70200 Dillon Rd #334 · Desert Edge, CA 99241

$59,900

2 bd · 1.0 ba · 525 sqft · Manufactured · 192 Days on market

Built 2007 Good condition $114/sqft · 15% above area Est $52k · 15% over

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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
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• ARV discount +0.7/15.0

Listing remarks MLS

Discover charming, low-maintenance living in this move-in ready park model tiny home located in the sought-after 55+ community of Caliente Springs in Desert Hot Springs. Designed with vaulted ceilings, abundant natural light, and a smart layout, the home offers a first-floor primary bedroom plus a spacious loft perfect for guests, a reading nook, office, yoga space, or cozy den. The bright living area flows to an efficient kitchen with generous cabinetry, while the sun-filled front room provides ideal flex space for dining, hobbies, or work. Outside, enjoy easy-care landscaping, a private driveway, and storage shed. Caliente Springs delivers a true resort lifestyle with a Pro Shop, 9-hole golf course, driving range, pickleball and tennis courts, bocce ball, shuffleboard, horseshoes, dog park, walking trails, community laundry, and mineral hot spring pools and spas. The clubhouse features community rooms, a library, fitness room, billiards, and restrooms. Community-led activities include yoga and yogalates, water aerobics, quilting and sewing, handwork groups, game nights (Euchre, Rummy, Canasta, Mah Jongg, Pinochle), sound therapies, rock painting, GaiQi Gong, Waterball, and moreall just minutes from Palm Springs. Big lifestyle living with small-footprint ease!

Key facts

• Efficient kitchen
• Storage shed
• Spacious loft

Tags

• FIRST-FLOOR PRIMARY BEDROOM
• SPACIOUS LOFT
• EFFICIENT KITCHEN
• SUN-FILLED FRONT ROOM
• EASY-CARE LANDSCAPING
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.3% vs local median 14.8% in Desert Edge — 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 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: 1 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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: 3.10% ✓
• Cap rate: 27.34%
• Cash-on-cash: 75.18%
• DSCR: 4.34
• GRM: 2.7

CMA / ARV

• ARV (median comp): $52,000
• List price: $59,900
• Delta: 15.19%
• 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
70200 Dillon Rd #527	0.32mi	2/1.0	525 (0%)	13mo	$55,000	$105	74
70200 Dillon Rd #654	0.33mi	2/1.0	550 (+5%)	3mo	$97,500	$177	74
70200 Dillon Rd #6	0.06mi	2/1.0	580 (+10%)	13mo	$79,500	$137	68
70200 Dillon Rd #324	0.06mi	1/1.0 (-1)	570 (+9%)	12mo	$76,000	$133	68
70200 Dillon Rd #215	0.06mi	1/1.0 (-1)	600 (+14%)	4mo	$65,000	$108	65
70200 Dillon Rd #416	0.33mi	1/1.0 (-1)	550 (+5%)	8mo	$48,000	$87	65
70200 Dillon Rd #605	0.06mi	1/1.0 (-1)	600 (+14%)	5mo	$97,500	$163	64
70200 Dillon Rd #320	0.32mi	1/1.0 (-1)	550 (+5%)	10mo	$50,000	$91	63
70200 Dillon Rd #446	0.17mi	2/1.5	600 (+14%)	4mo	$75,000	$125	63
70200 Dillon Rd #36	0.06mi	1/1.0 (-1)	600 (+14%)	8mo	$65,000	$108	62
70200 Dillon Rd #97	0.33mi	1/1.0 (-1)	600 (+14%)	4mo	$20,500	$34	52
17850 Corkill Rd #31	0.47mi	2/1.0	600 (+14%)	5mo	$25,000	$42	50

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: 79.7%
• Equity multiple: 5.42×
• Total profit: $74,165
• Equity at exit: $26,934

10-year hold

• IRR: 79.2%
• Equity multiple: 11.15×
• Total profit: $170,280
• Equity at exit: $41,508

Cash invested: $16,772 (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 99241

• Active inventory: 1
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,854 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $1,051

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 38%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	44d	1	0.68mi
69360 Poolside Dr Desert Hot Springs, CA	3.0	2.0	648	$1,800	$2.78	2d	1	0.92mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	18d	1	1.49mi

Listing history 16 events

1. 2026-05-31
   days on market $59,900 Active 192 DOM
2. 2026-01-30
   price $59,900 1281-char remark

   Show marketing remark (1281 chars)

