272 Araby St · Palm Springs, CA 92264

$195,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured · 100 Days on market

Built 1967 $181/sqft · 30% below area Est $278k · 30% under

---

Why this score? — see what drove the B 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This park is owned by a non-profit corporation in the business of owning mobile home parks. 272 Araby St is located in Sahara Park, a senior community under rent control. Mobile home is a 1967 Goldenwest double wide coach with two bedrooms, two bathrooms, each remodeled in tile, open living room to dining area/office, and vintage kitchen. Laminate flooring installed in 2023. Ceiling fan with light and disappearing blades when not in use, central air and heat, stacking washer and dryer, oven, range and breakfast bar in the kitchen. Front and back covered patios the whole length of the unit with stunning Mountain Views from the front patio. Back yard has a block wall. Park amenities: Pool, spa, clubhouse with card room, TV room, library, full kitchen, stage, meeting room, and electronic bingo board. Exercise room and many park activities. All photos are altered. Current Rent $615.19

Key facts

• Vintage kitchen
• Laminate flooring
• Open living room

Tags

• REMODELED BATHROOMS
• OPEN LIVING ROOM
• VINTAGE KITCHEN
• LAMINATE FLOORING
• CEILING FAN
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 2.7% in Palm 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 66/100 on livability (#348 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: schools C-, crime 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 soft (-0.4%/yr); 492 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 38% of the median local income ($78k/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 $1k of loan paydown is wiped out by about $6k 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 100 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 8 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 9→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.26% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.13%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $277,929
• List price: $195,000
• Delta: -29.84%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Nile St	0.10mi	2/2.0	1,100 (+2%)	1mo	$299,900	$273	92
136 Mecca St	0.13mi	2/2.0	1,040 (-4%)	5mo	$205,000	$197	84
102 Caravan St	0.10mi	2/2.0	1,152 (+7%)	3mo	$290,000	$252	82
17 Araby St	0.16mi	2/2.0	1,150 (+6%)	4mo	$450,000	$391	78
810 Hila Ln	0.20mi	2/2.0	1,000 (-7%)	3mo	$319,000	$319	76
1001 Aloha Dr	0.14mi	2/2.0	1,000 (-7%)	7mo	$305,000	$305	75
90 Caravan St	0.11mi	2/2.0	960 (-11%)	2mo	$280,000	$292	75
145 Morocco St #145	0.15mi	3/2.0 (+1)	1,164 (+8%)	4mo	$214,000	$184	72
113 Pali Dr	0.23mi	2/2.0	1,040 (-4%)	15mo	$310,000	$298	71
248 Lei Dr	0.21mi	2/2.0	1,200 (+11%)	2mo	$143,000	$119	70
504 Tiki Dr	0.23mi	2/2.0	1,000 (-7%)	14mo	$300,000	$300	65
146 Morocco St	0.16mi	2/1.5	1,242 (+15%)	14mo	$211,000	$170	54

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-735
• Equity at exit: $29,075

10-year hold

• IRR: 5.9%
• Equity multiple: 1.38×
• Total profit: $20,612
• Equity at exit: $16,860

Cash invested: $54,600 (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 92264

• Rents YoY: -0.4%
• Active inventory: 492
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,462 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $597

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 71%

Sensitivity live

Price	-10% $732	-5% $665	+0% $597	+5% $530	+10% $463
Rent	-10% $403	-5% $500	+0% $597	+5% $695	+10% $792
Rate	-1.0pp $695	-0.5pp $647	base $597	+0.5pp $547	+1.0pp $495

