472 Evergreen Ash · Palm Desert, CA 92211

$350,000

2 bd · 2.0 ba · 1,330 sqft · Condo public records · 169 Days on market

Built 1989 $263/sqft · 17% below area Est $431k · 19% under $910/mo HOA · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• 1% rule +7.7/10.0
• DSCR +4.6/10.0
• Schools +3.8/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Reduced to sell!! Welcome to 472 Evergreen Ash! This upper-level 2-bedroom, 2-bath home sits at the end of a cul-de-sac and looks out over the community pool with a bright eastern exposure. Inside, you'll find vaulted ceilings that make the space feel open and airy, a cozy fireplace for cooler evenings, and custom window blinds throughout. The kitchen features a comfortable nook that's perfect for everyday meals or morning coffee. Easygoing and comfortable, this home is a great place to relax and enjoy the surroundings. Residents of Desert Falls Country Club enjoy a relaxed, resort-style lifestyle, with HOA dues including use of the clubhouse, tennis and pickleball courts, fitness center, and multiple pool and spa areas to enjoy. Golf is available with membership or pay as you play. Close to great shopping, dining, casinos and Acrisure arena.

Key facts

• Clubhouse
• Community pool
• Custom window blinds

Tags

• CUL-DE-SAC
• COMMUNITY POOL
• VAULTED CEILINGS
• CUSTOM WINDOW BLINDS
• CLUBHOUSE
• TENNIS AND PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $4,438/mo this rent would consume 60% of the median local household income ($88k/yr) (locally 1181% 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 $2k of loan paydown is wiped out by about $10k 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 169 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y ago; this cycle's ask has dropped $48k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $308,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.27% ✓
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 6.6

CMA / ARV

• ARV (median comp): $431,244
• List price: $350,000
• Delta: -18.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.36×
• Total profit: $-62,550
• Equity at exit: $52,186

10-year hold

• IRR: -23.7%
• Equity multiple: 0.04×
• Total profit: $-93,634
• Equity at exit: $30,262

Cash invested: $98,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $4,438 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$513 /mo · $6,156/yr
• Insurance: −$146
• HOA: −$910
• Vacancy / Maint / Mgmt: −$932
• Net cashflow: $102

Break-even live

Break-even rent $4,309

Max offer price $350,000

Occupancy floor 93%

Sensitivity live

Price	-10% $300	-5% $201	+0% $102	+5% $3	+10% $-96
Rent	-10% $-249	-5% $-73	+0% $102	+5% $277	+10% $453
Rate	-1.0pp $278	-0.5pp $191	base $102	+0.5pp $11	+1.0pp $-81

