74711 Dillon Rd #770 · Sky Valley, CA 92241

$65,000

1 bd · 1.0 ba · 570 sqft · Manufactured · 252 Days on market

Built 1990 Good condition 1,000 sqft lot $114/sqft · 46% above area Est $44k · 46% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to family friendly Sky Valley Resort! This beautiful park model home with an additional California room is tastefully decorated and sold turn-key furnished. Beautiful and light laminate flooring, solid wood custom blinds, beautiful mountain view of the mountains from the living room window, tall ceilings, flowing floorplan, fully fenced for privacy, 2 storage sheds, upgraded cabinets, coffee-bar, ship-lap in the bathroom, washer/dryer combo, spacious California room for extra sleeping, enclosed and serene private patio. Enjoy the friendly atmosphere of Sky Valley Resort with the rare geo-thermal mineral water in the pools and spas, pickleball, tennis, dog park, cafe, Chapel, open Desert hiking and so much more. Enjoy downtown Palm Springs, fine dining and shopping on El Paseo, PGA tournaments, art Festivals, tennis tournaments, music festivals, and warm winters! Comes with a low monthly space rent of 716.00! This is a perfect permanent home or weekend getaway or a vacation rental! This home is a gem and a must see!

Key facts

• Fully fenced
• Pickleball
• Private patio

Tags

• MOUNTAIN VIEW
• FULLY FENCED
• STORAGE SHEDS
• PRIVATE PATIO
• GEO-THERMAL MINERAL WATER
• PICKLEBALL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 9.6% in Sky Valley — 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 52/100 on livability (#1,041 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: schools F, amenities F, commute 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: 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 $449 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $65k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.12% ✓
• Cap rate: 18.11%
• Cash-on-cash: 42.20%
• DSCR: 2.88
• GRM: 3.9

CMA / ARV

• ARV (median comp): $44,400
• List price: $65,000
• Delta: 46.40%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74711 Dillon Rd Spc 881	0.00mi	1/1.0	600 (+5%)	4mo	$63,000	$105	88
74711 Dillon Rd #716	0.17mi	1/1.0	550 (-4%)	5mo	$44,400	$81	82
74711 Dillon Rd #736	0.00mi	1/1.5	600 (+5%)	12mo	$80,000	$133	79
74711 Dillon Rd #111	0.00mi	1/1.0	580 (+2%)	22mo	$72,500	$125	79
74711 Dillon Rd Spc 218	0.00mi	1/1.0	600 (+5%)	16mo	$40,000	$67	78
74711 Dillon Rd #800	0.00mi	2/1.0 (+1)	600 (+5%)	11mo	$31,000	$52	77
74711 Dillon Rd #100	0.00mi	2/1.0 (+1)	600 (+5%)	22mo	$44,000	$73	68
74711 Dillon Rd #958	0.17mi	1/1.0	500 (-12%)	5mo	$33,000	$66	67
74711 Dillon Rd #842	0.00mi	2/1.0 (+1)	610 (+7%)	19mo	$92,000	$151	67
74711 Dillon Rd #960	0.00mi	2/1.0 (+1)	650 (+14%)	12mo	$74,000	$114	62
74711 Dillon Rd Spc 89	0.16mi	1/1.0	650 (+14%)	17mo	$88,000	$135	55

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: 38.9%
• Equity multiple: 2.66×
• Total profit: $30,257
• Equity at exit: $9,692

10-year hold

• IRR: 45.3%
• Equity multiple: 5.34×
• Total profit: $78,928
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $640

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 49%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $65,000 Active 252 DOM
2. 2026-06-17
   days on market $65,000 Active 251 DOM
3. 2026-06-16
   days on market $65,000 Active 250 DOM
4. 2026-06-15
   days on market $65,000 Active 249 DOM
5. 2026-06-13
   days on market $65,000 Active 247 DOM
6. 2026-06-13
   days on market $65,000 Active 246 DOM
7. 2026-06-09
   days on market $65,000 Active 243 DOM
8. 2026-06-08
   days on market $65,000 Active 242 DOM
9. 2026-06-07
   days on market $65,000 Active 241 DOM
10. 2026-06-04
    days on market $65,000 Active 238 DOM
11. 2026-06-03
    days on market $65,000 Active 237 DOM
12. 2026-06-02
    days on market $65,000 Active 236 DOM
13. 2026-06-01
    days on market $65,000 Active 235 DOM
14. 2026-05-31
    days on market $65,000 Active 234 DOM
15. 2026-04-07
    price $65,000 1040-char remark

    Show marketing remark (1040 chars)

    Welcome to family friendly Sky Valley Resort! This beautiful park model home with an additional California room is tastefully decorated and sold turn-key furnished. Beautiful and light laminate flooring, solid wood custom blinds, beautiful mountain view of the mountains from the living room window, tall ceilings, flowing floorplan, fully fenced for privacy, 2 storage sheds, upgraded cabinets, coffee-bar, ship-lap in the bathroom, washer/dryer combo, spacious California room for extra sleeping, enclosed and serene private patio. Enjoy the friendly atmosphere of Sky Valley Resort with the rare geo-thermal mineral water in the pools and spas, pickleball, tennis, dog park, cafe, Chapel, open Desert hiking and so much more. Enjoy downtown Palm Springs, fine dining and shopping on El Paseo, PGA tournaments, art Festivals, tennis tournaments, music festivals, and warm winters! Comes with a low monthly space rent of 716.00! This is a perfect permanent home or weekend getaway or a vacation rental! This home is a gem and a must see!

