SUMMARY

Analysis of 179 The Riv, Palm Springs, California 92262 is currently available with a list price of $525,000. The property maintains a Excellent Condition Rating (95/100), indicating excellent structural integrity and modern finishes throughout. This turnkey property requires minimal updates and is ready for immediate occupancy. Located in a high-demand neighborhood within the Palm Springs Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.

Condition Analysis

OVERALL CONDITION SCORE

Excellent

TeardownExcellent

Property is new construction or fully renovated.

This property was built in 2019, placing it well within the 10-year threshold for an excellent rating. The interior features modern, high-quality finishes including quartz countertops, a kitchen center island with stainless steel appliances, 9-foot ceilings, and 8-foot sliding glass doors. The systems are nearly new, including 'ice cold' central AC and community EV charging, with no evidence of deferred maintenance or physical depreciation.

PROSSTRENGTHS & OPPORTUNITIES

Modern Construction & Design
Built in 2019, this contemporary condo features 9' ceilings, quartz countertops, and high-end finishes, offering a turnkey living experience with modern aesthetic appeal.
Exceptional Private Outdoor Space
The unit includes a rare wraparound patio for entertaining plus a secondary private patio for the guest suite, providing significantly more private outdoor living area than typical condominiums.
Robust Community Amenities
Located in a gated community, residents benefit from premium facilities including EV charging stations, a dog park, and a resort-style pool and spa area, enhancing overall lifestyle value.

CONSRISKS & DEFICIENCIES

High Monthly HOA Dues
The $550 monthly association fee represents a significant recurring carrying cost that may impact the overall affordability for budget-conscious buyers.
Limited View Profile
While the property offers mountain views, they are characterized as 'peek-a-boo,' which may be a drawback for buyers prioritizing the iconic, unobstructed vistas often sought in Palm Springs.

About 179 The Riv

This modern 2 bedroom, 2 full and one half bath first-floor condo offers 1,500 sq. ft. of stylish living space in a gated community. Built in 2019, this home features 9' ceilings, 8' sliders, quartz countertops and a center island, stainless steel appliances, and an open floor plan filled with natural light.The spacious primary suite includes a walk-in closet and full bath, while the second bedroom also has its own full bath and direct access to a private patio with exclusive use. A separate hall bath accommodates guests. Additional highlights include an in unit washer/dryer and plenty of storage in the most amazing closet.Enjoy the main outdoor space consisting of a wraparound patio for dining and entertaining all within the privacy of your yard. Community amenities include a sparkling pool and spa, BBQ area with fire pit, EV charging station, and a dog park. Central AC blows ice cold for year-round comfort.64@TheRiv is conveniently located near shopping, dining, and local attractions that downtown Palm Springs offer.

Property Details

Public Facts

Property Type: Condominium
Year Built: 2019
Lot Size: -

Interior

Total Bedrooms: 2
Total Bathrooms: 3 (3 Full, 0 Half)

Exterior & Parking

No exterior & parking available.

Utilities & Misc

HOA Fee: $550.0 / Month

Neighborhood Insights

Sensitive Facilities

No sensitive facilities data found.

Neighborhood Comparison

Feature	Subject	Average Home	Neighborhood Ranking (50 Listings)
Beds	2.0	2.0	50%
Baths	3.0	2.0	83%
Square foot	1,500	1,060	83%
Lot Size	-	500	45%
Price	$525.0K	$331.0K	79%
Price per sq ft	$350	$344	51%
Built year	2019	1982	93%
HOA	$550.0	$532	52%
Days on market	156	173	40%

Pricing History

Listed for Sale

Feb 22, 2026

$525,000

$549,000

-4% Price Drop

Initial Listing

Price Change

Oct 2, 2025