32630 San Miguelito Dr · Thousand Palms, CA 92276

$184,500

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 70 Days on market

Built 1985 5,227 sqft lot $148/sqft · 9% above area Est $170k · 9% over $231/mo HOA · 11% of rent

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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 +18.9/30.0
• DSCR +6.0/10.0
• 1% rule +5.9/10.0
• ARV discount +3.5/15.0
• Schools +2.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy, well-maintained home located in Tri Palm Estates & Country Club. This 2-bedroom, 2-bath (plus office area) residence offers mountain views along with peekaboo views of the 8th fairway on the par-3 golf course. Sold fully-furnished with tasteful furnishings, the home features a covered patio and is clean, well-cared for, and truly move-in ready. Located in desirable Phase 1, the reduced HOA fee is grandfathered in. PROPERTY IS ELIGIBLE FOR A ''PERMANENT FOUNDATION & 433A, '' meeting lender financing requirements. All appliances and furnishings are included. Tri Palm Estates & Country Club is an active 55+ community where you own the land. Ownership includes unlimited golf for two owners on title on both the 18-hole and 9-hole par-3 courses, along with access to a putting green, swimming pools and spas, tennis, pickleball, basketball, shuffleboard, and a clubhouse featuring a banquet room, bar, restaurant, billiard room, and free Wi-Fi. Conveniently located near Costco, Home Depot, Agua Caliente Rancho Mirage Casino, Eisenhower Medical Campus, and Acrisure Arena. Easy access to I-10 provides quick connections to shopping, dining, and entertainment in Rancho Mirage, Palm Desert, and downtown Palm Springs. Don't miss this opportunity to enjoy golf course living with exceptional amenities—schedule your private showing today!

Key facts

• Swimming pools
• Covered patio
• Unlimited golf

Tags

• MOUNTAIN VIEWS
• PEEKABOO VIEWS
• COVERED PATIO
• UNLIMITED GOLF
• ACCESS TO PUTTING GREEN
• SWIMMING POOLS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $184k.

Deal economics

• At list price, monthly cash flow is $68 ($820/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $184k).
• Recommended offer: $173k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.2% in Thousand Palms — 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 53/100 on livability (#950 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: cost of living D, schools F, crime 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: 101 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).

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 70 days — a 6% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,430 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.09% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.43%
• DSCR: 1.20
• GRM: 7.6

CMA / ARV

• ARV (median comp): $169,500
• List price: $184,500
• Delta: 8.85%
• 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
32581 Desert Moon	0.10mi	2/2.0	1,320 (+6%)	3mo	$170,000	$129	83
32620 Bloomfield Ave Ave	0.36mi	2/2.0	1,248 (0%)	1mo	$150,000	$120	82
73420 Algonquin Pl	0.09mi	2/2.0	1,344 (+8%)	2mo	$200,000	$149	81
73331 Pine Vly	0.24mi	2/2.0	1,168 (-6%)	3mo	$65,000	$56	76
32530 San Miguelito Dr	0.08mi	2/2.0	1,096 (-12%)	1mo	$169,000	$154	75
33261 Westchester Dr	0.39mi	2/2.0	1,296 (+4%)	1mo	$190,000	$147	75
33640 Westchester Dr	0.38mi	2/2.0	1,296 (+4%)	3mo	$260,000	$201	73
73591 Algonquin Pl	0.21mi	2/2.0	1,368 (+10%)	3mo	$100,000	$73	71
33460 Westchester Dr	0.36mi	2/2.0	1,344 (+8%)	0mo	$169,000	$126	70
33231 Laura Dr	0.33mi	2/2.0	1,344 (+8%)	2mo	$194,500	$145	70
33720 Westchester	0.39mi	2/2.0	1,344 (+8%)	2mo	$163,900	$122	67
32150 Cody Ave	0.42mi	2/2.0	1,120 (-10%)	1mo	$125,000	$112	62

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-25,362
• Equity at exit: $27,510

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-15,738
• Equity at exit: $15,952

Cash invested: $51,660 (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 92276

• Home prices YoY: -10.9%
• Active inventory: 101
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$968
• Tax from tax record: −$125 /mo · $1,504/yr
• Insurance: −$77
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$231
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $68

Break-even live

Break-even rent $1,928

Max offer price $184,500

Occupancy floor 92%

Sensitivity live

Price	-10% $173	-5% $121	+0% $68	+5% $16	+10% $-36
Rent	-10% $-91	-5% $-11	+0% $68	+5% $148	+10% $227
Rate	-1.0pp $161	-0.5pp $115	base $68	+0.5pp $21	+1.0pp $-28

