70200 Dillon Rd #571 · Desert Edge, CA 92241

$99,000

2 bd · 1.0 ba · 620 sqft · Manufactured · 56 Days on market

Built 1998 Good condition $160/sqft · 45% above area Est $68k · 45% 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
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Owner financing available. Resort-Style Living in a Fully Furnished RV Park Model with large California Room and deck Retreat Welcome to your desert escape--this beautifully maintained Unit offers comfort, convenience, and unbeatable resort lifestyle. Ideally situated right next to the golf course and just steps from the clubhouse, this home places you right in the heart of a vibrant, amenity-rich community. Step outside and enjoy your large, covered deck with a majestic view of desert and mountains and a front row seat to a beautiful pond and putting green in the foreground. Such a setting is perfect for relaxing or entertaining year-round. Inside, the home comes fully furnished and move

Key facts

• Landscaped backyard
• Large covered deck
• California room

Tags

• CALIFORNIA ROOM
• LARGE COVERED DECK
• LANDSCAPED BACKYARD
• SPACIOUS STORAGE SHED
• CLUBHOUSE WITH MINERAL POOLS
• SAUNA AND FITNESS ROOM

Property features AI

Finance

• Financial info: Land lease: $915 monthly (seller provided); Rent includes electric, pool, water, sewer, cable TV
• HOA & community: Senior community; Park name: Caliente Springs; Manager approval required; Community features: valley setting, gutters, watersports, golf course, dog park, foothills

Exterior

• Parking: Concrete driveway; Paved parking; Parking spaces available; Parking provided in park
• Security: Gated community; Security lights
• Utilities: Propane on property; Electricity connected / standard electric; Water connected (district/public); Sewer connected (septic tank); Cable connected
• Home design: Single-story (1 story); Entry faces east; Entry level 4; Turnkey condition; Has view; Mobile home remains (24' x 32'); Lot shape rectangular; 0-1 unit/acre
• Construction: Masonite and Hardie/Hardee plank siding; Asbestos shingle and metal roof; Masonite skirt; Pier jacks foundation; Year built (seller-provided)
• Exterior features: Front and rear porches; Wrap-around porch; Patio; Arizona room; Deck; Awning; Private barbecue; Community pool (gunite, lap pool, passively heated); In-ground community spa (gunite); Pond on lot; Sprinklers in rear; Garden; Greenbelt; Patio home; On golf course

Interior

• Kitchen: Formica counters; Refrigerator; Garbage disposal; Propane oven; Propane stove; Water heater unit
• Bedrooms: Main floor bedroom; Jack & Jill layout; Primary bathroom
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom; Shower in tub; Tile counters; Exhaust fan(s); Grab bars in bathroom(s)
• Heating & cooling: Central electric cooling; Electric forced air / central furnace heating
• Interior features: Furnished; Pantry; Wired for sound; Sliding glass door(s); Panel doors; Drapes/Curtains and blinds; Security lights; Gated community
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

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; 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

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.90% ✓
• Cap rate: 15.97%
• Cash-on-cash: 34.55%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

• ARV (median comp): $68,500
• List price: $99,000
• Delta: 44.53%
• 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 #215	0.00mi	1/1.0 (-1)	600 (-3%)	4mo	$65,000	$108	86
70200 Dillon Rd #499	0.00mi	1/1.0 (-1)	650 (+5%)	3mo	$100,000	$154	84
70200 Dillon Rd #446	0.11mi	2/1.5	600 (-3%)	4mo	$75,000	$125	84
70200 Dillon Rd #590	0.27mi	2/1.0	625 (+1%)	4mo	$61,500	$98	83
70200 Dillon Rd #384	0.00mi	2/2.0	670 (+8%)	4mo	$57,000	$85	79
70200 Dillon Rd #97	0.27mi	1/1.0 (-1)	600 (-3%)	4mo	$20,500	$34	73
70200 Dillon Rd #569	0.00mi	1/1.0 (-1)	700 (+13%)	4mo	$74,000	$106	70
70200 Dillon Rd #654	0.27mi	2/1.0	550 (-11%)	3mo	$97,500	$177	66
70200 Dillon Rd #146	0.27mi	1/1.0 (-1)	675 (+9%)	4mo	$49,000	$73	64
17300 Corkill Rd #3	0.31mi	3/1.0 (+1)	670 (+8%)	3mo	$49,960	$75	64
17625 Langlois #9	0.44mi	2/1.0	700 (+13%)	3mo	$15,000	$21	56
69548 Crestview Dr	0.74mi	2/2.0	672 (+8%)	3mo	$90,000	$134	45

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: 23.6%
• Equity multiple: 1.97×
• Total profit: $26,922
• Equity at exit: $14,761

10-year hold

• IRR: 31.5%
• Equity multiple: 3.85×
• Total profit: $79,059
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,876 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $673

Break-even live

Break-even rent $1,025

Max offer price $99,000

Occupancy floor 59%

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: $24,750
• Closing costs: $2,970
• 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	0.70mi
69360 Poolside Dr Desert Hot Springs, CA	3.0	2.0	648	$1,800	$2.78	2d	1	0.90mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	18d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $99,000 Active 56 DOM
2. 2026-06-17
   days on market $99,000 Active 55 DOM
3. 2026-06-16
   days on market $99,000 Active 54 DOM
4. 2026-06-15
   days on market $99,000 Active 53 DOM
5. 2026-06-13
   days on market $99,000 Active 51 DOM
6. 2026-06-13
   days on market $99,000 Active 50 DOM
7. 2026-06-09
   days on market $99,000 Active 47 DOM
8. 2026-06-08
   days on market $99,000 Active 46 DOM
9. 2026-06-07
   days on market $99,000 Active 45 DOM
10. 2026-06-04
    days on market $99,000 Active 42 DOM
11. 2026-06-03
    days on market $99,000 Active 41 DOM
12. 2026-06-02
    days on market $99,000 Active 40 DOM
13. 2026-06-01
    days on market $99,000 Active 39 DOM
14. 2026-05-31
    days on market $99,000 Active 38 DOM
15. 2026-04-23
    listed $99,000 Active 1711-char remark
16. 2025-02-15
    historical
17. 2024-11-25
    listed $99,000 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 16 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: $22,516
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$1,997
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$2,880
• Taxable income: $7,005
• Est. tax owed @ 24.0%: −$1,681
• After-tax cash flow: $6,394/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 fully furnished manufactured home offers a resort-style living experience with a large California room and deck. It is in good condition with minor cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Aesthetic update needed
• Minor Kitchen countertops — Clean and freshen up

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics
• Both Replace kitchen countertops — New countertops enhance functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Aesthetic update needed	Minor	$500–3,000
Kitchen countertops · Clean and freshen up	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics ↑
• Both Replace kitchen countertops — New countertops enhance functionality and 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 — 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

+0.0% since first listed

3 events — show timeline

• 2026-04-23 Listed $99,000 CRMLS
• 2025-02-15 Listing Removed — CRMLS
• 2024-11-25 Listed $99,000 CRMLS