102 Fondulac St · Palm Springs, CA 92264

$239,500

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 14 Days on market

Built 1966 Good condition 2,500 sqft lot

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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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 102 Fondulac Street, a tastefully remodeled manufactured home with the look and feel of a residential house. Nestled in the heart of Palm Springs and located in the 55+ Ramon Mobile Home Park. This well-built home is a STUNNER! Come ready to discover a unique property positioned facing the mountain view and has a street entrance. Truly a 'turnkey' dream home with views. This is a great opportunity to own a FULLY REMODELED 2BD/2BA, 1000sq. ft. MANUFACTURED HOME on a rare and expansive premium lot, with street entrance to property and plenty of curb appeal. This home has one of the largest private yards and deck in the community, and is accessible from the Calle Amigos. This proper

Key facts

• Large deck
• Fully remodeled
• 2,500 sq ft lot

Tags

• REMODELED DESERT OASIS
• FULLY REMODELED
• LARGEST PRIVATE YARDS
• GATED DRIVEWAY PARKING
• LANDSCAPED LARGE FRONT YARD
• LARGE DECK

Property features AI

Finance

• Other: Rental restrictions apply; Short-term rentals not allowed; Will not consider lease; Included in sale: outdoor deck furniture and all appliances; Sale terms: cash
• Financial info: Land lease (monthly space rent noted in mobile home info); Land lease amount (annual): $9,060
• HOA & community: Monthly association fees: $0.00; Senior community; Gated: no

Exterior

• Parking: Driveway parking for two vehicles; Two total parking spaces (no garage, no covered or carport spaces)
• Security: Community security
• Utilities: Sewer: unknown; Park space rent includes water and trash; PUD: no
• Home design: Modern style; Single-story (one level); Entry on level 1
• Construction: Pier & beam / raised foundation with pier jacks; Concrete skirting; Double-wide mobile home (manufactured by Universal, model A59881, 1966)
• Exterior features: Front door faces west; Private, landscaped front and back yards; Level lot; Wrought iron and wood privacy fencing; Custom built; Premium lot; Has mountain view; Near public transit; Detached

Interior

• Kitchen: Quartz counters; Gas cooktop; Gas range; Gas oven; Microwave; Refrigerator; Ice maker; Garbage disposal
• Bedrooms: Two master bedrooms
• Flooring: Other
• Bathrooms: Two 3/4 master bathrooms (remodeled)
• Heating & cooling: Central air conditioning; Ceiling fans; Other heating
• Interior features: Unfurnished; Updated/remodeled; Dining room; Family room; No fireplace
• Laundry & utility: Appliances included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Cap rate 8.0% vs local median 2.7% in Palm Springs — 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 66/100 on livability (#348 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: schools C-, crime F, cost of living F.
• 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: Rents soft (-0.4%/yr); 492 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 39% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,500

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $119,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
252 Raincloud St	0.11mi	2/2.0	1,000 (0%)	12mo	$119,000	$119	85
82 Cherokee St	0.07mi	2/1.0	896 (-10%)	15mo	$100,000	$112	63

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.64×
• Total profit: $-24,349
• Equity at exit: $35,710

10-year hold

• IRR: -5.7%
• Equity multiple: 0.68×
• Total profit: $-21,576
• Equity at exit: $20,708

Cash invested: $67,060 (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 92264

• Rents YoY: -0.4%
• Active inventory: 492
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,529 high
• Mortgage (P&I): −$1,256
• Tax est. 1.5%: −$299 /mo · $3,592/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $343

Break-even live

Break-even rent $2,095

Max offer price $239,500

Occupancy floor 81%

Sensitivity live

Price	-10% $508	-5% $426	+0% $343	+5% $260	+10% $177
Rent	-10% $143	-5% $243	+0% $343	+5% $443	+10% $543
Rate	-1.0pp $463	-0.5pp $404	base $343	+0.5pp $281	+1.0pp $218