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1041 S La Verne Way Palm Springs, CA	2.0	2.0	1325	$2,800	$2.11	25d	1	0.24mi
120 Pali Dr Palm Springs, CA	2.0	2.0	835	$2,200	$2.63	22d	1	0.25mi
2220 S Calle Palo Fierro #23 Palm Springs, CA	2.0	2.0	1200	$2,995	$2.50	11d	1	0.27mi
451 E Via Carisma #72 Palm Springs, CA	2.0	2.0	1170	$2,200	$1.88	25d	1	0.33mi
1900 S Palm Canyon Dr #42 Palm Springs, CA	2.0	2.0	1024	$2,500	$2.44	44d	1	0.34mi
251 E La Verne Way Unit F Palm Springs, CA	2.0	2.0	1345	$2,550	$1.90	25d	1	0.36mi
1950 S Palm Canyon Dr Palm Springs, CA	1.0–2.0	1.0–2.0	902	$2,500	$2.77	44d	2	0.38mi
1950 S Palm Canyon Dr Palm Springs, CA	1.0–2.0	1.0–2.0	902	$2,645	$2.93	2d	3	0.38mi
780 E Palm Canyon Dr #202 Palm Springs, CA	2.0	2.0	1305	$2,950	$2.26	25d	1	0.40mi
250 E San Jose Rd Palm Springs, CA	2.0–3.0	2.0	1187	$2,199	$1.85	44d	2	0.48mi
250 E San Jose Rd #63 Palm Springs, CA	2.0	2.0	1152	$2,400	$2.08	25d	1	0.48mi
1150 E Palm Canyon Dr #60 Palm Springs, CA	2.0	2.0	1240	$2,595	$2.09	25d	1	0.51mi
1400 E Palm Canyon Dr Unit 113 Palm Springs, CA	1.0	1.0	800	$1,995	$2.49	44d	1	0.58mi
1428 S Camino Real Palm Springs, CA	2.0	2.0	1054	$2,300	$2.18	44d	1	0.59mi
1530 E Palm Canyon Dr Unit 209 Palm Springs, CA	2.0	2.0	740	$2,595	$3.51	4d	1	0.62mi
1486 E Palm Tree Dr Palm Springs, CA	2.0	2.0	1300	$3,000	$2.31	44d	1	0.63mi
1655 E Palm Canyon Dr Palm Springs, CA	1.0	1.0	755	$2,122	$2.81	44d	3	0.65mi
1655 E Palm Canyon Dr Palm Springs, CA	1.0	1.0	755	$2,000	$2.65	8d	3	0.65mi
1655 E Palm Canyon Dr Palm Springs, CA	1.0	1.0	755	$2,350	$3.11	25d	2	0.65mi
1425 Via Soledad Unit 1 Palm Springs, CA	2.0	2.0	1050	$2,500	$2.38	25d	1	0.67mi
1425 Via Soledad Unit 1 Palm Springs, CA	2.0	2.0	1050	$2,500	$2.38	44d	1	0.67mi
255 E Avenida Granada #525 Palm Springs, CA	2.0	2.0	1198	$2,195	$1.83	19d	1	0.80mi
255 E Avenida Granada #324 Palm Springs, CA	2.0	2.0	1198	$2,100	$1.75	8d	1	0.80mi
2600 S Palm Canyon Dr Palm Springs, CA	2.0	1.5–2.0	1392	$2,700	$1.94	12d	2	0.89mi
1745 Capri Cir Palm Springs, CA	2.0	2.0	1200	$2,495	$2.08	25d	1	0.90mi
1710 E Sonora Rd Palm Springs, CA	2.0	2.0	1391	$2,800	$2.01	25d	1	0.91mi
722 E San Lorenzo Rd Palm Springs, CA	3.0	1.0–2.0	750	$2,015	$2.69	8d	3	0.94mi
722 E San Lorenzo Rd Unit 02 Palm Springs, CA	3.0	2.0	1200	$2,425	$2.02	4d	1	0.95mi
671 S Riverside Dr Unit 6 Palm Springs, CA	2.0	2.0	900	$1,985	$2.21	25d	1	0.97mi
520 E Murray Canyon Dr Palm Springs, CA	1.0–3.0	2.0–2.5	1885	$2,595	$1.38	0d	1	1.03mi
788 N Riverside Dr Palm Springs, CA	1.0	1.0	725	$1,648	$2.27	44d	1	1.04mi
1111 E Ramon Rd #87 Palm Springs, CA	3.0	2.0	1313	$4,500	$3.43	18d	1	1.21mi
620 S Thornhill Rd Unit 3 Palm Springs, CA	2.0	1.0	700	$1,985	$2.84	25d	1	1.27mi
585 Calle Abronia S Unit B Palm Springs, CA	1.0	1.0	750	$2,100	$2.80	44d	1	1.27mi
583 Calle Abronia S Unit A Palm Springs, CA	2.0	1.0	760	$2,299	$3.02	44d	1	1.28mi
1111 E Ramon Rd Palm Springs, CA	2.0–3.0	2.0	1191	$2,800	$2.35	17d	2	1.38mi
1111 E Ramon Rd Palm Springs, CA	2.0–3.0	2.0	1191	$2,000	$1.68	25d	2	1.38mi
453 Village Square E Palm Springs, CA	2.0	2.0	1400	$3,000	$2.14	17d	1	1.45mi
1050 E Ramon Rd Palm Springs, CA	2.0	2.0	1253	$3,815	$3.04	44d	2	1.45mi
1050 E Ramon Rd Palm Springs, CA	2.0	2.0	1135	$3,264	$2.88	0d	3	1.45mi

