42280 Kansas St · Palm Desert, CA 92211

$399,000

2 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 9 Days on market

Built 1961 5,663 sqft lot $375/sqft · 6% below area Est $424k · 6% under

---

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 +13.7/30.0
• ARV discount +10.2/15.0
• DSCR +4.1/10.0
• Schools +3.8/10.0
• 1% rule +2.6/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully updated 2-bedroom, 2-bath home is ideally located on the golf course, offering stunning eastern mountain views and a premium setting. In addition to its exceptional location, the home features highly desirable and unique attributes, including protected open space to the west--providing added privacy, abundant natural light, and unobstructed surroundings--as well as a premier tee box view that delivers front-row scenery and an elevated sense of resort-style living. With fresh interior and exterior paint and brand-new flooring throughout, the home showcases a clean, modern aesthetic. The upgraded kitchen includes newer countertops, a new dishwasher, stainless steel double sin

Key facts

• Upgraded kitchen
• Protected open space
• Premier tee box view

Tags

• EASTERN MOUNTAIN VIEWS
• PROTECTED OPEN SPACE
• ABUNDANT NATURAL LIGHT
• UNOBSTRUCTED SURROUNDINGS
• PREMIER TEE BOX VIEW
• UPGRADED KITCHEN

Property features AI

Finance

• Other: Listing terms include Conventional, FHA, Cash to New Loan, Cash; Will not consider lease; Short term rental status unknown; Disclosures: Homeowners Association
• HOA & community: No monthly association fees reported; Development has a golf course; Not a gated community

Exterior

• Parking: Total 4 parking spaces; 2 covered carport spaces; Attached carport; Driveway parking; On-street parking
• Utilities: PUD: Yes; Sewer: In street on bond
• Home design: Single family residence, detached; One story (ground level)
• Construction: Year built per assessor
• Exterior features: Community pool (in-ground); In-ground spa/hot tub (heated by gas); Community pool accessories unknown; Sprinklers; No fencing; No security features noted; Golf course and mountain views; Fee simple land

Interior

• Kitchen: Dishwasher; Electric cooktop
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Air conditioning
• Interior features: Unfurnished; Living Room; Remodeled kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $28 ($338/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 $305k (23.5% below list).
• Recommended offer: $305k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 soft (-0.3%/yr); 626 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); 50% 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).
• This rent runs 41% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,185 (23.5% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

• ARV (median comp): $424,038
• List price: $399,000
• Delta: -5.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42585 Iowa St	0.19mi	2/2.0	1,064 (0%)	4mo	$385,000	$362	88
77225 California Dr	0.32mi	2/2.0	1,064 (0%)	1mo	$394,000	$370	85
42660 Wisconsin Ave	0.23mi	2/2.0	1,064 (0%)	7mo	$382,500	$359	83
42720 Kansas St	0.27mi	2/2.0	1,064 (0%)	8mo	$395,000	$371	81
43000 Connecticut St	0.39mi	2/2.0	1,064 (0%)	8mo	$419,500	$394	75
42935 Texas	0.47mi	2/2.0	1,061 (-0%)	8mo	$392,000	$369	71
42970 Texas Ave	0.50mi	2/2.0	1,140 (+7%)	1mo	$385,000	$338	64
77385 Minnesota Ave	0.33mi	2/2.0	1,162 (+9%)	15mo	$418,000	$360	57
42815 Warner Trl	0.48mi	2/2.0	1,200 (+13%)	11mo	$416,500	$347	47
42720 Virginia Ave	0.60mi	3/2.0 (+1)	1,158 (+9%)	15mo	$480,000	$415	40
77575 California Dr	0.51mi	3/1.0 (+1)	924 (-13%)	8mo	$365,000	$395	39
42885 Virginia Ave	0.68mi	3/2.0 (+1)	1,204 (+13%)	16mo	$450,000	$374	28

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.36×
• Total profit: $-71,988
• Equity at exit: $59,492

10-year hold

• IRR: -17.8%
• Equity multiple: 0.14×
• Total profit: $-95,687
• Equity at exit: $34,498

Cash invested: $111,720 (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 92211

