17989 Corkill Rd #34 · Desert Edge, CA 92241

$90,000

3 bd · 1.0 ba · 650 sqft · Manufactured · 97 Days on market

Built 1965 Fair condition $138/sqft · 51% above area $650/mo HOA · 33% of rent

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Why this score? — see what drove the B- 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 +28.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A remodeled mobile home with 3 bedrooms, 1 bathroom, and 650 square feet of living space is now available in Desert Hot Springs. This charming property features a new kitchen, updated flooring, and a lovely patio, providing a comfortable and stylish living environment. Conveniently located near the Desert Crest Country Club, it offers easy access to leisure activities and community amenities. Perfect for those seeking an affordable and updated living option in a tranquil setting.

Key facts

• New kitchen
• Community amenities
• Updated flooring

Tags

• REMODELED MOBILE HOME
• NEW KITCHEN
• UPDATED FLOORING
• LOVELY PATIO
• CONVENIENTLY LOCATED
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 14.8% in Desert Edge — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 2 comparable units currently listed for rent nearby; 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 2.21% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.13%
• DSCR: 1.63
• GRM: 3.8

CMA / ARV

• ARV (median comp): $59,556
• List price: $90,000
• Delta: 51.12%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17300 Corkill Rd #3	0.31mi	3/1.0	670 (+3%)	3mo	$49,960	$75	78
17850 Corkill Rd #31	0.17mi	2/1.0 (-1)	600 (-8%)	5mo	$25,000	$42	70
17640 Corkill Rd #12	0.22mi	2/1.0 (-1)	672 (+3%)	10mo	$34,000	$51	70
17625 Langlois #9	0.52mi	2/1.0 (-1)	700 (+8%)	3mo	$15,000	$21	55
70200 Dillon Rd #384	0.62mi	2/2.0 (-1)	670 (+3%)	4mo	$57,000	$85	54
17640 Corkill Rd #52	0.22mi	2/1.0 (-1)	720 (+11%)	17mo	$42,000	$58	52
70200 Dillon Rd #446	0.68mi	2/1.5 (-1)	600 (-8%)	4mo	$75,000	$125	45
18025 Langlois Road Rd #85	0.50mi	2/1.0 (-1)	600 (-8%)	19mo	$29,000	$48	43
70200 Dillon Rd #648	0.62mi	2/1.0 (-1)	600 (-8%)	15mo	$104,000	$173	40
70200 Dillon Rd #359	0.57mi	2/1.0 (-1)	600 (-8%)	20mo	$56,500	$94	39
70200 Dillon Rd #6	0.62mi	2/1.0 (-1)	580 (-11%)	13mo	$79,500	$137	37
69491 Morningside Dr	0.73mi	2/1.0 (-1)	672 (+3%)	23mo	$95,000	$141	37

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $4,747
• Equity at exit: $13,419

10-year hold

• IRR: 14.6%
• Equity multiple: 2.20×
• Total profit: $30,217
• Equity at exit: $7,782

Cash invested: $25,200 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,986 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$650
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $297

Break-even live

Break-even rent $1,610

Max offer price $90,000

Occupancy floor 80%

Sensitivity live

Price	-10% $359	-5% $328	+0% $297	+5% $266	+10% $235
Rent	-10% $140	-5% $218	+0% $297	+5% $375	+10% $454
Rate	-1.0pp $342	-0.5pp $320	base $297	+0.5pp $273	+1.0pp $250

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69360 Poolside Dr Desert Hot Springs, CA	3.0	2.0	648	$1,800	$2.78	2d	1	0.97mi
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	44d	1	1.02mi

HOA detail

• Monthly dues: $650 · $7,800/yr

Listing history 23 events

1. 2026-06-18
   days on market $90,000 Active 97 DOM
2. 2026-06-17
   days on market $90,000 Active 96 DOM
3. 2026-06-16
   days on market $90,000 Active 95 DOM
4. 2026-06-15
   days on market $90,000 Active 94 DOM
5. 2026-06-13
   days on market $90,000 Active 92 DOM
6. 2026-06-13
   days on market $90,000 Active 91 DOM
7. 2026-06-09
   days on market $90,000 Active 88 DOM
8. 2026-06-08
   days on market $90,000 Active 87 DOM
9. 2026-06-07
   days on market $90,000 Active 86 DOM
10. 2026-06-04
    days on market $90,000 Active 83 DOM
11. 2026-06-03
    days on market $90,000 Active 82 DOM
12. 2026-06-02
    days on market $90,000 Active 81 DOM
13. 2026-06-01
    days on market $90,000 Active 80 DOM
14. 2026-05-31
    days on market $90,000 Active 79 DOM
15. 2026-03-13
    listed $90,000 Active 484-char remark

    Show marketing remark (484 chars)

    A remodeled mobile home with 3 bedrooms, 1 bathroom, and 650 square feet of living space is now available in Desert Hot Springs. This charming property features a new kitchen, updated flooring, and a lovely patio, providing a comfortable and stylish living environment. Conveniently located near the Desert Crest Country Club, it offers easy access to leisure activities and community amenities. Perfect for those seeking an affordable and updated living option in a tranquil setting.

16. 2026-03-09
    historical
17. 2025-10-19
    historical
18. 2025-07-18
    listed $100,000 Active
19. 2025-06-09
    price $99,000
20. 2025-02-07
    listed $120,000 Active
21. 2024-03-05
    soldstatus $78,900 Closed
22. 2024-01-22
    price $89,000
23. 2024-01-19
    listed $30,000 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 6 d/yr ≥109°F today · 17 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: $23,829
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − HOA: −$7,800
• − Depreciation: −$2,618
• Taxable income: $2,757
• Est. tax owed @ 24.0%: −$662
• After-tax cash flow: $2,900/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 · 6 photos

Fair 45/100 Moderate rehab

A moderately rehabbed mobile home with good kitchen and flooring, but needs exterior repairs and maintenance to improve its resale and rental value.

Repairs flagged

• Minor Paint — Painted walls show some wear
• Moderate Siding — Weathered siding needs repainting or replacement
• Moderate Windows — Single-pane windows may need replacement

Value-add opportunities

• Both Paint exterior and replace windows — Improves curb appeal and energy efficiency
• Resale Replace flooring in bathrooms — Modern flooring enhances aesthetic
• Both Replace air conditioning unit — Modern unit improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Painted walls show some wear	Minor	$500–3,000
Siding · Weathered siding needs repainting or replacement	Moderate	$3,000–15,000
Windows · Single-pane windows may need replacement	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both Paint exterior and replace windows — Improves curb appeal and energy efficiency ↑
• Resale Replace flooring in bathrooms — Modern flooring enhances aesthetic ↑
• Both Replace air conditioning unit — Modern unit improves comfort and energy efficiency ↑

ⓘ 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

+200.0% since first listed

9 events — show timeline

• 2026-03-13 Listed $90,000 CRMLS
• 2026-03-09 Listing Removed — CRMLS
• 2025-10-19 Listing Removed — GPSMLS
• 2025-07-18 Listed $100,000 GPSMLS
• 2025-06-09 Price Changed $99,000 CRMLS
• 2025-02-07 Listed $120,000 CRMLS
• 2024-03-05 Sold (MLS) $78,900 GPSMLS
• 2024-01-22 Price Changed $89,000 GPSMLS
• 2024-01-19 Listed $30,000 GPSMLS