453 E Via Escuela 522, Palm Springs, California 92262, Palm Springs, 92262 - 2 bed, 2 bath
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Palm Springs, California 92262
This Value-Add Condominium Asset is listed at $345,000, offering a strategic opportunity in the gated Riviera Gardens community. While the price is set above the $291,483 Fair Market Value, the property’s location on Fee Simple Land and its Condition Rating of 4 present significant potential for forced appreciation through interior modernization. Featuring peekaboo mountain views, a large balcony, and proximity to Vista Del Monte Elementary, the unit balances lifestyle perks with investment upside. It is an ideal match for Value-Add Investors or Owner-Occupants looking to customize a desert sanctuary.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 453 E Via Escuela 522 Subject | $345,000* List Price | 2 | 2 | 854 | $341 | - |
A 1725 N Via Miraleste 2124 Sold | $255,000 | 1 | 1 | 854 | $299 | 0.2 mi |
B 291 E Mel Avenue 362 Sold | $370,000 | 2 | 2 | 902 | $410 | 0.5 mi |
C 1865 N Via Miraleste 1822 Sold | $332,000 | 2 | 2 | 1,034 | $321 | 0.1 mi |
D 325 E Via Escuela 324 Sold | $305,000 | 1 | 1 | 854 | $357 | 0.1 mi |
E 2023 N Via Miraleste 1022 Active | $337,000 List Price | 2 | 2 | 1,034 | $326 | 0.0 mi |
* Subject property listed price vs sold prices of comps.
Property is moderate renovation needed.
The property is a well-maintained 1980s condo that remains functional but is significantly outdated. While it features a newer HVAC system and is move-in ready, the kitchen and bathrooms retain original or older styles, including white appliances, dated cabinetry, and fluorescent lighting. The interior requires cosmetic modernization, such as new flooring, paint, and fixture updates, to meet current market standards.
Unlike many Palm Springs properties situated on leased land, this condo is on fee simple land, providing full ownership and making it more attractive for traditional financing.
Located just minutes from the Uptown Design District and downtown Palm Springs, the property offers exceptional proximity to premier dining, shopping, and entertainment.
With a newer HVAC system already installed and a well-maintained structure, this unit is a prime candidate for a cosmetic renovation to significantly increase equity and market value.
The interior requires updates to the kitchen, bathrooms, and paint, necessitating an immediate additional capital investment from the buyer to bring it up to modern standards.
The $615 monthly association fee is a significant recurring cost that may impact the overall affordability and debt-to-income ratio for some prospective buyers.
If you are looking for a Palm Springs home to make over into your own, this wonderful 2-bedroom/2-bath condo in Riviera Gardens is the perfect place! This 2nd-floor, north-facing unit looks over the pool area and has peekaboo views to the western mountains from its large balcony. Well-maintained, the condo has a newer HVAC system and a laundry closet inside the unit. Put your own design stamp here, with a fresh coat of paint and updating the kitchen and bathrooms, which will only add value! Close to the Uptown Design District and mere minutes to all the restaurants, bars, and fun of downtown Palm Springs. Grocery shopping is only a mile away. The monthly HOA fee pays for the gated perimeter, landscaping, multiple pools/spas, utilities, and one dedicated, covered carport space: the homeowner is only responsible for electricity, gas, and internet/cable. Riviera Gardens sits on FEE SIMPLE land (land that you own), so no lease land payments. Put your design hat on and bring your creativity when you come to view this spacious condo, which has so many possibilities!
No exterior & parking available.
Grades K-5 • 0.5 mi
Grades 6-8 • 0.4 mi
Grades 9-12 • 2.4 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 2.0 | 2.0 | 50% |
| Baths | 2.0 | 2.0 | 50% |
| Square foot | 854 | 1,122.5 | 36% |
| Lot Size | 1,486 | 500 | 78% |
| Price | $345.0K | $360.0K | 49% |
| Price per sq ft | $404 | $347 | 68% |
| Built year | 1980 | 1981 | 44% |
| HOA | $615.0 | $550 | 66% |
| Days on market | 52 | 182 | 3% |
Mar 2, 2026
$345,000
Initial Listing
Jan 10, 2003
$113,000
Public Record