17800 Langois Rd #22 · Desert Edge, CA 92241

$85,000

2 bd · 1.5 ba · 1,000 sqft · Manufactured · 62 Days on market

Built 1969 Fair condition $85/sqft · 50% above area Est $57k · 50% over $581/mo HOA · 31% of rent ↓ 15% 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 +29.3/30.0
• 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

Bright, move-in ready 2 bed / 2 bath in Sparkling Water Mobile Home & RV Park — a vibrant 55+ community known for its natural mineral water pool and spa. Sunlit interiors, fully furnished and equipped with all appliances, make this a turnkey option for downsizers or part-time residents. The oversized backyard offers plenty of room for outdoor living or a creative garden. Low space rent unlocks excellent value and access to community amenities including a clubhouse, commercial kitchen, banquet room, billiards, card room, horseshoes, and shuffleboard. Experience relaxed, resort-style living in Desert Hot Springs.

Key facts

• Clubhouse
• Community amenities
• Commercial kitchen

Tags

• NATURAL MINERAL WATER POOL
• OVERSIZED BACKYARD
• COMMUNITY AMENITIES
• CLUBHOUSE
• COMMERCIAL KITCHEN
• BANQUET ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 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 $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 4→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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 1969 — 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: 2.19% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.11%
• DSCR: 1.67
• GRM: 3.8

CMA / ARV

• ARV (median comp): $56,825
• List price: $85,000
• Delta: 49.58%
• 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
17800 Langlois Rd #219	0.01mi	2/2.0	1,040 (+4%)	6mo	$42,500	$41	86
17800 Langlois Rd #217	0.00mi	2/2.0	960 (-4%)	13mo	$56,500	$59	80
17850 Corkill Rd #38	0.49mi	2/1.0	1,000 (0%)	5mo	$25,000	$25	71
18555 Roberts Rd #17	0.41mi	2/2.0	960 (-4%)	3mo	$57,000	$59	70
17640 Corkill Rd #74	0.50mi	2/2.0	1,056 (+6%)	2mo	$55,000	$52	64
18131 Langlois Rd Unit S1	0.33mi	2/2.0	960 (-4%)	16mo	$94,000	$98	62
18131 Langlois Rd Unit G-14	0.33mi	2/1.5	1,104 (+10%)	7mo	$55,000	$50	62
18070 Langlois Rd #229	0.22mi	2/2.0	1,120 (+12%)	14mo	$170,000	$152	56
17555 Corkill Rd #57	0.63mi	2/2.0	1,040 (+4%)	8mo	$85,000	$82	55
17555 Corkill Rd #53	0.63mi	3/2.0 (+1)	1,056 (+6%)	1mo	$70,000	$66	54
17555-2 Corkill Rd #28	0.64mi	2/2.0	880 (-12%)	3mo	$99,990	$114	45
18801 Roberts Rd #170	0.52mi	2/2.0	1,110 (+11%)	15mo	$85,000	$77	43

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $5,703
• Equity at exit: $12,674

10-year hold

• IRR: 15.8%
• Equity multiple: 2.31×
• Total profit: $31,114
• Equity at exit: $7,349

Cash invested: $23,800 (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: $1,858 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$581
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $300

Break-even live

Break-even rent $1,479

Max offer price $85,000

Occupancy floor 79%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	24d	1	0.23mi
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	44d	1	0.23mi
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	44d	1	0.43mi
69510 Parkside Dr Desert Hot Springs, CA	1.0	1.0	1150	$1,450	$1.26	44d	1	1.23mi
69470 Midpark Dr Desert Hot Springs, CA	1.0	1.0	1298	$1,500	$1.16	44d	1	1.27mi

HOA detail

• Monthly dues: $581 · $6,972/yr
• Likely covers: waterpool

Listing history 16 events

1. 2026-06-18
   days on market $85,000 Active 62 DOM
2. 2026-06-17
   days on market $85,000 Active 61 DOM
3. 2026-06-16
   days on market $85,000 Active 60 DOM
4. 2026-06-15
   days on market $85,000 Active 59 DOM
5. 2026-06-13
   days on market $85,000 Active 57 DOM
6. 2026-06-13
   days on market $85,000 Active 56 DOM
7. 2026-06-09
   days on market $85,000 Active 53 DOM
8. 2026-06-08
   days on market $85,000 Active 52 DOM
9. 2026-06-07
   days on market $85,000 Active 51 DOM
10. 2026-06-04
    days on market $85,000 Active 48 DOM
11. 2026-06-03
    days on market $85,000 Active 47 DOM
12. 2026-06-02
    days on market $85,000 Active 46 DOM
13. 2026-06-01
    days on market $85,000 Active 45 DOM
14. 2026-05-31
    days on market $85,000 Active 44 DOM
15. 2026-05-14
    price $85,000 630-char remark

    Show marketing remark (630 chars)

    Bright, move-in ready 2 bed / 2 bath in Sparkling Water Mobile Home & RV Park — a vibrant 55+ community known for its natural mineral water pool and spa. Sunlit interiors, fully furnished and equipped with all appliances, make this a turnkey option for downsizers or part-time residents. The oversized backyard offers plenty of room for outdoor living or a creative garden. Low space rent unlocks excellent value and access to community amenities including a clubhouse, commercial kitchen, banquet room, billiards, card room, horseshoes, and shuffleboard. Experience relaxed, resort-style living in Desert Hot Springs.

16. 2026-04-17
    listed $100,000 Active 630-char remark

    Show marketing remark (630 chars)

    Bright, move-in ready 2 bed / 2 bath in Sparkling Water Mobile Home & RV Park — a vibrant 55+ community known for its natural mineral water pool and spa. Sunlit interiors, fully furnished and equipped with all appliances, make this a turnkey option for downsizers or part-time residents. The oversized backyard offers plenty of room for outdoor living or a creative garden. Low space rent unlocks excellent value and access to community amenities including a clubhouse, commercial kitchen, banquet room, billiards, card room, horseshoes, and shuffleboard. Experience relaxed, resort-style living in Desert Hot Springs.

ⓘ 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 · 10 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: $22,301
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − HOA: −$6,972
• − Depreciation: −$2,473
• Taxable income: $2,827
• Est. tax owed @ 24.0%: −$678
• After-tax cash flow: $2,919/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 · 10 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and bathrooms, and improve the exterior and landscaping. The home is currently move-in ready and offers a vibrant community with access to amenities, but the updates would significantly increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement
• Minor bathroom fixtures — basic and in need of updating

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing the kitchen would significantly increase both resale and rental value
• Both update bathroom fixtures — modernizing the bathroom would significantly increase both resale and rental value
• Both landscape and improve curb appeal — improving the landscaping and curb appeal would increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · basic and in need of updating	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing the kitchen would significantly increase both resale and rental value ↑
• Both update bathroom fixtures — modernizing the bathroom would significantly increase both resale and rental value ↑
• Both landscape and improve curb appeal — improving the landscaping and curb appeal would increase both resale and rental 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

-15.0% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $85,000 CRMLS
• 2026-04-17 Listed $100,000 CRMLS