91 Calle Encinitas · Rancho Mirage, CA 92270

$389,000

2 bd · 2.0 ba · 1,270 sqft · Condo public records · 17 Days on market

Built 1977 $755/mo HOA · 17% of rent

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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 +18.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +5.8/10.0
• Schools +3.8/10.0
• Rent growth +3.4/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LOWEST PRICED LISTING IN RANCHO LAS PALMAS!!!! This 2 bedroom, 2 bath condo offers an exciting opportunity for investors, seasonal residents, or buyers looking to create a personalized desert retreat in the heart of Rancho Mirage. Featuring a bright and open floor plan with spacious living areas and inviting indoor-outdoor spaces, this property serves as a clean slate ready for a new owner's vision and creativity. With endless potential to reimagine and customize, buyers can bring their own style and design ideas to transform the space into a modern desert getaway or income-producing investment property. The private courtyard and patio areas offer excellent opportunities to create welcoming

Key facts

• Tennis
• Golf
• Patio areas

Tags

• PRIVATE COURTYARD
• PATIO AREAS
• MULTIPLE POOLS
• TENNIS
• GOLF
• BEAUTIFULLY MAINTAINED GROUNDS

Property features AI

Finance

• Other: Listing accepts Conventional, 1031 Exchange, and Cash; possession at close of escrow; Short-term rentals not allowed; Will not consider lease
• Financial info: Rental restrictions apply
• HOA & community: Monthly association fees (total monthly): $755; Association fees reported as $667 and $88 monthly; Association covers building & grounds, security, earthquake insurance, cable TV, clubhouse; Community amenities include clubhouse, fitness center, tennis courts, lake/pond, golf course

Exterior

• Parking: Driveway; Attached 2-car garage; 2 total parking spaces
• Security: 24-hour security; Gated community
• Utilities: Water provided by CJWD (water district); Sewer connected and paid; Part of a PUD
• Home design: Condominium, attached; Single-story (ground level)
• Construction: Built according to assessor records; Has sprinkler system
• Exterior features: 24-hour security; Gated community; Community security; Sprinkler system; Community pool (heated, in-ground); Community spa/hot tub (heated, in-ground); Golf course, pond and mountain views; Pickleball courts; Clubhouse; Tennis courts; Lake or pond on site; Golf course within development

Interior

• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ground-level entry with no steps; Unfurnished; Great room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $389k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $389k).
• Recommended offer: $383k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.0% in Rancho Mirage — 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 (#1,065 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: amenities F, commute F, cost of living 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 (+3.7%/yr); 529 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); 75% 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).
• At $4,552/mo this rent would consume 51% of the median local household income ($107k/yr) (locally 498% 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 $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

• It's been on market 17 days — a 2% lower offer ($383k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y 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 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $383,165 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.67×
• Total profit: $-35,542
• Equity at exit: $58,001

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $15,108
• Equity at exit: $33,634

Cash invested: $108,920 (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 92270

• Rents YoY: 3.7%
• Active inventory: 529
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $4,552 high
• Mortgage (P&I): −$2,040
• Tax from tax record: −$266 /mo · $3,191/yr
• Insurance: −$162
• HOA: −$755
• Vacancy / Maint / Mgmt: −$956
• Net cashflow: $373

Break-even live

Break-even rent $4,080

Max offer price $389,000

Occupancy floor 87%

Sensitivity live

Price	-10% $593	-5% $483	+0% $373	+5% $263	+10% $153
Rent	-10% $14	-5% $193	+0% $373	+5% $553	+10% $733
Rate	-1.0pp $569	-0.5pp $472	base $373	+0.5pp $272	+1.0pp $170

