266 Araby St · Palm Springs, CA 92264

$159,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 99 Days on market

Built 1966 $153/sqft · 43% below area Est $278k · 43% under ↓ 13% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Double Wide Home in Sahara Park. Great community and amenities. 2 Bedrooms and 2 Baths. Beautiful mounatain views await you from the front of this home. Featuring a wide open floor plan this has the potential to become the perfect place for you in fabulous Palm Springs. Just minutes from Downtown you can't find a better location for the price.

Key facts

• 2 parking spots
• Community pool
• Built 1966

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $5k 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 + 0.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

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 $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1966 — 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: 1.53% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.34%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (median comp): $277,929
• List price: $159,000
• Delta: -42.79%
• 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	0.07mi	2/2.0	1,100 (+6%)	1mo	$299,900	$273	86
136 Mecca St	0.20mi	2/2.0	1,040 (0%)	5mo	$205,000	$197	86
90 Caravan St	0.08mi	2/2.0	960 (-8%)	2mo	$280,000	$292	82
810 Hila Ln	0.23mi	2/2.0	1,000 (-4%)	3mo	$319,000	$319	80
1001 Aloha Dr	0.17mi	2/2.0	1,000 (-4%)	7mo	$305,000	$305	80
113 Pali Dr	0.26mi	2/2.0	1,040 (0%)	15mo	$310,000	$298	76
102 Caravan St	0.12mi	2/2.0	1,152 (+11%)	3mo	$290,000	$252	74
504 Tiki Dr	0.29mi	2/2.0	1,000 (-4%)	14mo	$300,000	$300	68
17 Araby St	0.24mi	2/2.0	1,150 (+11%)	4mo	$450,000	$391	68
145 Morocco St #145	0.23mi	3/2.0 (+1)	1,164 (+12%)	4mo	$214,000	$184	61
240 Lei Dr	0.22mi	2/2.0	900 (-14%)	13mo	$308,000	$342	57
70 Nile St	0.07mi	1/1.0 (-1)	900 (-14%)	10mo	$160,000	$178	57

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: 11.7%
• Equity multiple: 1.45×
• Total profit: $19,901
• Equity at exit: $23,707

10-year hold

• IRR: 18.2%
• Equity multiple: 2.30×
• Total profit: $57,809
• Equity at exit: $13,747

Cash invested: $44,520 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,440 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $829