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33371 Tubac Trl Thousand Palms, CA	2.0	2.0	1464	$1,800	$1.23	21d	1	0.32mi
33371 Tubac Trl Thousand Palms, CA	2.0	2.0	1464	$2,000	$1.37	45d	1	0.32mi
32567 Southern Hills Ave Thousand Palms, CA	3.0	1.0	912	$1,399	$1.53	45d	1	0.34mi
32373 Chiricahua Dr Thousand Palms, CA	3.0	2.0	1344	$2,500	$1.86	45d	1	0.34mi
32545 Westchester Dr Thousand Palms, CA	2.0	2.0	1200	$1,950	$1.62	25d	1	0.40mi
31577 Via Pared Thousand Palms, CA	3.0	2.0	1300	$2,500	$1.92	19d	1	1.05mi
73274 Azure Rain #104 Palm Desert, CA	2.0	2.0	1205	$2,399	$1.99	45d	1	1.11mi

HOA detail

• Monthly dues: $231 · $2,772/yr
• Likely covers: internetpool

Listing history 20 events

1. 2026-06-21
   days on market $184,500 Active 70 DOM
2. 2026-06-18
   days on market $184,500 Active 67 DOM
3. 2026-06-17
   days on market $184,500 Active 66 DOM
4. 2026-06-16
   days on market $184,500 Active 65 DOM
5. 2026-06-15
   days on market $184,500 Active 64 DOM
6. 2026-06-13
   days on market $184,500 Active 62 DOM
7. 2026-06-13
   days on market $184,500 Active 61 DOM
8. 2026-06-09
   days on market $184,500 Active 58 DOM
9. 2026-06-08
   days on market $184,500 Active 57 DOM
10. 2026-06-07
    days on market $184,500 Active 56 DOM
11. 2026-06-04
    days on market $184,500 Active 53 DOM
12. 2026-06-03
    days on market $184,500 Active 52 DOM
13. 2026-06-02
    days on market $184,500 Active 51 DOM
14. 2026-06-01
    days on market $184,500 Active 50 DOM
15. 2026-05-31
    days on market $184,500 Active 49 DOM
16. 2026-04-29
    status Active 1371-char remark

    Show marketing remark (1371 chars)

    Cozy, well-maintained home located in Tri Palm Estates & Country Club. This 2-bedroom, 2-bath (plus office area) residence offers mountain views along with peekaboo views of the 8th fairway on the par-3 golf course. Sold fully-furnished with tasteful furnishings, the home features a covered patio and is clean, well-cared for, and truly move-in ready. Located in desirable Phase 1, the reduced HOA fee is grandfathered in. PROPERTY IS ELIGIBLE FOR A ''PERMANENT FOUNDATION & 433A, '' meeting lender financing requirements. All appliances and furnishings are included. Tri Palm Estates & Country Club is an active 55+ community where you own the land. Ownership includes unlimited golf for two owners on title on both the 18-hole and 9-hole par-3 courses, along with access to a putting green, swimming pools and spas, tennis, pickleball, basketball, shuffleboard, and a clubhouse featuring a banquet room, bar, restaurant, billiard room, and free Wi-Fi. Conveniently located near Costco, Home Depot, Agua Caliente Rancho Mirage Casino, Eisenhower Medical Campus, and Acrisure Arena. Easy access to I-10 provides quick connections to shopping, dining, and entertainment in Rancho Mirage, Palm Desert, and downtown Palm Springs. Don't miss this opportunity to enjoy golf course living with exceptional amenities—schedule your private showing today!

17. 2026-04-16
    status Pending 1371-char remark

    Show marketing remark (1371 chars)

    Cozy, well-maintained home located in Tri Palm Estates & Country Club. This 2-bedroom, 2-bath (plus office area) residence offers mountain views along with peekaboo views of the 8th fairway on the par-3 golf course. Sold fully-furnished with tasteful furnishings, the home features a covered patio and is clean, well-cared for, and truly move-in ready. Located in desirable Phase 1, the reduced HOA fee is grandfathered in. PROPERTY IS ELIGIBLE FOR A ''PERMANENT FOUNDATION & 433A, '' meeting lender financing requirements. All appliances and furnishings are included. Tri Palm Estates & Country Club is an active 55+ community where you own the land. Ownership includes unlimited golf for two owners on title on both the 18-hole and 9-hole par-3 courses, along with access to a putting green, swimming pools and spas, tennis, pickleball, basketball, shuffleboard, and a clubhouse featuring a banquet room, bar, restaurant, billiard room, and free Wi-Fi. Conveniently located near Costco, Home Depot, Agua Caliente Rancho Mirage Casino, Eisenhower Medical Campus, and Acrisure Arena. Easy access to I-10 provides quick connections to shopping, dining, and entertainment in Rancho Mirage, Palm Desert, and downtown Palm Springs. Don't miss this opportunity to enjoy golf course living with exceptional amenities—schedule your private showing today!