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: $59,875
• Closing costs: $7,185
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 S Thornhill Rd Unit 3 Palm Springs, CA	2.0	1.0	700	$1,985	$2.84	24d	1	0.10mi
1111 E Ramon Rd #87 Palm Springs, CA	3.0	2.0	1313	$4,500	$3.43	18d	1	0.18mi
1111 E Ramon Rd Palm Springs, CA	2.0–3.0	2.0	1191	$2,000	$1.68	24d	2	0.21mi
1111 E Ramon Rd Palm Springs, CA	2.0–3.0	2.0	1191	$2,800	$2.35	17d	2	0.21mi
1050 E Ramon Rd Palm Springs, CA	2.0	2.0	1253	$3,815	$3.04	44d	2	0.26mi
2001 E Camino Parocela Unit D29 Palm Springs, CA	2.0	2.0	1175	$3,900	$3.32	44d	1	0.38mi
311 S Sunrise Way Palm Springs, CA	2.0	1.0–2.0	688	$2,350	$3.42	24d	18	0.39mi
453 Village Square E Palm Springs, CA	2.0	2.0	1400	$3,000	$2.14	17d	1	0.43mi
280 S Avenida Caballeros #129 Palm Springs, CA	1.0	1.5	767	$1,699	$2.22	24d	1	0.52mi
1745 E Arenas Rd Unit 11 Palm Springs, CA	2.0	2.0	900	$1,975	$2.19	44d	1	0.52mi
788 N Riverside Dr Palm Springs, CA	1.0	1.0	725	$1,648	$2.27	44d	1	0.52mi
280 S Avenida Caballeros #209 Palm Springs, CA	2.0	1.5	1128	$2,450	$2.17	15d	1	0.55mi
900 E Saturnino Rd Palm Springs, CA	1.0–3.0	1.0–2.0	1020	$2,222	$2.18	2d	6	0.56mi
2240 Sunshine Way Palm Springs, CA	3.0	2.0	1350	$2,250	$1.67	24d	1	0.59mi
1710 E Sonora Rd Palm Springs, CA	2.0	2.0	1391	$2,800	$2.01	24d	1	0.63mi
722 E San Lorenzo Rd Palm Springs, CA	3.0	1.0–2.0	750	$2,015	$2.69	8d	3	0.64mi
722 E San Lorenzo Rd Unit 02 Palm Springs, CA	3.0	2.0	1200	$2,425	$2.02	4d	1	0.65mi
583 Calle Abronia S Unit A Palm Springs, CA	2.0	1.0	760	$2,299	$3.02	44d	1	0.65mi
585 Calle Abronia S Unit B Palm Springs, CA	1.0	1.0	750	$2,100	$2.80	44d	1	0.65mi
671 S Riverside Dr Unit 6 Palm Springs, CA	2.0	2.0	900	$1,985	$2.21	24d	1	0.66mi
120 S Saturmino Dr Unit 07 Palm Springs, CA	2.0	1.0	850	$1,690	$1.99	45d	1	0.66mi
877 E Arenas Rd Palm Springs, CA	2.0	2.0	1176	$3,500	$2.98	44d	1	0.68mi
505 S Farrell Dr Palm Springs, CA	1.0–2.0	1.0–2.0	986	$2,700	$2.74	3d	4	0.68mi
505 S Farrell Dr Palm Springs, CA	2.0	2.0	1175	$2,450	$2.09	44d	5	0.68mi
1745 Capri Cir Palm Springs, CA	2.0	2.0	1200	$2,495	$2.08	24d	1	0.77mi
1428 S Camino Real Palm Springs, CA	2.0	2.0	1054	$2,300	$2.18	44d	1	0.79mi
1486 E Palm Tree Dr Palm Springs, CA	2.0	2.0	1300	$3,000	$2.31	44d	1	0.80mi
500 S Farrell Dr Palm Springs, CA	1.0–2.0	1.0–2.0	986	$5,700	$5.78	44d	3	0.82mi
1150 E Palm Canyon Dr #60 Palm Springs, CA	2.0	2.0	1240	$2,595	$2.09	24d	1	0.83mi
1530 E Palm Canyon Dr Unit 209 Palm Springs, CA	2.0	2.0	740	$2,595	$3.51	3d	1	0.85mi
1400 E Palm Canyon Dr Unit 113 Palm Springs, CA	1.0	1.0	800	$1,995	$2.49	44d	1	0.85mi
449 E Arenas Rd Palm Springs, CA	2.0	1.0–2.0	715	$2,395	$3.35	8d	1	0.87mi
2300 E Tahquitz Canyon Way Palm Springs, CA	1.0–2.0	1.0–2.0	851	$2,045	$2.40	11d	6	0.90mi
1655 E Palm Canyon Dr Palm Springs, CA	1.0	1.0	755	$2,000	$2.65	8d	3	0.91mi
1655 E Palm Canyon Dr Palm Springs, CA	1.0	1.0	755	$2,350	$3.11	24d	2	0.91mi
1655 E Palm Canyon Dr Palm Springs, CA	1.0	1.0	755	$2,122	$2.81	44d	3	0.91mi
2701 E Mesquite Ave Palm Springs, CA	2.0	2.0	1175	$3,435	$2.92	21d	4	0.91mi
2701 E Mesquite Ave Palm Springs, CA	2.0	2.0	1175	$2,898	$2.47	15d	4	0.91mi
2701 E Mesquite Ave Palm Springs, CA	2.0	2.0	1175	$2,982	$2.54	24d	5	0.91mi
1100 E Amado Rd Palm Springs, CA	2.0	2.0	849	$1,948	$2.29	20d	1	0.93mi