Listing history 23 events

1. 2026-06-17
   status $195,000 Pending 100 DOM
2. 2026-06-16
   days on market $195,000 Backup Offers Accepted 100 DOM
3. 2026-06-15
   days on market $195,000 Backup Offers Accepted 99 DOM
4. 2026-06-13
   days on market $195,000 Backup Offers Accepted 97 DOM
5. 2026-06-13
   days on market $195,000 Backup Offers Accepted 96 DOM
6. 2026-06-09
   days on market $195,000 Backup Offers Accepted 93 DOM
7. 2026-06-08
   days on market $195,000 Backup Offers Accepted 92 DOM
8. 2026-06-07
   days on market $195,000 Backup Offers Accepted 91 DOM
9. 2026-06-04
   days on market $195,000 Backup Offers Accepted 88 DOM
10. 2026-06-03
    statusdays on market $195,000 Backup Offers Accepted 87 DOM
11. 2026-06-02
    days on market $195,000 Active 86 DOM
12. 2026-06-01
    days on market $195,000 Active 85 DOM
13. 2026-05-31
    days on market $195,000 Active 84 DOM
14. 2026-03-08
    listed $195,000 Active 893-char remark

    Show marketing remark (893 chars)

    This park is owned by a non-profit corporation in the business of owning mobile home parks. 272 Araby St is located in Sahara Park, a senior community under rent control. Mobile home is a 1967 Goldenwest double wide coach with two bedrooms, two bathrooms, each remodeled in tile, open living room to dining area/office, and vintage kitchen. Laminate flooring installed in 2023. Ceiling fan with light and disappearing blades when not in use, central air and heat, stacking washer and dryer, oven, range and breakfast bar in the kitchen. Front and back covered patios the whole length of the unit with stunning Mountain Views from the front patio. Back yard has a block wall. Park amenities: Pool, spa, clubhouse with card room, TV room, library, full kitchen, stage, meeting room, and electronic bingo board. Exercise room and many park activities. All photos are altered. Current Rent $615.19

15. 2025-09-08
    listed Active
16. 2025-08-01
    status Active
17. 2025-07-13
    status Active
18. 2025-04-19
    status Active
19. 2024-11-09
    status Active
20. 2024-06-07
    price
21. 2024-05-06
    listed Active
22. 2009-05-03
    historical
23. 2009-04-14
    listed $42,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 9 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,542
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,363
• − Management: −$2,363
• − Depreciation: −$5,673
• Taxable income: $4,320
• Est. tax owed @ 24.0%: −$1,037
• After-tax cash flow: $6,131/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 — Palm Springs

• Score: 66/100
• State rank: #348
• US rank: #11850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, CA
• County: Riverside County · 2,287,001 people
• City population: 46,786
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 19,899
• Household income: $77,688
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1215.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 12% Asian 6% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 13% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -489.04%
• Current HPI: 357.0969
• Rent YoY: ▼ -0.43%
• 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

+364.3% since first listed

10 events — show timeline

• 2026-03-08 Listed $195,000 TheMLS
• 2025-09-08 Listed — TheMLS
• 2025-08-01 Relisted — TheMLS
• 2025-07-13 Relisted — TheMLS
• 2025-04-19 Relisted — TheMLS
• 2024-11-09 Relisted — TheMLS
• 2024-06-07 Price Changed — TheMLS
• 2024-05-06 Listed — TheMLS
• 2009-05-03 Listing Removed — GPSMLS
• 2009-04-14 Listed $42,000 GPSMLS