   Discover charming, low-maintenance living in this move-in ready park model tiny home located in the sought-after 55+ community of Caliente Springs in Desert Hot Springs. Designed with vaulted ceilings, abundant natural light, and a smart layout, the home offers a first-floor primary bedroom plus a spacious loft perfect for guests, a reading nook, office, yoga space, or cozy den. The bright living area flows to an efficient kitchen with generous cabinetry, while the sun-filled front room provides ideal flex space for dining, hobbies, or work. Outside, enjoy easy-care landscaping, a private driveway, and storage shed. Caliente Springs delivers a true resort lifestyle with a Pro Shop, 9-hole golf course, driving range, pickleball and tennis courts, bocce ball, shuffleboard, horseshoes, dog park, walking trails, community laundry, and mineral hot spring pools and spas. The clubhouse features community rooms, a library, fitness room, billiards, and restrooms. Community-led activities include yoga and yogalates, water aerobics, quilting and sewing, handwork groups, game nights (Euchre, Rummy, Canasta, Mah Jongg, Pinochle), sound therapies, rock painting, GaiQi Gong, Waterball, and moreall just minutes from Palm Springs. Big lifestyle living with small-footprint ease!

3. 2025-11-20
   listed $65,000 Active 1281-char remark

   Show marketing remark (1281 chars)

   Discover charming, low-maintenance living in this move-in ready park model tiny home located in the sought-after 55+ community of Caliente Springs in Desert Hot Springs. Designed with vaulted ceilings, abundant natural light, and a smart layout, the home offers a first-floor primary bedroom plus a spacious loft perfect for guests, a reading nook, office, yoga space, or cozy den. The bright living area flows to an efficient kitchen with generous cabinetry, while the sun-filled front room provides ideal flex space for dining, hobbies, or work. Outside, enjoy easy-care landscaping, a private driveway, and storage shed. Caliente Springs delivers a true resort lifestyle with a Pro Shop, 9-hole golf course, driving range, pickleball and tennis courts, bocce ball, shuffleboard, horseshoes, dog park, walking trails, community laundry, and mineral hot spring pools and spas. The clubhouse features community rooms, a library, fitness room, billiards, and restrooms. Community-led activities include yoga and yogalates, water aerobics, quilting and sewing, handwork groups, game nights (Euchre, Rummy, Canasta, Mah Jongg, Pinochle), sound therapies, rock painting, GaiQi Gong, Waterball, and moreall just minutes from Palm Springs. Big lifestyle living with small-footprint ease!

4. 2025-09-08
   historical
5. 2025-04-15
   status Active
6. 2025-04-09
   listed $65,000 Active
7. 2025-04-09
   historical
8. 2024-05-30
   historical
9. 2024-05-08
   listed $64,900 Active
10. 2024-04-04
    historical
11. 2024-03-15
    historical
12. 2024-03-14
    listed $49,500 Active
13. 2024-03-12
    status Active
14. 2024-02-21
    status Pending
15. 2024-02-08
    price $49,500
16. 2024-01-13
    listed $59,500 Active

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

Taxation est. · year 1

• Rental income: $22,248
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$1,743
• Taxable income: $12,393
• Est. tax owed @ 24.0%: −$2,974
• After-tax cash flow: $9,634/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 80/100 Cosmetic rehab

This move-in ready park model tiny home in Caliente Springs offers a charming, low-maintenance lifestyle with modern amenities and a resort-like community setting.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value
• Both Replace air filters regularly — Maintains HVAC efficiency and air quality
• Both Upgrade landscaping — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Both Replace air filters regularly — Maintains HVAC efficiency and air quality ↑
• Both Upgrade landscaping — Enhances curb appeal and adds 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 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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.7% since first listed

15 events — show timeline

• 2026-01-30 Price Changed $59,900 TheMLS
• 2025-11-20 Listed $65,000 TheMLS
• 2025-09-08 Listing Removed — GPSMLS
• 2025-04-15 Relisted — GPSMLS
• 2025-04-09 Listing Removed — GPSMLS
• 2025-04-09 Listed $65,000 GPSMLS
• 2024-05-30 Listing Removed — GPSMLS
• 2024-05-08 Listed $64,900 GPSMLS
• 2024-04-04 Listing Removed — GPSMLS
• 2024-03-15 Listing Removed — GPSMLS
• 2024-03-14 Listed $49,500 GPSMLS
• 2024-03-12 Relisted — GPSMLS
• 2024-02-21 Pending — GPSMLS
• 2024-02-08 Price Changed $49,500 GPSMLS
• 2024-01-13 Listed $59,500 GPSMLS