281 Turf Paradise St · Rancho Mirage, CA 92270

$55,000

1 bd · 2.0 ba · 800 sqft · Manufactured public records · 226 Days on market

Built 1974 $69/sqft · 39% below area Est $108k · 49% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming two-bedroom, two-bathroom manufactured home in the desirable Rancho Mirage Mobile Home Estates. Nestled at the end of a peaceful cul-de-sac, this home boasts stainless steel appliances, laminate wood flooring throughout, and a spacious patio that offers stunning mountain views. The current space rent is 920.00 per month and includes water and trash services. Please note that buyers must obtain park approval, and the property is located on leasehold land. Experience the ultimate comfort and convenience of this delightful manufactured home. Conveniently located near schools, restaurants, shopping, healthcare, and golf, this community also features a clubhouse with a kitchen and banquet room, swimming pools, a spa, RV storage, and guest parking. Don't miss this incredible opportunity to make Rancho Mirage your home!

Key facts

• Spacious patio
• Cul-de-sac
• Mountain views

Tags

• STAINLESS STEEL APPLIANCES
• LAMINATE WOOD FLOORING
• SPACIOUS PATIO
• MOUNTAIN VIEWS
• CUL-DE-SAC
• CLUBHOUSE WITH KITCHEN

🏷️ Possibly a rental listed for sale. The $55,000 price doesn't fit this home's estimated sale value (~$108,373) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 42.4% vs local median 3.0% in Rancho Mirage — 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 51/100 on livability (#1,065 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: amenities F, commute 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 rising (+3.7%/yr); 529 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $380 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 + 3.7% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 20y ago; this cycle's ask has dropped $20k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $55k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 4.56% ✓
• Cap rate: 42.41%
• Cash-on-cash: 129.01%
• DSCR: 6.74
• GRM: 1.8

CMA / ARV

• ARV (median comp): $108,373
• List price: $55,000
• Delta: -49.25%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.39×
• Total profit: $98,367
• Equity at exit: $8,201

10-year hold

• IRR: —
• Equity multiple: 15.87×
• Total profit: $229,073
• Equity at exit: $4,755

Cash invested: $15,400 (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 92270

• Rents YoY: 3.7%
• Active inventory: 529
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $2,509 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$15 /mo · $178/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $1,656

Break-even live

Break-even rent $413

Max offer price $55,000

Occupancy floor 29%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70260 California 111 #24 Rancho Mirage, CA	2.0	1.0	836	$1,550	$1.85	43d	1	0.73mi
39905 Estates Rd Unit 3 Rancho Mirage, CA	2.0	2.0	1000	$1,800	$1.80	24d	1	0.77mi
39955 Estates Rd Apt 11 Rancho Mirage, CA	2.0	2.0	1000	$2,395	$2.40	5d	1	0.81mi
37700 Van Fleet St Unit 3 Cathedral City, CA	1.0	1.0	525	$1,395	$2.66	43d	1	1.26mi

Listing history 47 events

1. 2026-06-18
   days on market $55,000 Active 226 DOM
2. 2026-06-17
   days on market $55,000 Active 225 DOM
3. 2026-06-16
   days on market $55,000 Active 224 DOM
4. 2026-06-15
   days on market $55,000 Active 223 DOM
5. 2026-06-13
   days on market $55,000 Active 221 DOM
6. 2026-06-13
   days on market $55,000 Active 220 DOM
7. 2026-06-09
   days on market $55,000 Active 217 DOM
8. 2026-06-08
   days on market $55,000 Active 216 DOM
9. 2026-06-07
   days on market $55,000 Active 215 DOM
10. 2026-06-04
    days on market $55,000 Active 212 DOM
11. 2026-06-03
    days on market $55,000 Active 211 DOM
12. 2026-06-02
    days on market $55,000 Active 210 DOM
13. 2026-06-01
    days on market $55,000 Active 209 DOM
14. 2026-05-31
    days on market $55,000 Active 208 DOM
15. 2026-05-15
    price $55,000 847-char remark

    Show marketing remark (847 chars)

    Discover this charming two-bedroom, two-bathroom manufactured home in the desirable Rancho Mirage Mobile Home Estates. Nestled at the end of a peaceful cul-de-sac, this home boasts stainless steel appliances, laminate wood flooring throughout, and a spacious patio that offers stunning mountain views. The current space rent is 920.00 per month and includes water and trash services. Please note that buyers must obtain park approval, and the property is located on leasehold land. Experience the ultimate comfort and convenience of this delightful manufactured home. Conveniently located near schools, restaurants, shopping, healthcare, and golf, this community also features a clubhouse with a kitchen and banquet room, swimming pools, a spa, RV storage, and guest parking. Don't miss this incredible opportunity to make Rancho Mirage your home!

16. 2026-01-28
    price $60,000 847-char remark

    Show marketing remark (847 chars)

    Discover this charming two-bedroom, two-bathroom manufactured home in the desirable Rancho Mirage Mobile Home Estates. Nestled at the end of a peaceful cul-de-sac, this home boasts stainless steel appliances, laminate wood flooring throughout, and a spacious patio that offers stunning mountain views. The current space rent is 920.00 per month and includes water and trash services. Please note that buyers must obtain park approval, and the property is located on leasehold land. Experience the ultimate comfort and convenience of this delightful manufactured home. Conveniently located near schools, restaurants, shopping, healthcare, and golf, this community also features a clubhouse with a kitchen and banquet room, swimming pools, a spa, RV storage, and guest parking. Don't miss this incredible opportunity to make Rancho Mirage your home!

