74711 Dillon Rd #173 · Sky Valley, CA 92241

$47,000

2 bd · 1.0 ba · 650 sqft · Manufactured · 10 Days on market

Built 2000 Good condition 1,500 sqft lot $72/sqft · 6% above area Est $44k · 6% over ↓ 37% since listing

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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 +4.9/15.0
• Condition / age +3.8/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the hidden Gem of Sky Valley Resort! This Park Model is a 2 bedroom, 1 bath. Super cute & clean! Nice spacious Kitchen with lots of cabinets for storage. The Bathroom has a walk in shower. Nice cozy Bedroom with mirrored closet doors. There; s a California Room that can be used as a 2nd bedroom/den/ or office. This property back up to the beautiful desert & has spectacular mountain views. The back Patio has a BBQ, and 2 sheds for extra storage. One of the sheds has washer & dryer hookups. Sky Valley Resort Offers many Great amenities including 13 Hot Mineral Pools & Spa's, Fitness Center, Sauna, Tennis Courts, Pickle Ball Courts, Cafe, Chapel, & a Dog

Key facts

• Bbq
• Spacious kitchen
• California room

Tags

• SPACIOUS KITCHEN
• WALK IN SHOWER
• CALIFORNIA ROOM
• MOUNTAIN VIEWS
• BACK PATIO
• BBQ

Property features AI

Finance

• Other: Fee simple land; Manager approval required for park; Space rent includes trash; Located in a family park (Sky Valley Resort); Includes 1 shed; Has panoramic desert and mountain views
• Financial info: Rental restrictions apply; Short-term rentals allowed; Acceptable sale terms: Cash, Cash to new loan, Other
• HOA & community: No monthly association fee listed (0.00); Gated community

Exterior

• Parking: Driveway parking (1 space)
• Security: Gated community with automatic gate
• Utilities: Septic tank
• Home design: Detached property; One level
• Construction: Year built: other
• Exterior features: Automatic gate; Gated community; Community mailbox; Trailer storage available; Pickleball courts; Dog park; Community pool and in-ground spa

Interior

• Kitchen: Refrigerator included
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Air conditioning
• Interior features: Sliding doors; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $47k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $897 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $47k).
• Cap rate 29.2% 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 $325 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• 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 $47,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.29% ✓
• Cap rate: 29.18%
• Cash-on-cash: 81.75%
• DSCR: 4.64
• GRM: 2.5

CMA / ARV

• ARV (median comp): $44,400
• List price: $47,000
• Delta: 5.86%
• Verdict: FAIR
• Comps: 5 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 #960	0.02mi	2/1.0	650 (0%)	12mo	$74,000	$114	89
74711 Dillon Rd #974	0.02mi	2/1.0	683 (+5%)	14mo	$85,000	$124	79
74711 Dillon Rd Spc 881	0.02mi	1/1.0 (-1)	600 (-8%)	4mo	$63,000	$105	78
74711 Dillon Rd #800	0.02mi	2/1.0	600 (-8%)	11mo	$31,000	$52	77
74711 Dillon Rd #869	0.02mi	2/1.0	700 (+8%)	11mo	$77,500	$111	77
74711 Dillon Rd Spc 89	0.14mi	1/1.0 (-1)	650 (0%)	17mo	$88,000	$135	74
74711 Dillon Rd #1011	0.02mi	2/1.0	700 (+8%)	16mo	$57,000	$81	73
74711 Dillon Rd #842	0.02mi	2/1.0	610 (-6%)	19mo	$92,000	$151	73
74711 Dillon Rd #706	0.02mi	2/1.0	700 (+8%)	18mo	$82,000	$117	71
74711 Dillon Rd #736	0.02mi	1/1.5 (-1)	600 (-8%)	12mo	$80,000	$133	69
74711 Dillon Rd #714	0.00mi	2/2.0	700 (+8%)	18mo	$64,500	$92	69
74711 Dillon Rd Spc 218	0.02mi	1/1.0 (-1)	600 (-8%)	16mo	$40,000	$67	68

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: 82.0%
• Equity multiple: 4.76×
• Total profit: $49,507
• Equity at exit: $7,008

10-year hold

• IRR: 85.4%
• Equity multiple: 9.87×
• Total profit: $116,730
• Equity at exit: $4,064

Cash invested: $13,160 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,546 medium
• Mortgage (P&I): −$246
• Tax est. 1.5%: −$59 /mo · $705/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $897

Break-even live

Break-even rent $411

Max offer price $47,000

Occupancy floor 37%

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-11
   status Pending 1161-char remark
2. 2026-05-01
   historical
3. 2026-05-01
   listed $47,000 Active 1161-char remark
4. 2026-04-23
   price $47,000
5. 2026-04-02
   price $52,000
6. 2026-02-19
   price $54,900
7. 2026-02-15
   price $59,900
8. 2025-12-02
   price $62,000
9. 2025-10-30
   listed $75,000 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 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: $18,552
• − Mortgage interest: −$2,633
• − Property taxes: −$705
• − Insurance: −$235
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$1,367
• Taxable income: $10,643
• Est. tax owed @ 24.0%: −$2,554
• After-tax cash flow: $8,204/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 mobile home is in good condition with minor repairs needed. It's move-in ready with a good curb appeal and a good location.

Repairs flagged

• Minor Kitchen countertops — Dirty and need cleaning
• Minor Bathroom tiles — Some discoloration

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen countertops — New countertops improve functionality and appearance
• Both Replace bathroom tiles — New tiles improve functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Dirty and need cleaning	Minor	$500–3,000
Bathroom tiles · Some discoloration	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 countertops — New countertops improve functionality and appearance ↑
• Both Replace bathroom tiles — New tiles improve functionality and appearance ↑

ⓘ 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

-37.3% since first listed

9 events — show timeline

• 2026-05-11 Pending — GPSMLS
• 2026-05-01 Listing Removed — GPSMLS
• 2026-05-01 Listed $47,000 GPSMLS
• 2026-04-23 Price Changed $47,000 GPSMLS
• 2026-04-02 Price Changed $52,000 GPSMLS
• 2026-02-19 Price Changed $54,900 GPSMLS
• 2026-02-15 Price Changed $59,900 GPSMLS
• 2025-12-02 Price Changed $62,000 GPSMLS
• 2025-10-30 Listed $75,000 GPSMLS