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
474 Evergreen Ash Palm Desert, CA	2.0	2.0	1330	$2,850	$2.14	25d	1	0.06mi
432 Desert Falls Dr N Palm Desert, CA	3.0	2.5	1814	$4,800	$2.65	44d	1	0.09mi
491 Desert Falls Dr N Palm Desert, CA	2.0	2.0	1360	$6,500	$4.78	44d	1	0.09mi
413 Desert Falls Dr N Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.14mi
319 Vista Royale Dr Palm Desert, CA	3.0	2.5	1814	$2,900	$1.60	44d	1	0.24mi
607 Calle Vibrante Palm Desert, CA	3.0	2.5	1873	$2,700	$1.44	0d	1	0.24mi
607 Calle Vibrante Palm Desert, CA	3.0	2.0	1873	$2,895	$1.55	44d	1	0.24mi
510 Calle Vibrante Palm Desert, CA	3.0	2.5	1624	$2,695	$1.66	18d	1	0.26mi
635 Calle Vibrante Palm Desert, CA	3.0	2.5	1574	$2,800	$1.78	44d	1	0.27mi
274 Vista Royale Cir E Palm Desert, CA	3.0	2.5	1814	$2,900	$1.60	25d	1	0.27mi
551 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$5,500	$4.14	44d	1	0.28mi
520 Calle Vibrante Unit 520 Palm Desert, CA	3.0	6.0	1873	$4,000	$2.14	44d	1	0.28mi
270 Vista Royale Cir E Palm Desert, CA	3.0	2.5	1814	$3,250	$1.79	6d	1	0.29mi
270 Vista Royale Cir E Palm Desert, CA	3.0	2.5	1814	$3,250	$1.79	44d	1	0.29mi
259 Vista Royale Cir W Palm Desert, CA	2.0	2.0	1330	$5,600	$4.21	44d	1	0.37mi
248 Vista Royale Cir W Palm Desert, CA	2.0	2.0	1330	$4,999	$3.76	44d	1	0.39mi
245 Paseo Gregario Palm Desert, CA	2.0	2.0	1602	$2,700	$1.69	44d	1	0.42mi
272 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$6,250	$4.70	44d	1	0.43mi
237 Vista Royale Cir W Palm Desert, CA	3.0	2.5	1814	$6,200	$3.42	44d	1	0.44mi
221 Vista Royale Cir E Palm Desert, CA	2.0	2.0	1360	$5,900	$4.34	25d	1	0.44mi
221 Vista Royale Cir W Palm Desert, CA	2.0	2.5	1360	$5,900	$4.34	25d	1	0.47mi
194 Paseo Bravo Palm Desert, CA	2.0	3.0	1307	$2,500	$1.91	44d	1	0.48mi
651 Vista Lago Cir N Palm Desert, CA	2.0	2.0	1330	$5,700	$4.29	44d	1	0.48mi
127 Villa Ct Palm Desert, CA	2.0	2.0	1330	$6,800	$5.11	44d	1	0.49mi
139 Villa Ct Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.51mi
709 Vista Lago Cir N Palm Desert, CA	2.0	2.0	1360	$2,700	$1.99	44d	1	0.51mi
156 Falls Ct Palm Desert, CA	3.0	2.5	1814	$6,000	$3.31	44d	1	0.57mi
216 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$3,250	$2.44	44d	1	0.60mi
38941 Kilimanjaro Dr Palm Desert, CA	2.0	2.0	1731	$7,000	$4.04	44d	1	0.61mi
37600 College Dr Palm Desert, CA	1.0–3.0	1.0–2.5	1195	$2,402	$2.01	0d	20	0.61mi
207 Desert Falls Cir Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.62mi
38780 Tandika Trl N Palm Desert, CA	2.0	2.0	1815	$3,900	$2.15	44d	1	0.63mi
199 Desert Falls Dr E Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.66mi
187 Desert Falls Cir Palm Desert, CA	3.0	2.5	1814	$5,999	$3.31	44d	1	0.67mi
189 Desert Falls Cir Palm Desert, CA	2.0	2.5	1814	$6,500	$3.58	44d	1	0.67mi
182 Desert Falls Cir Palm Desert, CA	2.0	2.0	1330	$6,200	$4.66	44d	1	0.70mi
781 Montana Vista Dr Palm Desert, CA	2.0	2.0	1330	$6,000	$4.51	44d	1	0.73mi
726 Vista Lago Dr N Palm Desert, CA	3.0	2.5	1814	$4,900	$2.70	44d	1	0.73mi
778 Montana Vista Dr Palm Desert, CA	3.0	2.5	1814	$6,500	$3.58	44d	1	0.74mi
38061 Crocus Ln Palm Desert, CA	2.0	2.5	1515	$5,000	$3.30	44d	1	0.75mi

HOA detail condo

• Monthly dues: $910 · $10,920/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $350,000 Active 169 DOM
2. 2026-06-17
   days on market $350,000 Active 168 DOM
3. 2026-06-16
   days on market $350,000 Active 167 DOM
4. 2026-06-15
   days on market $350,000 Active 166 DOM
5. 2026-06-13
   days on market $350,000 Active 164 DOM
6. 2026-06-09
   days on market $350,000 Active 160 DOM
7. 2026-06-08
   days on market $350,000 Active 159 DOM
8. 2026-06-07
   days on market $350,000 Active 158 DOM
9. 2026-06-04
   days on market $350,000 Active 155 DOM
10. 2026-06-03
    days on market $350,000 Active 154 DOM
11. 2026-06-02
    days on market $350,000 Active 153 DOM
12. 2026-06-01
    days on market $350,000 Active 152 DOM
13. 2026-05-31
    days on market $350,000 Active 151 DOM
14. 2026-04-22
    price $350,000 860-char remark

    Show marketing remark (860 chars)

    Price Reduced to sell!! Welcome to 472 Evergreen Ash! This upper-level 2-bedroom, 2-bath home sits at the end of a cul-de-sac and looks out over the community pool with a bright eastern exposure. Inside, you'll find vaulted ceilings that make the space feel open and airy, a cozy fireplace for cooler evenings, and custom window blinds throughout. The kitchen features a comfortable nook that's perfect for everyday meals or morning coffee. Easygoing and comfortable, this home is a great place to relax and enjoy the surroundings. Residents of Desert Falls Country Club enjoy a relaxed, resort-style lifestyle, with HOA dues including use of the clubhouse, tennis and pickleball courts, fitness center, and multiple pool and spa areas to enjoy. Golf is available with membership or pay as you play. Close to great shopping, dining, casinos and Acrisure arena.