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 61%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2220 S Calle Palo Fierro #23 Palm Springs, CA	2.0	2.0	1200	$2,995	$2.50	10d	1	0.21mi
1041 S La Verne Way Palm Springs, CA	2.0	2.0	1325	$2,800	$2.11	24d	1	0.22mi
120 Pali Dr Palm Springs, CA	2.0	2.0	835	$2,200	$2.63	21d	1	0.27mi
451 E Via Carisma #72 Palm Springs, CA	2.0	2.0	1170	$2,200	$1.88	24d	1	0.28mi
251 E La Verne Way Unit F Palm Springs, CA	2.0	2.0	1345	$2,550	$1.90	24d	1	0.32mi
1900 S Palm Canyon Dr #42 Palm Springs, CA	2.0	2.0	1024	$2,500	$2.44	43d	1	0.37mi
1950 S Palm Canyon Dr Palm Springs, CA	1.0–2.0	1.0–2.0	902	$2,500	$2.77	43d	2	0.40mi
1950 S Palm Canyon Dr Palm Springs, CA	1.0–2.0	1.0–2.0	902	$2,645	$2.93	2d	3	0.40mi
250 E San Jose Rd #63 Palm Springs, CA	2.0	2.0	1152	$2,400	$2.08	24d	1	0.44mi
250 E San Jose Rd Palm Springs, CA	2.0–3.0	2.0	1187	$2,199	$1.85	43d	2	0.44mi
780 E Palm Canyon Dr #202 Palm Springs, CA	2.0	2.0	1305	$2,950	$2.26	24d	1	0.47mi
1150 E Palm Canyon Dr #60 Palm Springs, CA	2.0	2.0	1240	$2,595	$2.09	24d	1	0.57mi
1400 E Palm Canyon Dr Unit 113 Palm Springs, CA	1.0	1.0	800	$1,995	$2.49	43d	1	0.63mi
1428 S Camino Real Palm Springs, CA	2.0	2.0	1054	$2,300	$2.18	43d	1	0.66mi
1530 E Palm Canyon Dr Unit 209 Palm Springs, CA	2.0	2.0	740	$2,595	$3.51	3d	1	0.67mi
1486 E Palm Tree Dr Palm Springs, CA	2.0	2.0	1300	$3,000	$2.31	43d	1	0.68mi
1655 E Palm Canyon Dr Palm Springs, CA	1.0	1.0	755	$2,350	$3.11	24d	2	0.69mi
1655 E Palm Canyon Dr Palm Springs, CA	1.0	1.0	755	$2,122	$2.81	43d	3	0.69mi
1655 E Palm Canyon Dr Palm Springs, CA	1.0	1.0	755	$2,000	$2.65	7d	3	0.69mi
255 E Avenida Granada #525 Palm Springs, CA	2.0	2.0	1198	$2,195	$1.83	18d	1	0.73mi
255 E Avenida Granada #324 Palm Springs, CA	2.0	2.0	1198	$2,100	$1.75	7d	1	0.73mi
1425 Via Soledad Unit 1 Palm Springs, CA	2.0	2.0	1050	$2,500	$2.38	43d	1	0.73mi
1425 Via Soledad Unit 1 Palm Springs, CA	2.0	2.0	1050	$2,500	$2.38	24d	1	0.73mi
2600 S Palm Canyon Dr Palm Springs, CA	2.0	1.5–2.0	1392	$2,700	$1.94	11d	2	0.83mi
1745 Capri Cir Palm Springs, CA	2.0	2.0	1200	$2,495	$2.08	24d	1	0.94mi
1710 E Sonora Rd Palm Springs, CA	2.0	2.0	1391	$2,800	$2.01	24d	1	0.96mi
520 E Murray Canyon Dr Palm Springs, CA	1.0–3.0	2.0–2.5	1885	$2,595	$1.38	1d	1	0.96mi
722 E San Lorenzo Rd Palm Springs, CA	3.0	1.0–2.0	750	$2,015	$2.69	7d	3	1.01mi
722 E San Lorenzo Rd Unit 02 Palm Springs, CA	3.0	2.0	1200	$2,425	$2.02	4d	1	1.01mi
671 S Riverside Dr Unit 6 Palm Springs, CA	2.0	2.0	900	$1,985	$2.21	24d	1	1.04mi
788 N Riverside Dr Palm Springs, CA	1.0	1.0	725	$1,648	$2.27	43d	1	1.11mi
1111 E Ramon Rd #87 Palm Springs, CA	3.0	2.0	1313	$4,500	$3.43	17d	1	1.27mi
620 S Thornhill Rd Unit 3 Palm Springs, CA	2.0	1.0	700	$1,985	$2.84	24d	1	1.34mi
585 Calle Abronia S Unit B Palm Springs, CA	1.0	1.0	750	$2,100	$2.80	43d	1	1.34mi
583 Calle Abronia S Unit A Palm Springs, CA	2.0	1.0	760	$2,299	$3.02	43d	1	1.35mi
1111 E Ramon Rd Palm Springs, CA	2.0–3.0	2.0	1191	$2,000	$1.68	24d	2	1.45mi
1111 E Ramon Rd Palm Springs, CA	2.0–3.0	2.0	1191	$2,800	$2.35	16d	2	1.45mi

Listing history 14 events

1. 2026-06-18
   days on market $159,000 Active 99 DOM
2. 2026-06-17
   days on market $159,000 Active 98 DOM
3. 2026-06-16
   days on market $159,000 Active 97 DOM
4. 2026-06-15
   days on market $159,000 Active 96 DOM
5. 2026-06-13
   days on market $159,000 Active 94 DOM
6. 2026-06-13
   days on market $159,000 Active 93 DOM
7. 2026-06-09
   days on market $159,000 Active 90 DOM
8. 2026-06-08
   days on market $159,000 Active 89 DOM
9. 2026-06-07
   days on market $159,000 Active 88 DOM
10. 2026-06-04
    days on market $159,000 Active 85 DOM
11. 2026-06-03
    days on market $159,000 Active 84 DOM
12. 2026-05-31
    days on market $159,000 Active 83 DOM
13. 2026-05-14
    price $159,000 345-char remark

    Show marketing remark (345 chars)

    Double Wide Home in Sahara Park. Great community and amenities. 2 Bedrooms and 2 Baths. Beautiful mounatain views await you from the front of this home. Featuring a wide open floor plan this has the potential to become the perfect place for you in fabulous Palm Springs. Just minutes from Downtown you can't find a better location for the price.

14. 2026-02-27
    listed $183,000 Active 345-char remark

    Show marketing remark (345 chars)

    Double Wide Home in Sahara Park. Great community and amenities. 2 Bedrooms and 2 Baths. Beautiful mounatain views await you from the front of this home. Featuring a wide open floor plan this has the potential to become the perfect place for you in fabulous Palm Springs. Just minutes from Downtown you can't find a better location for the price.

ⓘ 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: $29,279
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − Depreciation: −$4,625
• Taxable income: $7,882
• Est. tax owed @ 24.0%: −$1,892
• After-tax cash flow: $8,053/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

-13.1% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $159,000 TheMLS
• 2026-02-27 Listed $183,000 TheMLS

Property tax history

-3.3%/yr

Latest (2025): $90 · +5.3% YoY. Source: county tax records.