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Calle Encinitas Rancho Mirage, CA	2.0	2.0	1537	$2,200	$1.43	24d	1	0.15mi
81 Marbella Dr Rancho Mirage, CA	2.0	2.0	1582	$5,500	$3.48	44d	1	0.26mi
71798 San Gorgonio Rd Rancho Mirage, CA	3.0	2.0	1243	$4,500	$3.62	44d	1	0.34mi
71990 Eleanora Ln Rancho Mirage, CA	2.0	2.0	996	$1,995	$2.00	17d	1	0.40mi
42676 E Veldt St Rancho Mirage, CA	2.0	2.0	948	$2,650	$2.80	24d	1	0.43mi
71863 Eleanora Ln Rancho Mirage, CA	2.0	2.0	1384	$2,600	$1.88	44d	1	0.49mi
71866 Eleanora Ln Rancho Mirage, CA	2.0	2.0	900	$2,399	$2.67	8d	1	0.50mi
42379 Rancho Las Palmas Dr #32 Rancho Mirage, CA	2.0	1.5	915	$2,200	$2.40	44d	1	0.52mi
45 Cueta Dr Rancho Mirage, CA	2.0	2.0	1270	$3,000	$2.36	44d	1	0.62mi
159 Torremolinos Dr Rancho Mirage, CA	2.0	2.0	1513	$6,100	$4.03	44d	1	0.64mi
71581 Halgar Rd Rancho Mirage, CA	3.0	3.0	1852	$6,500	$3.51	44d	1	0.65mi
5 Majorca Dr Rancho Mirage, CA	2.0	2.0	1650	$5,700	$3.45	44d	1	0.67mi
11 Ronda Dr Rancho Mirage, CA	3.0	2.0	1680	$3,200	$1.90	44d	1	0.69mi
72830 Fleetwood Cir Palm Desert, CA	2.0	2.0	1223	$3,000	$2.45	44d	1	0.69mi
20 San Sebastian Dr Rancho Mirage, CA	2.0	2.0	1380	$2,950	$2.14	44d	1	0.70mi
70 Durango Cir Rancho Mirage, CA	2.0	2.0	1500	$3,800	$2.53	15d	1	0.72mi
16 Tortosa Dr Rancho Mirage, CA	3.0	2.0	1720	$7,495	$4.36	44d	1	0.75mi
36 El Toro Dr Rancho Mirage, CA	2.0	2.0	1270	$4,000	$3.15	24d	1	0.77mi
35 Malaga Dr Rancho Mirage, CA	3.0	2.0	1776	$2,499	$1.41	24d	1	0.78mi
95 Torremolinos Dr Rancho Mirage, CA	3.0	2.0	1680	$3,600	$2.14	19d	1	0.80mi
27 Torremolinos Dr Rancho Mirage, CA	3.0	1.5	1621	$3,300	$2.04	44d	1	0.82mi
71292 Biskra Rd Rancho Mirage, CA	3.0	2.0	1732	$7,999	$4.62	44d	1	0.83mi
63 Torremolinos Dr Rancho Mirage, CA	2.0	2.0	1270	$2,850	$2.24	44d	1	0.83mi
17 Lugo Dr Rancho Mirage, CA	3.0	2.0	1581	$3,700	$2.34	44d	1	0.88mi
68 El Toro Dr Rancho Mirage, CA	2.0	2.0	1381	$4,000	$2.90	24d	1	0.88mi
128 Castellana W Palm Desert, CA	2.0	2.0	1670	$6,500	$3.89	44d	1	0.89mi
114 Giralda Cir Palm Desert, CA	2.0	2.0	1303	$5,500	$4.22	44d	1	0.90mi
110 Giralda Cir Palm Desert, CA	2.0	2.0	1584	$7,000	$4.42	44d	1	0.90mi
72 Majorca Dr Rancho Mirage, CA	2.0	2.0	1320	$3,038	$2.30	44d	1	0.93mi
138 Gran Via Palm Desert, CA	2.0	2.0	1457	$5,500	$3.77	44d	1	0.93mi
101 Juan Cir Palm Desert, CA	2.0	2.0	1600	$6,500	$4.06	44d	1	0.93mi
117 Juan Cir Palm Desert, CA	2.0	2.0	1584	$6,800	$4.29	44d	1	0.94mi
142 La Cerra Dr Rancho Mirage, CA	2.0	2.0	1650	$4,000	$2.42	44d	1	0.96mi
21 Don Quixote Dr Rancho Mirage, CA	2.0	2.0	1270	$4,000	$3.15	24d	1	0.97mi
88 La Ronda Dr Rancho Mirage, CA	2.0	2.0	1320	$6,700	$5.08	44d	1	0.97mi
293 Serena Dr Palm Desert, CA	2.0	2.0	1670	$5,500	$3.29	44d	1	0.99mi
291 Serena Dr Palm Desert, CA	2.0	1.5	1303	$5,300	$4.07	44d	1	0.99mi
11 Palma Dr Rancho Mirage, CA	2.0	2.0	1320	$6,500	$4.92	44d	1	1.02mi
170 Castellana S Palm Desert, CA	2.0	2.0	1347	$6,000	$4.45	44d	1	1.02mi
173 Gran Via Palm Desert, CA	2.0	2.0	1584	$5,000	$3.16	44d	1	1.03mi

HOA detail condo

• Monthly dues: $755 · $9,060/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-02
   status $389,000 Pending 17 DOM
2. 2026-06-01
   days on market $389,000 Active Under Contract 17 DOM
3. 2026-05-31
   days on market $389,000 Active Under Contract 16 DOM
4. 2026-05-08
   listed $389,000 Active 1259-char remark
5. 1999-01-13
   soldstatus $137,000
6. 1998-11-23
   historical
7. 1998-08-27
   listed $145,000
8. 1994-08-16
   soldstatus $142,000
9. 1989-10-11
   soldstatus $55,000
10. 1989-10-11
    soldstatus $55,000
11. 1989-10-11
    soldstatus $55,000

ⓘ 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: $3,191 · $266/mo
• Projected year-2 tax: $3,191 · $266/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 8 d/yr ≥114°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,626
• − Mortgage interest: −$21,790
• − Property taxes: −$3,191
• − Insurance: −$1,945
• − Repairs & maintenance: −$4,370
• − Management: −$4,370
• − HOA: −$9,060
• − Depreciation: −$11,316
• Taxable loss: −$1,416
• Est. tax savings @ 24.0%: +$340
• After-tax cash flow: $4,819/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 — Rancho Mirage

• Score: 51/100
• State rank: #1065
• US rank: #25255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Mirage, CA
• County: Riverside County · 2,287,001 people
• City population: 17,563
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 17,563
• Household income: $107,364
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 498.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, South Korea, China
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -210.99%
• Current HPI: 282.2957
• Rent YoY: ▲ 3.72%
• 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

+563.6% since first listed

11 events — show timeline

• 2026-06-11 Sold (MLS) $365,000 GPSMLS
• 2026-06-01 Pending — GPSMLS
• 2026-05-23 Contingent — GPSMLS
• 2026-05-08 Listed $389,000 GPSMLS
• 1999-01-13 Sold (Public Records) $137,000 Public Records
• 1998-11-23 Listing Removed — GPSMLS
• 1998-08-27 Listed $145,000 GPSMLS
• 1994-08-16 Sold (Public Records) $142,000 Public Records
• 1989-10-11 Sold (Public Records) $55,000 Public Records
• 1989-10-11 Sold (Public Records) $55,000 Public Records
• 1989-10-11 Sold (Public Records) $55,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $3,191 · +2.7% YoY. Source: county tax records.