17777 Langlois Rd #138 · Desert Edge, CA 92241

$57,000

1 bd · 1.0 ba · 400 sqft · Manufactured · 156 Days on market

Built 2011 Fair condition ↓ 25% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable 55+ desert home ownership with one of the lowest monthly costs in Desert Hot Springs. This clean and well-maintained 2011 park model home offers approximately 400 square feet of efficient living space with 1 bedroom and 1 bathroom, located in a gated, resident-owned cooperative community known for its welcoming and social atmosphere. The purchase price includes the required co-op membership, which helps keep the monthly fee significantly lower than most nearby parks. The current monthly co-op fee is approximately $302 and includes land taxes, water, trash, septic, TV, Internet, common area maintenance, and use of community amenities. Electric is billed separately. While some nearby communities offer lower purchase prices, they often come with substantially higher monthly space rent, making this a cost-effective long-term ownership option. The home includes a storage shed and dedicated parking within a community that accommodates park model homes up to approximately 400 square feet as well as RV's. Community amenities include a pool, multiple natural mineral hot spring spas set at varying temperatures, and a clubhouse that hosts seasonal celebrations and social activities. Located approximately 13.7 miles from Palm Springs, 27.8 miles from the Coachella Valley music festivals, 38 miles from Joshua Tree National Park, 90.2 miles from Big Bear skiing, 96.2 miles from Disneyland, and 144 miles from San Diego. Well suited for full-time living, seasonal use, or a low-maintenance desert retreat in a gated 55+ community offering affordability, predictability, and resident-controlled ownership.

Key facts

• Gated community
• Clubhouse
• Community amenities

Tags

• GATED COMMUNITY
• RESIDENT OWNED COOPERATIVE
• COMMUNITY AMENITIES
• STORAGE SHED
• DEDICATED PARKING
• CLUBHOUSE

🏢 Co-op / cooperative unit. The $57,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $57k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $50k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 14.8% in Desert Edge — 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 68/100 on livability (#297 in CA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, commute D-.
• 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: 216 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $394 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.28% ✓
• Cap rate: 19.63%
• Cash-on-cash: 47.62%
• DSCR: 3.12
• GRM: 3.7

CMA / ARV

• ARV (median comp): $41,500
• List price: $57,000
• Delta: 37.35%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70201 Aurora Rd #149	0.31mi	1/1.0	399 (-0%)	3mo	$54,000	$135	82
18131 Langlois Rd Unit N-6	0.29mi	1/1.0	420 (+5%)	6mo	$28,000	$67	73
70200 Dillon Rd #2	0.56mi	1/1.0	400 (0%)	3mo	$50,000	$125	72
70200 Dillon Rd #585	0.51mi	1/1.0	400 (0%)	7mo	$58,000	$145	71
70200 Dillon Rd #190	0.56mi	1/1.0	400 (0%)	5mo	$40,000	$100	70
70200 Dillon Rd #28	0.56mi	1/1.0	400 (0%)	10mo	$38,000	$95	66
70200 Dillon Rd #192	0.67mi	1/1.0	400 (0%)	4mo	$43,000	$108	65
70200 Dillon Rd #515	0.56mi	1/1.0	400 (0%)	14mo	$45,000	$113	62
70200 Dillon Rd #477	0.56mi	1/1.0	400 (0%)	14mo	$37,500	$94	62
70200 Dillon Rd #546	0.56mi	1/1.0	400 (0%)	15mo	$56,500	$141	61
17405 Corkill Rd #22	0.58mi	1/1.0	432 (+8%)	4mo	$65,000	$150	56
18801 Roberts Rd #110	0.53mi	1/1.0	340 (-15%)	2mo	$16,000	$47	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.1%
• Equity multiple: 2.95×
• Total profit: $31,124
• Equity at exit: $8,499

10-year hold

• IRR: 50.9%
• Equity multiple: 5.96×
• Total profit: $79,127
• Equity at exit: $4,928

Cash invested: $15,960 (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 92241

• Home prices YoY: -22.8%
• Active inventory: 216
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$299
• Tax est. 1.5%: −$71 /mo · $855/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $633

Break-even live

Break-even rent $499

Max offer price $57,000

Occupancy floor 46%

Sensitivity live

Price	-10% $673	-5% $653	+0% $633	+5% $614	+10% $594
Rent	-10% $531	-5% $582	+0% $633	+5% $685	+10% $736
Rate	-1.0pp $662	-0.5pp $648	base $633	+0.5pp $619	+1.0pp $604

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $57,000 Active 156 DOM
2. 2026-06-17
   days on market $57,000 Active 155 DOM
3. 2026-06-16
   days on market $57,000 Active 154 DOM
4. 2026-06-15
   days on market $57,000 Active 153 DOM
5. 2026-06-13
   days on market $57,000 Active 151 DOM
6. 2026-06-13
   days on market $57,000 Active 150 DOM
7. 2026-06-09
   days on market $57,000 Active 147 DOM
8. 2026-06-08
   days on market $57,000 Active 146 DOM
9. 2026-06-07
   days on market $57,000 Active 145 DOM
10. 2026-06-04
    days on market $57,000 Active 142 DOM
11. 2026-06-03
    days on market $57,000 Active 141 DOM
12. 2026-06-02
    days on market $57,000 Active 140 DOM
13. 2026-06-01
    days on market $57,000 Active 139 DOM
14. 2026-05-31
    days on market $57,000 Active 138 DOM
15. 2026-05-01
    price $57,000 1623-char remark