17. 2025-12-20
    price $65,000 847-char remark

    Show marketing remark (847 chars)

    Discover this charming two-bedroom, two-bathroom manufactured home in the desirable Rancho Mirage Mobile Home Estates. Nestled at the end of a peaceful cul-de-sac, this home boasts stainless steel appliances, laminate wood flooring throughout, and a spacious patio that offers stunning mountain views. The current space rent is 920.00 per month and includes water and trash services. Please note that buyers must obtain park approval, and the property is located on leasehold land. Experience the ultimate comfort and convenience of this delightful manufactured home. Conveniently located near schools, restaurants, shopping, healthcare, and golf, this community also features a clubhouse with a kitchen and banquet room, swimming pools, a spa, RV storage, and guest parking. Don't miss this incredible opportunity to make Rancho Mirage your home!

18. 2025-11-04
    listed $75,000 Active 847-char remark

    Show marketing remark (847 chars)

    Discover this charming two-bedroom, two-bathroom manufactured home in the desirable Rancho Mirage Mobile Home Estates. Nestled at the end of a peaceful cul-de-sac, this home boasts stainless steel appliances, laminate wood flooring throughout, and a spacious patio that offers stunning mountain views. The current space rent is 920.00 per month and includes water and trash services. Please note that buyers must obtain park approval, and the property is located on leasehold land. Experience the ultimate comfort and convenience of this delightful manufactured home. Conveniently located near schools, restaurants, shopping, healthcare, and golf, this community also features a clubhouse with a kitchen and banquet room, swimming pools, a spa, RV storage, and guest parking. Don't miss this incredible opportunity to make Rancho Mirage your home!

19. 2025-11-01
    historical
20. 2025-10-14
    price $75,000
21. 2025-04-13
    listed $85,000 Active
22. 2023-07-17
    historical
23. 2023-05-27
    price $90,000
24. 2023-05-06
    price $105,000
25. 2023-04-05
    historical
26. 2023-03-05
    historical
27. 2023-03-04
    status Active
28. 2023-01-03
    status Pending
29. 2022-10-18
    listed $115,000 Active
30. 2022-10-18
    listed $115,000 Active
31. 2022-10-18
    listed $110,000 Active
32. 2019-03-22
    soldstatus $23,000 Sold
33. 2019-03-22
    soldstatus $23,000 Closed
34. 2019-03-15
    historical Contingent
35. 2019-02-07
    status Active
36. 2019-02-07
    price $29,900
37. 2019-01-21
    historical Hold
38. 2019-01-18
    historical Contingent
39. 2019-01-09
    price $38,750
40. 2019-01-04
    status Active
41. 2018-12-29
    historical Contingent
42. 2018-12-17
    price $49,900
43. 2018-12-12
    listed $59,900 Active
44. 2007-06-30
    historical
45. 2006-10-02
    listed $29,500
46. 2006-09-07
    historical
47. 2006-06-07
    listed $39,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $178 · $15/mo
• Projected year-2 tax: $418 · $35/mo
• Expected delta: +$240/yr (+$20/mo · 134.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 8 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,103
• − Mortgage interest: −$3,081
• − Property taxes: −$178
• − Insurance: −$275
• − Repairs & maintenance: −$2,408
• − Management: −$2,408
• − Depreciation: −$1,600
• Taxable income: $20,152
• Est. tax owed @ 24.0%: −$4,837
• After-tax cash flow: $15,030/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.

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 — Rancho Mirage

• Score: 51/100
• State rank: #1065
• US rank: #25255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Mirage, CA
• County: Riverside County · 2,287,001 people
• City population: 17,563
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 17,563
• Household income: $107,364
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 498.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, South Korea, China
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -210.99%
• Current HPI: 282.2957
• Rent YoY: ▲ 3.72%
• 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

+37.8% since first listed

33 events — show timeline

• 2026-05-15 Price Changed $55,000 GPSMLS
• 2026-01-28 Price Changed $60,000 GPSMLS
• 2025-12-20 Price Changed $65,000 GPSMLS
• 2025-11-04 Listed $75,000 GPSMLS
• 2025-11-01 Listing Removed — GPSMLS
• 2025-10-14 Price Changed $75,000 GPSMLS
• 2025-04-13 Listed $85,000 GPSMLS
• 2023-07-17 Listing Removed — GPSMLS
• 2023-05-27 Price Changed $90,000 GPSMLS
• 2023-05-06 Price Changed $105,000 GPSMLS
• 2023-04-05 Listing Removed — GPSMLS
• 2023-03-05 Listing Removed — GPSMLS
• 2023-03-04 Relisted — GPSMLS
• 2023-01-03 Pending — GPSMLS
• 2022-10-18 Listed $110,000 GPSMLS
• 2022-10-18 Listed $115,000 GPSMLS
• 2022-10-18 Listed $115,000 GPSMLS
• 2019-03-22 Sold (MLS) $23,000 GPSMLS
• 2019-03-22 Sold (MLS) $23,000 GPSMLS
• 2019-03-15 Contingent — GPSMLS
• 2019-02-07 Relisted — GPSMLS
• 2019-02-07 Price Changed $29,900 GPSMLS
• 2019-01-21 Delisted — GPSMLS
• 2019-01-18 Contingent — GPSMLS
• 2019-01-09 Price Changed $38,750 GPSMLS
• 2019-01-04 Relisted — GPSMLS
• 2018-12-29 Contingent — GPSMLS
• 2018-12-17 Price Changed $49,900 GPSMLS
• 2018-12-12 Listed $59,900 GPSMLS
• 2007-06-30 Listing Removed — GPSMLS
• 2006-10-02 Listed $29,500 GPSMLS
• 2006-09-07 Listing Removed — GPSMLS
• 2006-06-07 Listed $39,900 GPSMLS

Property tax history

-4.7%/yr

Latest (2025): $178 · -2.1% YoY. Source: county tax records.