70200 Dillon Rd #560 · Desert Edge, CA 92241

$78,900

1 bd · 1.0 ba · 600 sqft · Manufactured · 267 Days on market

Built 1998 Good condition $132/sqft · 26% above area Est $63k · 26% over ↓ 4% since listing

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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 +4.0/5.0
• 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 MLS

Stunning Home with Exceptional Resort Amenities; This remarkable property offers unbeatable views and is surrounded by beautiful water features. Located on the 7th tee of the golf course, this impressive 1-bedroom, 1-bath home is a ~600 sq. ft. 1998 Fleetwood Park Model. From the moment you enter, you'll be captivated by the modern design, vibrant and well-appointed furnishings, and the stunning vistas. The home provides both privacy and a turnkey living experience, making it the ideal getaway or a permanent residence. Outdoor Living and Entertaining; Enjoy a spacious, wind-protected deck—perfect for entertaining guests or unwinding as you watch the sun set over the hills. This inviting space allows you to savor all the comforts of home while soaking in the scenic surroundings. Community and Resort Amenities; Caliente Springs is a premier 55+ resort community, renowned for its extensive amenities. Residents have access to a fabulous mineral-fed hot spring pool and spas, a 9-hole golf course, 12 pickleball courts, tennis courts, laundry facilities, and much more. The community is actively involved, fostering a close-knit environment where friends truly become family. Please note that the lot is not owned; space rent is $950 per month. Golf Cart included.

Key facts

• Wind-protected deck
• 12 pickleball courts
• Water features

Tags

• WATER FEATURES
• 7TH TEE OF GOLF COURSE
• WIND-PROTECTED DECK
• MINERAL-FED HOT SPRING POOL
• 9-HOLE GOLF COURSE
• 12 PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $79k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.9% 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: 218 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $545 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,432 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.32% ✓
• Cap rate: 19.95%
• Cash-on-cash: 48.77%
• DSCR: 3.17
• GRM: 3.6

CMA / ARV

• ARV (median comp): $62,753
• List price: $78,900
• Delta: 25.73%
• 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 #97	0.00mi	1/1.0	600 (0%)	5mo	$20,500	$34	96
70200 Dillon Rd #590	0.00mi	2/1.0 (+1)	625 (+4%)	4mo	$61,500	$98	85
70200 Dillon Rd #215	0.27mi	1/1.0	600 (0%)	4mo	$65,000	$108	84
70200 Dillon Rd #605	0.27mi	1/1.0	600 (0%)	5mo	$97,500	$163	83
70200 Dillon Rd #446	0.17mi	2/1.5 (+1)	600 (0%)	4mo	$75,000	$125	82
70200 Dillon Rd #36	0.27mi	1/1.0	600 (0%)	8mo	$65,000	$108	81
70200 Dillon Rd #416	0.00mi	1/1.0	550 (-8%)	8mo	$48,000	$87	80
70200 Dillon Rd #654	0.00mi	2/1.0 (+1)	550 (-8%)	3mo	$97,500	$177	78
70200 Dillon Rd #146	0.00mi	1/1.0	675 (+12%)	4mo	$49,000	$73	76
70200 Dillon Rd #499	0.27mi	1/1.0	650 (+8%)	3mo	$100,000	$154	71
70200 Dillon Rd #384	0.27mi	2/2.0 (+1)	670 (+12%)	4mo	$57,000	$85	55
69548 Crestview Dr	0.61mi	2/2.0 (+1)	672 (+12%)	3mo	$90,000	$134	40

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: 38.7%
• Equity multiple: 2.65×
• Total profit: $36,526
• Equity at exit: $11,764

10-year hold

• IRR: 45.2%
• Equity multiple: 5.33×
• Total profit: $95,593
• Equity at exit: $6,822

Cash invested: $22,092 (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: 218
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,827 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,184/yr
• Insurance: −$33
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $773

Break-even live

Break-even rent $849

Max offer price $78,900

Occupancy floor 53%

Sensitivity live

Price	-10% $827	-5% $800	+0% $773	+5% $745	+10% $718
Rent	-10% $628	-5% $700	+0% $773	+5% $845	+10% $917
Rate	-1.0pp $812	-0.5pp $793	base $773	+0.5pp $752	+1.0pp $731

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: $19,725
• Closing costs: $2,367
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	45d	1	0.92mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	19d	1	1.29mi