    Show marketing remark (1623 chars)

    Affordable 55+ desert home ownership with one of the lowest monthly costs in Desert Hot Springs. This clean and well-maintained 2011 park model home offers approximately 400 square feet of efficient living space with 1 bedroom and 1 bathroom, located in a gated, resident-owned cooperative community known for its welcoming and social atmosphere. The purchase price includes the required co-op membership, which helps keep the monthly fee significantly lower than most nearby parks. The current monthly co-op fee is approximately $302 and includes land taxes, water, trash, septic, TV, Internet, common area maintenance, and use of community amenities. Electric is billed separately. While some nearby communities offer lower purchase prices, they often come with substantially higher monthly space rent, making this a cost-effective long-term ownership option. The home includes a storage shed and dedicated parking within a community that accommodates park model homes up to approximately 400 square feet as well as RV's. Community amenities include a pool, multiple natural mineral hot spring spas set at varying temperatures, and a clubhouse that hosts seasonal celebrations and social activities. Located approximately 13.7 miles from Palm Springs, 27.8 miles from the Coachella Valley music festivals, 38 miles from Joshua Tree National Park, 90.2 miles from Big Bear skiing, 96.2 miles from Disneyland, and 144 miles from San Diego. Well suited for full-time living, seasonal use, or a low-maintenance desert retreat in a gated 55+ community offering affordability, predictability, and resident-controlled ownership.

16. 2026-01-13
    listed $61,900 Active 1623-char remark

    Show marketing remark (1623 chars)

    Affordable 55+ desert home ownership with one of the lowest monthly costs in Desert Hot Springs. This clean and well-maintained 2011 park model home offers approximately 400 square feet of efficient living space with 1 bedroom and 1 bathroom, located in a gated, resident-owned cooperative community known for its welcoming and social atmosphere. The purchase price includes the required co-op membership, which helps keep the monthly fee significantly lower than most nearby parks. The current monthly co-op fee is approximately $302 and includes land taxes, water, trash, septic, TV, Internet, common area maintenance, and use of community amenities. Electric is billed separately. While some nearby communities offer lower purchase prices, they often come with substantially higher monthly space rent, making this a cost-effective long-term ownership option. The home includes a storage shed and dedicated parking within a community that accommodates park model homes up to approximately 400 square feet as well as RV's. Community amenities include a pool, multiple natural mineral hot spring spas set at varying temperatures, and a clubhouse that hosts seasonal celebrations and social activities. Located approximately 13.7 miles from Palm Springs, 27.8 miles from the Coachella Valley music festivals, 38 miles from Joshua Tree National Park, 90.2 miles from Big Bear skiing, 96.2 miles from Disneyland, and 144 miles from San Diego. Well suited for full-time living, seasonal use, or a low-maintenance desert retreat in a gated 55+ community offering affordability, predictability, and resident-controlled ownership.

17. 2026-01-01
    historical
18. 2025-09-30
    price $67,500
19. 2025-06-27
    listed $75,500 Active

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 4 d/yr ≥109°F today · 12 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: $15,605
• − Mortgage interest: −$3,193
• − Property taxes: −$855
• − Insurance: −$285
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$1,658
• Taxable income: $7,117
• Est. tax owed @ 24.0%: −$1,708
• After-tax cash flow: $5,893/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab

This 2011 manufactured home is in fair condition with cosmetic repairs needed. It offers a clean and well-maintained living space in a gated community with low monthly fees.

Repairs flagged

• Minor Exterior siding — Weathered appearance
• Minor Carpeted floors — Worn appearance
• Minor Paint — Faded appearance

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Re-carpeting floors — Improves comfort and appearance
• Both Painting interior walls — Enhances appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance	Minor	$500–3,000
Carpeted floors · Worn appearance	Minor	$500–3,000
Paint · Faded appearance	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Re-carpeting floors — Improves comfort and appearance ↑
• Both Painting interior walls — Enhances appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Desert Edge

• Score: 68/100
• State rank: #297
• US rank: #9953

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Desert Edge, CA
• Population (ZIP): 8,624

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

• Race & ethnicity: White 50% Hispanic / Latino 46% Two or more races 16% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 3% Slovak 2% Portuguese 2%
• Foreign-born: 28% · Canada, South Korea
• Languages at home: 57% English-only · Spanish 38% Chinese 1% Russian/Polish/Slavic 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: ▼ -118.23%
• Current HPI: 400.5663
• Rent YoY: —
• Metro: —
• 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

-24.5% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $57,000 GPSMLS
• 2026-01-13 Listed $61,900 GPSMLS
• 2026-01-01 Listing Removed — GPSMLS
• 2025-09-30 Price Changed $67,500 GPSMLS
• 2025-06-27 Listed $75,500 GPSMLS