16. 2026-02-26
    price $69,000 1040-char remark

    Show marketing remark (1040 chars)

    Welcome to family friendly Sky Valley Resort! This beautiful park model home with an additional California room is tastefully decorated and sold turn-key furnished. Beautiful and light laminate flooring, solid wood custom blinds, beautiful mountain view of the mountains from the living room window, tall ceilings, flowing floorplan, fully fenced for privacy, 2 storage sheds, upgraded cabinets, coffee-bar, ship-lap in the bathroom, washer/dryer combo, spacious California room for extra sleeping, enclosed and serene private patio. Enjoy the friendly atmosphere of Sky Valley Resort with the rare geo-thermal mineral water in the pools and spas, pickleball, tennis, dog park, cafe, Chapel, open Desert hiking and so much more. Enjoy downtown Palm Springs, fine dining and shopping on El Paseo, PGA tournaments, art Festivals, tennis tournaments, music festivals, and warm winters! Comes with a low monthly space rent of 716.00! This is a perfect permanent home or weekend getaway or a vacation rental! This home is a gem and a must see!

17. 2025-10-15
    price $75,000 1040-char remark

    Show marketing remark (1040 chars)

    Welcome to family friendly Sky Valley Resort! This beautiful park model home with an additional California room is tastefully decorated and sold turn-key furnished. Beautiful and light laminate flooring, solid wood custom blinds, beautiful mountain view of the mountains from the living room window, tall ceilings, flowing floorplan, fully fenced for privacy, 2 storage sheds, upgraded cabinets, coffee-bar, ship-lap in the bathroom, washer/dryer combo, spacious California room for extra sleeping, enclosed and serene private patio. Enjoy the friendly atmosphere of Sky Valley Resort with the rare geo-thermal mineral water in the pools and spas, pickleball, tennis, dog park, cafe, Chapel, open Desert hiking and so much more. Enjoy downtown Palm Springs, fine dining and shopping on El Paseo, PGA tournaments, art Festivals, tennis tournaments, music festivals, and warm winters! Comes with a low monthly space rent of 716.00! This is a perfect permanent home or weekend getaway or a vacation rental! This home is a gem and a must see!

18. 2025-10-09
    listed $79,900 Active 1040-char remark

    Show marketing remark (1040 chars)

    Welcome to family friendly Sky Valley Resort! This beautiful park model home with an additional California room is tastefully decorated and sold turn-key furnished. Beautiful and light laminate flooring, solid wood custom blinds, beautiful mountain view of the mountains from the living room window, tall ceilings, flowing floorplan, fully fenced for privacy, 2 storage sheds, upgraded cabinets, coffee-bar, ship-lap in the bathroom, washer/dryer combo, spacious California room for extra sleeping, enclosed and serene private patio. Enjoy the friendly atmosphere of Sky Valley Resort with the rare geo-thermal mineral water in the pools and spas, pickleball, tennis, dog park, cafe, Chapel, open Desert hiking and so much more. Enjoy downtown Palm Springs, fine dining and shopping on El Paseo, PGA tournaments, art Festivals, tennis tournaments, music festivals, and warm winters! Comes with a low monthly space rent of 716.00! This is a perfect permanent home or weekend getaway or a vacation rental! This home is a gem and a must see!

19. 2025-07-14
    historical
20. 2025-01-24
    price $79,500
21. 2024-12-31
    listed $79,900 Active
22. 2020-12-01
    historical
23. 2020-11-29
    soldstatus $40,000 Closed
24. 2020-11-02
    historical
25. 2020-11-02
    listed $43,900
26. 2019-07-29
    status Pending
27. 2019-07-29
    soldstatus $27,000 Closed
28. 2019-07-29
    soldstatus $27,000 Sold
29. 2019-07-10
    historical Contingent
30. 2019-07-03
    listed $29,900 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 20 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: $16,546
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$1,891
• Taxable income: $7,067
• Est. tax owed @ 24.0%: −$1,696
• After-tax cash flow: $5,985/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 75/100 Cosmetic rehab

This well-maintained, turn-key furnished park model home in Sky Valley Resort is ready for immediate occupancy and offers a great value with its modern updates and desirable location.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — refreshes the interior and exterior
• Resale upgrading kitchen appliances — modernizes the kitchen and appeals to buyers

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes the interior and exterior ↑
• Resale upgrading kitchen appliances — modernizes the kitchen and appeals to buyers ↑

ⓘ 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 — Sky Valley

• Score: 52/100
• State rank: #1041
• US rank: #25108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sky Valley, 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

+117.4% since first listed

16 events — show timeline

• 2026-04-07 Price Changed $65,000 GPSMLS
• 2026-02-26 Price Changed $69,000 GPSMLS
• 2025-10-15 Price Changed $75,000 GPSMLS
• 2025-10-09 Listed $79,900 GPSMLS
• 2025-07-14 Listing Removed — GPSMLS
• 2025-01-24 Price Changed $79,500 GPSMLS
• 2024-12-31 Listed $79,900 GPSMLS
• 2020-12-01 Listing Removed — GPSMLS
• 2020-11-29 Sold (MLS) $40,000 GPSMLS
• 2020-11-02 Listing Removed — GPSMLS
• 2020-11-02 Listed $43,900 GPSMLS
• 2019-07-29 Pending — GPSMLS
• 2019-07-29 Sold (MLS) $27,000 GPSMLS
• 2019-07-29 Sold (MLS) $27,000 GPSMLS
• 2019-07-10 Contingent — GPSMLS
• 2019-07-03 Listed $29,900 GPSMLS