• Rents YoY: -0.3%
• Active inventory: 626
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,052 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$124 /mo · $1,490/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $28

Break-even live

Break-even rent $3,016

Max offer price $399,000

Occupancy floor 94%

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
77160 Minnesota Ave Palm Desert, CA	3.0	2.0	1330	$2,900	$2.18	43d	1	0.09mi
77179 Pauma Valley Way Palm Desert, CA	2.0	2.0	940	$3,200	$3.40	24d	1	0.13mi
76923 Turendot St Palm Desert, CA	2.0	2.0	1380	$2,200	$1.59	18d	1	0.18mi
42680 Wisconsin Ave Palm Desert, CA	2.0	1.5	1064	$2,400	$2.26	43d	1	0.21mi
76915 Scimitar Way Palm Desert, CA	2.0	2.5	1350	$2,800	$2.07	12d	1	0.23mi
42315 Liolios Dr Palm Desert, CA	2.0	2.0	1410	$5,000	$3.55	23d	1	0.24mi
41691 Kansas St Palm Desert, CA	2.0	2.0	1091	$5,000	$4.58	43d	1	0.26mi
77310 Minnesota Ave Palm Desert, CA	2.0	2.0	1216	$3,000	$2.47	23d	1	0.26mi
77355 Minnesota Ave Palm Desert, CA	2.0	2.0	1342	$3,600	$2.68	5d	1	0.31mi
77385 Michigan Dr Palm Desert, CA	2.0	2.0	1200	$2,700	$2.25	43d	1	0.33mi
41869 Preston Trl Palm Desert, CA	2.0	2.0	1360	$5,500	$4.04	43d	1	0.34mi
77380 Minnesota Ave Palm Desert, CA	2.0	2.0	1064	$2,750	$2.58	43d	1	0.34mi
41417 Princeville Ln Palm Desert, CA	2.0	2.0	1360	$2,500	$1.84	43d	1	0.41mi
42192 Sultan Ave Palm Desert, CA	2.0	2.0	1230	$2,800	$2.28	24d	1	0.41mi
41640 Jupiter Hills Ct Unit 35-15 Palm Desert, CA	2.0	2.0	1300	$2,700	$2.08	18d	1	0.42mi
42297 Sultan Ave Palm Desert, CA	2.0	2.0	1230	$3,200	$2.60	43d	1	0.46mi
41773 Preston Trl Palm Desert, CA	2.0	2.0	1091	$6,000	$5.50	43d	1	0.48mi
41450 Inverness Way Palm Desert, CA	2.0	2.0	1184	$4,900	$4.14	43d	1	0.49mi
41694 Preston Trl Palm Desert, CA	2.0	2.0	1360	$5,000	$3.68	43d	1	0.50mi
42275 Omar Pl Palm Desert, CA	2.0	2.0	1139	$4,500	$3.95	43d	1	0.50mi
76706 New York Ave Palm Desert, CA	3.0	2.0	1482	$3,500	$2.36	43d	1	0.55mi
77605 California Dr Palm Desert, CA	3.0	2.0	1330	$2,400	$1.80	5d	1	0.55mi
42654 Sand Dune Dr Palm Desert, CA	2.0	2.0	1340	$2,500	$1.87	43d	1	0.57mi
43035 Tennessee Ave Palm Desert, CA	2.0	2.0	1238	$2,600	$2.10	10d	1	0.59mi
77655 California Dr Palm Desert, CA	3.0	2.0	1330	$1,300	$0.98	5d	1	0.61mi
76574 Sheba Way Palm Desert, CA	2.0	2.0	1380	$2,500	$1.81	43d	1	0.61mi
43420 Illinois Ave Palm Desert, CA	2.0	2.0	1258	$2,500	$1.99	5d	1	0.65mi
43420 Illinois Ave Palm Desert, CA	2.0	2.0	1258	$2,500	$1.99	43d	1	0.65mi
76550 New York Ave Palm Desert, CA	3.0	2.0	1482	$4,500	$3.04	43d	1	0.66mi
43320 Texas Ave Palm Desert, CA	3.0	2.0	1200	$2,395	$2.00	43d	1	0.69mi
43160 Virginia Ave Palm Desert, CA	3.0	2.0	1402	$2,795	$1.99	5d	1	0.71mi
77054 California Dr Palm Desert, CA	2.0	2.0	1140	$3,000	$2.63	15d	1	0.71mi
40960 La Costa Cir W Palm Desert, CA	3.0	2.0	1333	$2,599	$1.95	24d	1	0.72mi
77805 California Dr Palm Desert, CA	1.0	1.0	750	$1,500	$2.00	24d	1	0.74mi
40981 Preston Trl Palm Desert, CA	2.0	3.0	1184	$2,995	$2.53	43d	1	0.76mi
40963 Preston Trl Unit 3911 Palm Desert, CA	2.0	2.0	1184	$2,650	$2.24	12d	1	0.77mi
77584 Woodhaven Dr N Palm Desert, CA	2.0	2.0	1392	$4,995	$3.59	24d	1	0.77mi
40963 Preston Trl Palm Desert, CA	2.0	2.0	1184	$2,650	$2.24	24d	1	0.77mi
77835 California Dr Unit C1 Palm Desert, CA	1.0	1.0	750	$1,700	$2.27	20d	1	0.77mi
43381 Virginia Ave Palm Desert, CA	2.0	2.0	1269	$4,500	$3.55	44d	1	0.79mi