18. 2026-04-09
    status Active 1371-char remark

    Show marketing remark (1371 chars)

    Cozy, well-maintained home located in Tri Palm Estates & Country Club. This 2-bedroom, 2-bath (plus office area) residence offers mountain views along with peekaboo views of the 8th fairway on the par-3 golf course. Sold fully-furnished with tasteful furnishings, the home features a covered patio and is clean, well-cared for, and truly move-in ready. Located in desirable Phase 1, the reduced HOA fee is grandfathered in. PROPERTY IS ELIGIBLE FOR A ''PERMANENT FOUNDATION & 433A, '' meeting lender financing requirements. All appliances and furnishings are included. Tri Palm Estates & Country Club is an active 55+ community where you own the land. Ownership includes unlimited golf for two owners on title on both the 18-hole and 9-hole par-3 courses, along with access to a putting green, swimming pools and spas, tennis, pickleball, basketball, shuffleboard, and a clubhouse featuring a banquet room, bar, restaurant, billiard room, and free Wi-Fi. Conveniently located near Costco, Home Depot, Agua Caliente Rancho Mirage Casino, Eisenhower Medical Campus, and Acrisure Arena. Easy access to I-10 provides quick connections to shopping, dining, and entertainment in Rancho Mirage, Palm Desert, and downtown Palm Springs. Don't miss this opportunity to enjoy golf course living with exceptional amenities—schedule your private showing today!

19. 2026-04-01
    status Pending 1371-char remark

    Show marketing remark (1371 chars)

    Cozy, well-maintained home located in Tri Palm Estates & Country Club. This 2-bedroom, 2-bath (plus office area) residence offers mountain views along with peekaboo views of the 8th fairway on the par-3 golf course. Sold fully-furnished with tasteful furnishings, the home features a covered patio and is clean, well-cared for, and truly move-in ready. Located in desirable Phase 1, the reduced HOA fee is grandfathered in. PROPERTY IS ELIGIBLE FOR A ''PERMANENT FOUNDATION & 433A, '' meeting lender financing requirements. All appliances and furnishings are included. Tri Palm Estates & Country Club is an active 55+ community where you own the land. Ownership includes unlimited golf for two owners on title on both the 18-hole and 9-hole par-3 courses, along with access to a putting green, swimming pools and spas, tennis, pickleball, basketball, shuffleboard, and a clubhouse featuring a banquet room, bar, restaurant, billiard room, and free Wi-Fi. Conveniently located near Costco, Home Depot, Agua Caliente Rancho Mirage Casino, Eisenhower Medical Campus, and Acrisure Arena. Easy access to I-10 provides quick connections to shopping, dining, and entertainment in Rancho Mirage, Palm Desert, and downtown Palm Springs. Don't miss this opportunity to enjoy golf course living with exceptional amenities—schedule your private showing today!

20. 2026-01-26
    listed $184,500 Active 1371-char remark

    Show marketing remark (1371 chars)

    Cozy, well-maintained home located in Tri Palm Estates & Country Club. This 2-bedroom, 2-bath (plus office area) residence offers mountain views along with peekaboo views of the 8th fairway on the par-3 golf course. Sold fully-furnished with tasteful furnishings, the home features a covered patio and is clean, well-cared for, and truly move-in ready. Located in desirable Phase 1, the reduced HOA fee is grandfathered in. PROPERTY IS ELIGIBLE FOR A ''PERMANENT FOUNDATION & 433A, '' meeting lender financing requirements. All appliances and furnishings are included. Tri Palm Estates & Country Club is an active 55+ community where you own the land. Ownership includes unlimited golf for two owners on title on both the 18-hole and 9-hole par-3 courses, along with access to a putting green, swimming pools and spas, tennis, pickleball, basketball, shuffleboard, and a clubhouse featuring a banquet room, bar, restaurant, billiard room, and free Wi-Fi. Conveniently located near Costco, Home Depot, Agua Caliente Rancho Mirage Casino, Eisenhower Medical Campus, and Acrisure Arena. Easy access to I-10 provides quick connections to shopping, dining, and entertainment in Rancho Mirage, Palm Desert, and downtown Palm Springs. Don't miss this opportunity to enjoy golf course living with exceptional amenities—schedule your private showing today!

ⓘ 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: $1,504 · $125/mo
• Projected year-2 tax: $1,504 · $125/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 AO · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 5 d/yr ≥114°F today · 14 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: $24,173
• − Mortgage interest: −$10,335
• − Property taxes: −$1,504
• − Insurance: −$2,390
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − HOA: −$2,772
• − Depreciation: −$5,367
• Taxable loss: −$2,063
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $1,315/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 — Thousand Palms

• Score: 53/100
• State rank: #950
• US rank: #24426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thousand Palms, CA
• City population: 7,662
• Population (ZIP): 7,662

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 43% White 32% Native American 4%
• Hispanic origin (detail): Mexican 62%
• Common ancestry: Slovak 2% Lithuanian 1% Portuguese 1%
• Foreign-born: 16% · Canada
• Languages at home: 54% English-only · Spanish 43% German/W. Germanic 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: ▼ -46.86%
• Current HPI: 382.4439
• Rent YoY: —
• Metro: —
• 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

5 events — show timeline

• 2026-04-29 Relisted — GPSMLS
• 2026-04-16 Pending — GPSMLS
• 2026-04-09 Relisted — GPSMLS
• 2026-04-01 Pending — GPSMLS
• 2026-01-26 Listed $184,500 GPSMLS

Property tax history

+1.7%/yr

Latest (2025): $1,504 · +1.2% YoY. Source: county tax records.