70200 Dillon Rd #657 · Desert Edge, CA 92241

$81,000

1 bd · 1.0 ba · 400 sqft · Manufactured · 92 Days on market

Built 2013 Good condition $202/sqft · 80% above area ↓ 9% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This stunning 2013 Cavco Park Model features around 400 square feet of living space, including one bedroom and one bathroom. High ceilings, modern finishes, and plenty of natural light give the home an inviting and spacious feel. It comes fully furnished, so you're ready to settle in or start your next adventure right away. Outdoors, a roomy covered carport and shed greet you at the front with excellent views of Mt. San Jacinto. The wind-protected, covered back deck faces the desirable 4th hole of the golf course, along with scenic ponds and rolling hills--perfect for unwinding. Caliente Springs is a luxurious 55+ resort community boasting mineral hot spring pools and spas, a 9-hole golf course, water ball, water aerobics, yoga, eight pickleball courts, tennis courts, and many other amenities. Please note that the lot is leased, with space rent set at $950 per month.

Key facts

• 9 hole golf course
• Pickleball courts
• Covered carport

Tags

• COVERED CARPORT
• COVERED BACK DECK
• VIEWS OF MT SAN JACINTO
• MINERAL HOT SPRING POOLS
• 9 HOLE GOLF COURSE
• PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $81k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $74k (9.0% below list) — sets the bar for market timing.

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 $560 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 $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,710 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.60% ✓
• Cap rate: 13.20%
• Cash-on-cash: 24.66%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (median comp): $45,000
• List price: $81,000
• Delta: 80.00%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70200 Dillon Rd #192	0.00mi	1/1.0	400 (0%)	4mo	$43,000	$108	97
70200 Dillon Rd #2	0.11mi	1/1.0	400 (0%)	3mo	$50,000	$125	93
70200 Dillon Rd #393	0.17mi	1/1.0	400 (0%)	1mo	$26,500	$66	91
70200 Dillon Rd #190	0.11mi	1/1.0	400 (0%)	5mo	$40,000	$100	91
70200 Dillon Rd #25	0.16mi	1/1.0	400 (0%)	2mo	$32,500	$81	91
70200 Dillon Rd #402	0.17mi	1/1.0	400 (0%)	3mo	$95,000	$238	90
70200 Dillon Rd #425	0.16mi	1/1.0	400 (0%)	4mo	$47,000	$118	89
70200 Dillon Rd #28	0.11mi	1/1.0	400 (0%)	10mo	$38,000	$95	87
70200 Dillon Rd #585	0.17mi	1/1.0	400 (0%)	7mo	$58,000	$145	87
70200 Dillon Rd #515	0.11mi	1/1.0	400 (0%)	14mo	$45,000	$113	83
70201 Aurora Rd #149	0.43mi	1/1.0	399 (-0%)	3mo	$54,000	$135	77
17405 Corkill Rd #22	0.44mi	1/1.0	432 (+8%)	4mo	$65,000	$150	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.38×
• Total profit: $8,675
• Equity at exit: $12,077

10-year hold

• IRR: 18.9%
• Equity multiple: 2.58×
• Total profit: $35,894
• Equity at exit: $7,003

Cash invested: $22,680 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$425
• Tax est. 1.5%: −$101 /mo · $1,215/yr
• Insurance: −$34
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $341

Break-even live

Break-even rent $867

Max offer price $81,000

Occupancy floor 69%

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $81,000 Active 92 DOM
2. 2026-06-17
   days on market $81,000 Active 91 DOM
3. 2026-06-16
   days on market $81,000 Active 90 DOM
4. 2026-06-15
   days on market $81,000 Active 89 DOM
5. 2026-06-13
   days on market $81,000 Active 87 DOM
6. 2026-06-13
   days on market $81,000 Active 86 DOM
7. 2026-06-09
   days on market $81,000 Active 83 DOM
8. 2026-06-08
   days on market $81,000 Active 82 DOM
9. 2026-06-07
   days on market $81,000 Active 81 DOM
10. 2026-06-04
    days on market $81,000 Active 78 DOM
11. 2026-06-03
    days on market $81,000 Active 77 DOM
12. 2026-06-02
    days on market $81,000 Active 76 DOM
13. 2026-06-01
    days on market $81,000 Active 75 DOM
14. 2026-05-31
    days on market $81,000 Active 74 DOM
15. 2026-03-24
    price $81,000 879-char remark

    Show marketing remark (879 chars)

    This stunning 2013 Cavco Park Model features around 400 square feet of living space, including one bedroom and one bathroom. High ceilings, modern finishes, and plenty of natural light give the home an inviting and spacious feel. It comes fully furnished, so you're ready to settle in or start your next adventure right away. Outdoors, a roomy covered carport and shed greet you at the front with excellent views of Mt. San Jacinto. The wind-protected, covered back deck faces the desirable 4th hole of the golf course, along with scenic ponds and rolling hills--perfect for unwinding. Caliente Springs is a luxurious 55+ resort community boasting mineral hot spring pools and spas, a 9-hole golf course, water ball, water aerobics, yoga, eight pickleball courts, tennis courts, and many other amenities. Please note that the lot is leased, with space rent set at $950 per month.

16. 2026-03-17
    listed $89,000 Active 879-char remark

    Show marketing remark (879 chars)

    This stunning 2013 Cavco Park Model features around 400 square feet of living space, including one bedroom and one bathroom. High ceilings, modern finishes, and plenty of natural light give the home an inviting and spacious feel. It comes fully furnished, so you're ready to settle in or start your next adventure right away. Outdoors, a roomy covered carport and shed greet you at the front with excellent views of Mt. San Jacinto. The wind-protected, covered back deck faces the desirable 4th hole of the golf course, along with scenic ponds and rolling hills--perfect for unwinding. Caliente Springs is a luxurious 55+ resort community boasting mineral hot spring pools and spas, a 9-hole golf course, water ball, water aerobics, yoga, eight pickleball courts, tennis courts, and many other amenities. Please note that the lot is leased, with space rent set at $950 per month.

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 16 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: $15,581
• − Mortgage interest: −$4,537
• − Property taxes: −$1,215
• − Insurance: −$1,907
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$2,356
• Taxable income: $3,072
• Est. tax owed @ 24.0%: −$737
• After-tax cash flow: $3,352/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 · 13 photos

Good 75/100 Cosmetic rehab

This 2013 Cavco Park Model manufactured home is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for value increase through cosmetic updates and improvements.

Value-add opportunities

• Both Paint the exterior siding and trim — Painting the exterior can enhance the home's curb appeal and increase its resale value.
• Both Upgrade the kitchen and bathroom fixtures — Upgrading the kitchen and bathroom fixtures can increase the home's resale value and rental appeal.
• Both Install new flooring in the kitchen and bathroom — New flooring can improve the home's appearance and increase its resale value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding and trim — Painting the exterior can enhance the home's curb appeal and increase its resale value. ↑
• Both Upgrade the kitchen and bathroom fixtures — Upgrading the kitchen and bathroom fixtures can increase the home's resale value and rental appeal. ↑
• Both Install new flooring in the kitchen and bathroom — New flooring can improve the home's appearance and increase its resale 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

-9.0% since first listed

2 events — show timeline

• 2026-03-24 Price Changed $81,000 GPSMLS
• 2026-03-17 Listed $89,000 GPSMLS