Listing history 18 events

1. 2026-06-18
   days on market $399,000 Active 9 DOM
2. 2026-06-17
   days on market $399,000 Active 8 DOM
3. 2026-06-16
   days on market $399,000 Active 7 DOM
4. 2026-06-15
   days on market $399,000 Active 6 DOM
5. 2026-06-13
   days on market $399,000 Active 4 DOM
6. 2026-06-10
   days on marketlisting id $399,000 Active 1 DOM
7. 2026-06-08
   days on market $399,000 Active 66 DOM
8. 2026-06-07
   days on market $399,000 Active 65 DOM
9. 2026-06-04
   days on market $399,000 Active 62 DOM
10. 2026-06-03
    days on market $399,000 Active 61 DOM
11. 2026-06-02
    days on market $399,000 Active 60 DOM
12. 2026-06-01
    days on market $399,000 Active 59 DOM
13. 2026-05-31
    days on market $399,000 Active 58 DOM
14. 2026-05-13
    price $399,000 1539-char remark
15. 2026-04-03
    listed $425,000 Active 1539-char remark
16. 2025-01-25
    historical $2,195
17. 2025-01-08
    price $2,195
18. 2024-10-04
    listed $2,200

ⓘ 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: $1,490 · $124/mo
• Projected year-2 tax: $3,032 · $253/mo
• Expected delta: +$1,543/yr (+$129/mo · 103.6%)

ⓘ 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 7 d/yr ≥114°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,622
• − Mortgage interest: −$22,350
• − Property taxes: −$1,490
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,930
• − Management: −$2,930
• − Depreciation: −$11,607
• Taxable loss: −$6,679
• Est. tax savings @ 24.0%: +$1,603
• After-tax cash flow: $1,941/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): 28,092
• Household income: $88,477
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 1181.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 11% Asian 4% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Scotch-Irish 3% Slovak 3% Romanian 3%
• Foreign-born: 16% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% Tagalog/Filipino 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: ▼ -166.92%
• Current HPI: 233.4619
• Rent YoY: ▼ -0.30%
• 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

+17581.8% since first listed

8 events — show timeline

• 2026-06-19 Price Changed $389,000 GPSMLS
• 2026-06-09 Listed $399,000 GPSMLS
• 2026-06-08 Listing Removed — GPSMLS
• 2026-05-13 Price Changed $399,000 GPSMLS
• 2026-04-03 Listed $425,000 GPSMLS
• 2025-01-25 Rental Removed $2,195 CRMLS
• 2025-01-08 Price Changed $2,195 CRMLS
• 2024-10-04 Listed for Rent $2,200 CRMLS

Property tax history

+3.3%/yr

Latest (2025): $1,490 · +4.8% YoY. Source: county tax records.