Listing history 17 events

1. 2026-06-21
   days on market $78,900 Active 267 DOM
2. 2026-06-18
   days on market $78,900 Active 264 DOM
3. 2026-06-17
   days on market $78,900 Active 263 DOM
4. 2026-06-16
   days on market $78,900 Active 262 DOM
5. 2026-06-15
   days on market $78,900 Active 261 DOM
6. 2026-06-13
   days on market $78,900 Active 259 DOM
7. 2026-06-13
   days on market $78,900 Active 258 DOM
8. 2026-06-09
   days on market $78,900 Active 255 DOM
9. 2026-06-08
   days on market $78,900 Active 254 DOM
10. 2026-06-07
    days on market $78,900 Active 253 DOM
11. 2026-06-04
    days on market $78,900 Active 250 DOM
12. 2026-06-03
    days on market $78,900 Active 249 DOM
13. 2026-06-02
    days on market $78,900 Active 248 DOM
14. 2026-06-01
    days on market $78,900 Active 247 DOM
15. 2026-05-31
    days on market $78,900 Active 246 DOM
16. 2026-02-17
    price $78,900 1279-char remark

    Show marketing remark (1279 chars)

    Stunning Home with Exceptional Resort Amenities; This remarkable property offers unbeatable views and is surrounded by beautiful water features. Located on the 7th tee of the golf course, this impressive 1-bedroom, 1-bath home is a ~600 sq. ft. 1998 Fleetwood Park Model. From the moment you enter, you'll be captivated by the modern design, vibrant and well-appointed furnishings, and the stunning vistas. The home provides both privacy and a turnkey living experience, making it the ideal getaway or a permanent residence. Outdoor Living and Entertaining; Enjoy a spacious, wind-protected deck—perfect for entertaining guests or unwinding as you watch the sun set over the hills. This inviting space allows you to savor all the comforts of home while soaking in the scenic surroundings. Community and Resort Amenities; Caliente Springs is a premier 55+ resort community, renowned for its extensive amenities. Residents have access to a fabulous mineral-fed hot spring pool and spas, a 9-hole golf course, 12 pickleball courts, tennis courts, laundry facilities, and much more. The community is actively involved, fostering a close-knit environment where friends truly become family. Please note that the lot is not owned; space rent is $950 per month. Golf Cart included.

17. 2025-09-27
    listed $82,000 Active 1279-char remark

    Show marketing remark (1279 chars)

    Stunning Home with Exceptional Resort Amenities; This remarkable property offers unbeatable views and is surrounded by beautiful water features. Located on the 7th tee of the golf course, this impressive 1-bedroom, 1-bath home is a ~600 sq. ft. 1998 Fleetwood Park Model. From the moment you enter, you'll be captivated by the modern design, vibrant and well-appointed furnishings, and the stunning vistas. The home provides both privacy and a turnkey living experience, making it the ideal getaway or a permanent residence. Outdoor Living and Entertaining; Enjoy a spacious, wind-protected deck—perfect for entertaining guests or unwinding as you watch the sun set over the hills. This inviting space allows you to savor all the comforts of home while soaking in the scenic surroundings. Community and Resort Amenities; Caliente Springs is a premier 55+ resort community, renowned for its extensive amenities. Residents have access to a fabulous mineral-fed hot spring pool and spas, a 9-hole golf course, 12 pickleball courts, tennis courts, laundry facilities, and much more. The community is actively involved, fostering a close-knit environment where friends truly become family. Please note that the lot is not owned; space rent is $950 per month. Golf Cart included.

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 4 d/yr ≥109°F today · 12 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: $21,920
• − Mortgage interest: −$4,420
• − Property taxes: −$1,184
• − Insurance: −$1,897
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$2,295
• Taxable income: $8,617
• Est. tax owed @ 24.0%: −$2,068
• After-tax cash flow: $7,203/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 well-maintained mobile home offers a good condition with a fresh paint job and clean gutters, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior walls — Fresh paint enhances curb appeal and can increase both resale and rental value.
• Both Clean gutters — Clean gutters improve drainage and prevent water damage, enhancing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Fresh paint enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean gutters — Clean gutters improve drainage and prevent water damage, enhancing both resale and rental 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 (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

-3.8% since first listed

2 events — show timeline

• 2026-02-17 Price Changed $78,900 GPSMLS
• 2025-09-27 Listed $82,000 GPSMLS