Listing history 10 events

1. 2026-06-18
   days on market $239,500 Active 14 DOM
2. 2026-06-17
   days on market $239,500 Active 13 DOM
3. 2026-06-16
   days on market $239,500 Active 12 DOM
4. 2026-06-15
   days on market $239,500 Active 11 DOM
5. 2026-06-13
   days on market $239,500 Active 9 DOM
6. 2026-06-13
   days on market $239,500 Active 8 DOM
7. 2026-06-09
   days on market $239,500 Active 5 DOM
8. 2026-06-08
   days on market $239,500 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $239,500 Active 3 DOM

ⓘ 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 5/10 Major FEMA zone X (shaded) · 47% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 8 d/yr ≥110°F today · 24 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: $30,348
• − Mortgage interest: −$13,416
• − Property taxes: −$3,592
• − Insurance: −$1,198
• − Repairs & maintenance: −$2,428
• − Management: −$2,428
• − Depreciation: −$6,967
• Taxable income: $320
• Est. tax owed @ 24.0%: −$77
• After-tax cash flow: $4,037/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

Good 80/100 Cosmetic rehab

This fully remodeled manufactured home offers a modern and inviting living space with a spacious deck and mountain views. It is in excellent condition and ready for immediate occupancy.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and adding plants — Improves curb appeal and adds greenery
• Both Upgrading outdoor lighting — Enhances safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and adding plants — Improves curb appeal and adds greenery ↑
• Both Upgrading outdoor lighting — Enhances safety and curb appeal ↑

ⓘ 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 — Palm Springs

• Score: 66/100
• State rank: #348
• US rank: #11850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, CA
• County: Riverside County · 2,287,001 people
• City population: 46,786
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 19,899
• Household income: $77,688
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1215.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 12% Asian 6% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 13% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -489.04%
• Current HPI: 357.0969
• Rent YoY: ▼ -0.43%
• 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

6 events — show timeline

• 2026-06-04 Listed $239,500 GPSMLS
• 2025-06-19 Relisted — TheMLS
• 2025-06-18 Contingent — TheMLS
• 2025-05-20 Price Changed — TheMLS
• 2025-04-21 Price Changed — TheMLS
• 2025-03-01 Listed — TheMLS

Property tax history

-2.1%/yr

Latest (2025): $132 · -2.1% YoY. Source: county tax records.