15. 2025-12-31
    listed $397,500 Active 860-char remark

    Show marketing remark (860 chars)

    Price Reduced to sell!! Welcome to 472 Evergreen Ash! This upper-level 2-bedroom, 2-bath home sits at the end of a cul-de-sac and looks out over the community pool with a bright eastern exposure. Inside, you'll find vaulted ceilings that make the space feel open and airy, a cozy fireplace for cooler evenings, and custom window blinds throughout. The kitchen features a comfortable nook that's perfect for everyday meals or morning coffee. Easygoing and comfortable, this home is a great place to relax and enjoy the surroundings. Residents of Desert Falls Country Club enjoy a relaxed, resort-style lifestyle, with HOA dues including use of the clubhouse, tennis and pickleball courts, fitness center, and multiple pool and spa areas to enjoy. Golf is available with membership or pay as you play. Close to great shopping, dining, casinos and Acrisure arena.

16. 2005-07-12
    soldstatus $355,000
17. 2005-07-05
    historical
18. 2005-02-06
    listed $359,000
19. 2004-03-21
    soldstatus $216,000
20. 2004-03-19
    soldstatus $205,100
21. 2003-12-31
    listed $220,000
22. 2003-11-04
    historical
23. 2003-09-15
    historical
24. 2003-05-22
    listed $210,000
25. 2002-10-02
    historical
26. 2002-10-01
    listed $210,000
27. 2002-09-15
    listed $210,000
28. 2000-06-01
    soldstatus $138,000
29. 2000-04-18
    historical
30. 1999-12-22
    listed $139,900
31. 1999-03-19
    soldstatus $125,000
32. 1999-02-15
    historical
33. 1999-01-31
    listed $124,999
34. 1994-09-30
    soldstatus $120,000
35. 1989-07-07
    soldstatus $139,000

ⓘ 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: $6,156 · $513/mo
• Projected year-2 tax: $6,156 · $513/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥114°F today · 16 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: $53,260
• − Mortgage interest: −$19,605
• − Property taxes: −$6,156
• − Insurance: −$1,750
• − Repairs & maintenance: −$4,261
• − Management: −$4,261
• − HOA: −$10,920
• − Depreciation: −$10,182
• Taxable loss: −$3,875
• Est. tax savings @ 24.0%: +$930
• After-tax cash flow: $2,154/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

+151.8% since first listed

22 events — show timeline

• 2026-04-22 Price Changed $350,000 GPSMLS
• 2025-12-31 Listed $397,500 GPSMLS
• 2005-07-12 Sold (Public Records) $355,000 Public Records
• 2005-07-05 Listing Removed — GPSMLS
• 2005-02-06 Listed $359,000 GPSMLS
• 2004-03-21 Sold (MLS) $216,000 GPSMLS
• 2004-03-19 Sold (Public Records) $205,100 Public Records
• 2003-12-31 Listed $220,000 GPSMLS
• 2003-11-04 Listing Removed — GPSMLS
• 2003-09-15 Listing Removed — CRMLS
• 2003-05-22 Listed $210,000 GPSMLS
• 2002-10-02 Listing Removed — CRMLS
• 2002-10-01 Listed $210,000 CRMLS
• 2002-09-15 Listed $210,000 CRMLS
• 2000-06-01 Sold (Public Records) $138,000 Public Records
• 2000-04-18 Listing Removed — GPSMLS
• 1999-12-22 Listed $139,900 GPSMLS
• 1999-03-19 Sold (Public Records) $125,000 Public Records
• 1999-02-15 Listing Removed — GPSMLS
• 1999-01-31 Listed $124,999 GPSMLS
• 1994-09-30 Sold (Public Records) $120,000 Public Records
• 1989-07-07 Sold (Public Records) $139,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $6,156 · +3.6% YoY. Source: county tax records.