The Wedge Sky Valley Plan · Sky Valley, CA 92241

$105,900

1 bd · 1.0 ba · 400 sqft · Manufactured · 611 Days on market

Excellent condition

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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 +4.8/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Modern and chic, step into The Wedge Home and savor every moment of your getaway. Clerestory windows transform the interior and lift the ceiling, making it easy to exhale and destress. This is a custom order home and we may not have a model home on site. Contact us to find out more! Choose from a variety of kitchen and exterior upgrades to finish your home off just the way you like it. WEDGE HOME FEATURES: -Unique Profile & Clerestory Windows -Front Deck -Washer/Dryer Ready -High Living Room Ceiling Kitchen Upgrades Available Including Backsplash, Stainless Steel Appliances & Dishwasher Choose between 3 different floor layout options! When you order your very own wedge home you can choose from various options and upgrades to fit your exact needs.

Key facts

• Front deck
• Clerestory windows
• Listed 610 days

Tags

• CLERESTORY WINDOWS
• FRONT DECK
• HIGH LIVING ROOM CEILING
• KITCHEN UPGRADES AVAILABLE

🏗️ New construction. The $105,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $44,334.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $106k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $721 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $93k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.8% 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 $307 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 611 days — a 12% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

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 $93,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 611 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: 2.93% ✓
• Cap rate: 25.82%
• Cash-on-cash: 69.72%
• DSCR: 4.10
• GRM: 2.8

CMA / ARV

• ARV (median comp): $44,334
• List price: $105,900
• Delta: 138.87%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74711 Dillon Rd #819	0.00mi	1/1.0	399 (-0%)	0mo	$37,000	$93	99
74711 Dillon Rd Spc 1023	0.00mi	1/1.0	399 (-0%)	4mo	$36,000	$90	96
74711 Dillon Rd Spc 64	0.00mi	1/1.0	399 (-0%)	5mo	$48,500	$122	96
74711 Dillon Rd #271	0.00mi	1/1.0	399 (-0%)	6mo	$67,000	$168	95
74711 Dillon Rd #709	0.00mi	1/1.0	399 (-0%)	6mo	$45,000	$113	94
74711 Dillon Rd Spc 114	0.00mi	1/1.0	399 (-0%)	9mo	$62,000	$155	92
74711 Dillon Rd Spc 126	0.00mi	1/1.0	399 (-0%)	10mo	$53,000	$133	92
74711 Dillon Rd #1007	0.00mi	1/1.0	399 (-0%)	10mo	$60,000	$150	91
74711 Dillon Rd #884	0.00mi	1/1.0	399 (-0%)	10mo	$37,000	$93	91
74711 Dillon Rd #247	0.16mi	1/1.0	399 (-0%)	2mo	$48,000	$120	90
74711 Dillon Rd #878	0.16mi	1/1.0	399 (-0%)	9mo	$28,000	$70	85
74711 Dillon Rd Spc 746	0.17mi	1/1.0	399 (-0%)	10mo	$34,000	$85	83

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: 69.2%
• Equity multiple: 4.12×
• Total profit: $38,773
• Equity at exit: $6,610

10-year hold

• IRR: 73.3%
• Equity multiple: 8.49×
• Total profit: $92,995
• Equity at exit: $3,833

Cash invested: $12,414 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$232
• Tax est. 1.5%: −$55 /mo · $665/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $721

Break-even live

Break-even rent $388

Max offer price $44,334

Occupancy floor 40%

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: $11,084
• Closing costs: $1,330
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $105,900 Active 611 DOM
2. 2026-06-17
   days on market $105,900 Active 610 DOM
3. 2026-06-16
   days on market $105,900 Active 609 DOM
4. 2026-06-15
   days on market $105,900 Active 608 DOM
5. 2026-06-13
   days on market $105,900 Active 606 DOM
6. 2026-06-13
   days on market $105,900 Active 605 DOM
7. 2026-06-09
   days on market $105,900 Active 602 DOM
8. 2026-06-08
   days on market $105,900 Active 601 DOM
9. 2026-06-07
   days on market $105,900 Active 600 DOM
10. 2026-06-04
    days on market $105,900 Active 597 DOM
11. 2026-06-03
    days on market $105,900 Active 596 DOM
12. 2026-06-02
    days on market $105,900 Active 595 DOM
13. 2026-06-01
    days on market $105,900 Active 594 DOM
14. 2026-05-31
    days on market $105,900 Active 593 DOM
15. 2024-10-15
    listed $105,900 Active 774-char remark

    Show marketing remark (774 chars)

    Modern and chic, step into The Wedge Home and savor every moment of your getaway. Clerestory windows transform the interior and lift the ceiling, making it easy to exhale and destress. This is a custom order home and we may not have a model home on site. Contact us to find out more! Choose from a variety of kitchen and exterior upgrades to finish your home off just the way you like it. WEDGE HOME FEATURES: -Unique Profile & Clerestory Windows -Front Deck -Washer/Dryer Ready -High Living Room Ceiling Kitchen Upgrades Available Including Backsplash, Stainless Steel Appliances & Dishwasher Choose between 3 different floor layout options! When you order your very own wedge home you can choose from various options and upgrades to fit your exact needs.

ⓘ 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: $15,610
• − Mortgage interest: −$2,483
• − Property taxes: −$665
• − Insurance: −$222
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$1,290
• Taxable income: $8,452
• Est. tax owed @ 24.0%: −$2,029
• After-tax cash flow: $6,627/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 · 1 photo

Excellent 95/100 None rehab

This manufactured home is in excellent condition with no visible repairs needed. It offers a good starting point for potential buyers or renters, with minor updates to the exterior and interior that could significantly enhance its value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Kitchen backsplash — Improves kitchen functionality and aesthetics
• Resale Appliance upgrades — Enhances kitchen functionality and aesthetics
• Both Window treatments — Enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen backsplash — Improves kitchen functionality and aesthetics ↑
• Resale Appliance upgrades — Enhances kitchen functionality and aesthetics ↑
• Both Window treatments — Enhances curb appeal and interior aesthetics ↑

ⓘ 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

1 event — show timeline

• 2024-10-15 Listed $105,900 Zillow