69471 Country Club Dr · Desert Edge, CA 92241

$145,000

2 bd · 1.0 ba · 1,268 sqft · Manufactured public records · 35 Days on market

Built 1965 3,920 sqft lot $114/sqft · 9% below area Est $159k · 9% under $152/mo HOA · 10% of rent

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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 +22.1/30.0
• ARV discount +11.4/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Comfortable and well-maintained 2-bedroom, 1-bath and a half, home featuring unobstructed views of the Desert Hills and San Jacinto Mountains. Conveniently situated directly across from the community clubhouse, this home is offered furnished and includes all appliances, providing a move-in ready opportunity for seasonal or full-time residents. The property offers ample parking with a one-car garage and extended driveway. An infrared sauna in the garage adds a unique bonus feature for relaxation and wellness. Located in the desirable Desert Crest Country Club, a 55+ senior community where you OWN THE LAND (no space rent!) Low HOA fee of just $152/month, which includes access to exceptional c

Key facts

• Infrared sauna
• Community clubhouse
• Unobstructed views

Tags

• UNOBSTRUCTED VIEWS
• COMMUNITY CLUBHOUSE
• INFRARED SAUNA
• NATURAL HOT MINERAL WATER POOL
• PRIVATE 9 HOLE COURSE
• ACTIVE SOCIAL CALENDAR

Property features AI

Finance

• Other: Property sold with appliances and furniture (some personal property excluded)
• Financial info: Sale terms: Cash or private financing available; Short term rentals not allowed; Will not consider lease
• HOA & community: Monthly HOA fee; HOA fee: $152 per month; Community is a senior community; Gated: No

Exterior

• Parking: Attached garage (1 car); Covered parking (1 space); Driveway parking; Total of 4 parking spaces (2 uncovered/assigned spaces noted)
• Security: No security features
• Utilities: Sewer connected and paid; Not a PUD
• Home design: One-story (single level); Has desert and mountain views
• Construction: Year built per assessor;
• Exterior features: Detached property; Community in-ground pool; Community heated in-ground spa; Community amenities include clubhouse, fitness center, banquet facilities, card room, billiard room, golf (par 3), pet rules

Interior

• Kitchen: All appliances included
• Bedrooms:
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating with forced air; Ceiling fans; Wall/window air conditioning units
• Interior features: Furnished; Living room
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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); 60% 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.08% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $158,817
• List price: $145,000
• Delta: -8.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16725 Camino Mirasol Dr	0.19mi	2/2.0	1,248 (-2%)	8mo	$165,000	$132	78
69500 Poolside	0.01mi	2/2.0	1,440 (+14%)	2mo	$140,000	$97	72
69266 Midpark Dr	0.24mi	2/2.0	1,200 (-5%)	9mo	$90,000	$75	69
69303 Golden Dr W	0.28mi	2/2.0	1,344 (+6%)	7mo	$160,000	$119	67
69280 Fairway Dr	0.36mi	2/2.0	1,320 (+4%)	8mo	$148,000	$112	66
69300 Fairway Dr	0.34mi	2/2.0	1,152 (-9%)	1mo	$109,000	$95	64
16821 Lakeside Ct	0.22mi	3/2.0 (+1)	1,368 (+8%)	5mo	$170,000	$124	64
69525 Dillon Rd #88	0.43mi	3/2.0 (+1)	1,248 (-2%)	6mo	$180,000	$144	63
16740 Vista Del Sol	0.28mi	2/2.0	1,152 (-9%)	9mo	$200,000	$174	60
16411 Vista Cerro	0.21mi	2/2.0	1,430 (+13%)	6mo	$195,000	$136	59
69237 Westwood Ct	0.32mi	3/2.0 (+1)	1,420 (+12%)	4mo	$160,000	$113	53
16400 El Segundo Way	0.35mi	2/2.0	1,440 (+14%)	10mo	$184,500	$128	49

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-8,542
• Equity at exit: $21,620

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $11,893
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,572 high
• Mortgage (P&I): −$760
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$60
• HOA: −$152
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $234

Break-even live

Break-even rent $1,275

Max offer price $145,000

Occupancy floor 80%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69470 Midpark Dr Desert Hot Springs, CA	1.0	1.0	1298	$1,500	$1.16	43d	1	0.12mi
69510 Parkside Dr Desert Hot Springs, CA	1.0	1.0	1150	$1,450	$1.26	43d	1	0.14mi
13762 Starlight Way Desert Hot Springs, CA	3.0	2.0	1601	$3,500	$2.19	24d	1	1.36mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	24d	1	1.48mi
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	43d	1	1.48mi

HOA detail

• Monthly dues: $152 · $1,824/yr

Listing history 15 events

1. 2026-06-18
   days on market $145,000 Active 35 DOM
2. 2026-06-17
   days on market $145,000 Active 34 DOM
3. 2026-06-16
   days on market $145,000 Active 33 DOM
4. 2026-06-15
   days on market $145,000 Active 32 DOM
5. 2026-06-13
   days on market $145,000 Active 30 DOM
6. 2026-06-13
   days on market $145,000 Active 29 DOM
7. 2026-06-09
   days on market $145,000 Active 26 DOM
8. 2026-06-08
   days on market $145,000 Active 25 DOM
9. 2026-06-07
   days on market $145,000 Active 24 DOM
10. 2026-06-04
    days on market $145,000 Active 21 DOM
11. 2026-06-03
    days on market $145,000 Active 20 DOM
12. 2026-06-02
    days on market $145,000 Active 19 DOM
13. 2026-06-01
    days on market $145,000 Active 18 DOM
14. 2026-05-31
    days on market $145,000 Active 17 DOM
15. 2026-05-14
    listed $145,000 Active 1309-char remark

ⓘ 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: $418 · $35/mo
• Projected year-2 tax: $1,102 · $92/mo
• Expected delta: +$684/yr (+$57/mo · 163.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,866
• − Mortgage interest: −$8,122
• − Property taxes: −$418
• − Insurance: −$725
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − HOA: −$1,824
• − Depreciation: −$4,218
• Taxable income: $540
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $2,683/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 — 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

1 event — show timeline

• 2026-05-14 Listed $145,000 GPSMLS

Property tax history

+1.6%/yr

Latest (2025): $418 · -59.5% YoY. Source: county tax records.