records) $80,000 Public Records
• 2019-05-31 Sold (MLS) $129,000 GPSMLS
• 2019-05-31 Sold (MLS) $129,000 GPSMLS
• 2019-05-09 Pending — GPSMLS
• 2019-04-07 Contingent — GPSMLS
• 2019-04-01 Price Changed $129,000 GPSMLS
• 2018-11-01 Listed $139,000 GPSMLS
• 2014-06-28 Listing Removed — GPSMLS
• 2013-10-08 Listed $129,500 GPSMLS
• 2012-01-07 Delisted — GPSMLS
• 2011-09-01 Listed $152,000 GPSMLS
• 2009-10-29 Listing Removed — GPSMLS
• 2009-09-09 Listed $135,000 GPSMLS

Property tax history

+4.1%/yr

Latest (2025): $2,051 · +3.2% YoY. Source: county tax records.