288 Turf Paradise St · Rancho Mirage, CA 92270

$79,900

2 bd · 1.0 ba · 960 sqft · Manufactured public records · 178 Days on market

Built 1973 2,178 sqft lot $83/sqft · 29% below area Est $113k · 29% under ↓ 11% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 2 bedroom, 2 bathroom manufactured home located in the desirable Rancho Mirage Mobile Home Park . Situated on a prime corner lot , this home enjoys extra privacy, open views, and no nearby obstructions - giving you a light, bright, and airy feel throughout. Inside, you'll find a comfortable floor plan with a spacious living area, dining space, and an efficient kitchen ready for your personal touch. The home could use a bit of updating, making it a perfect opportunity to add your own style and value . Both bedrooms are well-sized, and the two bathrooms offer convenience for guests or shared living. Step outside to enjoy the generous outdoor space that a corner lot provides - ideal for gardening, entertaining, or simply relaxing and taking in the peaceful surroundings of this beautiful community. Rancho Mirage Mobile Home Park is known for its well-kept grounds and inviting neighborhood feel. Whether you're looking for a full-time residence or a seasonal retreat, this home offers an affordable chance to get into a great park and customize a space to your liking.

Key facts

• Outdoor space
• Well-kept grounds
• Corner lot

Tags

• CORNER LOT
• OUTDOOR SPACE
• WELL-KEPT GROUNDS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.9% vs local median 3.0% in Rancho Mirage — 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 51/100 on livability (#1,065 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: amenities F, commute F, cost of living 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: Rents rising (+3.7%/yr); 529 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $552 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 + 3.7% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 3.05% ✓
• Cap rate: 26.90%
• Cash-on-cash: 73.60%
• DSCR: 4.27
• GRM: 2.7

CMA / ARV

• ARV (median comp): $113,299
• List price: $79,900
• Delta: -29.48%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Golden State St	0.10mi	3/2.0 (+1)	1,100 (+15%)	21mo	$59,000	$54	45
246 S Paseo Laredo	0.64mi	3/2.0 (+1)	1,104 (+15%)	2mo	$65,000	$59	35

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: 74.2%
• Equity multiple: 4.41×
• Total profit: $76,264
• Equity at exit: $11,913

10-year hold

• IRR: 78.2%
• Equity multiple: 9.34×
• Total profit: $186,498
• Equity at exit: $6,908

Cash invested: $22,372 (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 92270

• Rents YoY: 3.7%
• Active inventory: 529
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,436 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $1,372

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 39%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39905 Estates Rd Unit 3 Rancho Mirage, CA	2.0	2.0	1000	$1,800	$1.80	24d	1	0.85mi
70260 California 111 #24 Rancho Mirage, CA	2.0	1.0	836	$1,550	$1.85	44d	1	0.86mi
39955 Estates Rd Apt 11 Rancho Mirage, CA	2.0	2.0	1000	$2,395	$2.40	5d	1	0.89mi
37700 Van Fleet St Unit 3 Cathedral City, CA	1.0	1.0	525	$1,395	$2.66	44d	1	1.08mi
68695 F St Cathedral City, CA	3.0	2.5	896	$2,500	$2.79	44d	1	1.16mi
37111 Cathedral Canyon Dr Unit A Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	24d	1	1.44mi
37111 Cathedral Canyon Dr Unit 2 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	22d	1	1.44mi
37111 Cathedral Canyon Dr Unit B Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	2d	1	1.44mi
68460 Kings Rd Unit 3 Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	3d	1	1.46mi
68460 Kings Rd Unit C Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	22d	1	1.46mi
37156 Palo Verde Dr Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	3d	1	1.47mi
37156 Palo Verde Dr Unit 5 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	22d	1	1.47mi
37156 Palo Verde Dr Unit D Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	24d	1	1.47mi
37112 Palo Verde Dr Unit 4 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	3d	1	1.48mi
37112 Palo Verde Dr Unit 3 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	22d	1	1.48mi
37112 Palo Verde Dr Unit 4 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	24d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $79,900 Active 178 DOM
2. 2026-06-17
   days on market $79,900 Active 177 DOM
3. 2026-06-16
   days on market $79,900 Active 176 DOM
4. 2026-06-15
   days on market $79,900 Active 175 DOM
5. 2026-06-13
   days on market $79,900 Active 173 DOM
6. 2026-06-13
   days on market $79,900 Active 172 DOM
7. 2026-06-09
   days on market $79,900 Active 169 DOM
8. 2026-06-08
   days on market $79,900 Active 168 DOM
9. 2026-06-07
   days on market $79,900 Active 167 DOM
10. 2026-06-04
    days on market $79,900 Active 164 DOM
11. 2026-06-03
    days on market $79,900 Active 163 DOM
12. 2026-06-02
    days on market $79,900 Active 162 DOM
13. 2026-06-01
    days on market $79,900 Active 161 DOM
14. 2026-05-31
    days on market $79,900 Active 160 DOM
15. 2026-01-28
    price $79,900 1106-char remark

    Show marketing remark (1106 chars)

    Welcome home to this charming 2 bedroom, 2 bathroom manufactured home located in the desirable Rancho Mirage Mobile Home Park . Situated on a prime corner lot , this home enjoys extra privacy, open views, and no nearby obstructions - giving you a light, bright, and airy feel throughout. Inside, you'll find a comfortable floor plan with a spacious living area, dining space, and an efficient kitchen ready for your personal touch. The home could use a bit of updating, making it a perfect opportunity to add your own style and value . Both bedrooms are well-sized, and the two bathrooms offer convenience for guests or shared living. Step outside to enjoy the generous outdoor space that a corner lot provides - ideal for gardening, entertaining, or simply relaxing and taking in the peaceful surroundings of this beautiful community. Rancho Mirage Mobile Home Park is known for its well-kept grounds and inviting neighborhood feel. Whether you're looking for a full-time residence or a seasonal retreat, this home offers an affordable chance to get into a great park and customize a space to your liking.

16. 2025-12-04
    listed $90,000 Active 1106-char remark

    Show marketing remark (1106 chars)

    Welcome home to this charming 2 bedroom, 2 bathroom manufactured home located in the desirable Rancho Mirage Mobile Home Park . Situated on a prime corner lot , this home enjoys extra privacy, open views, and no nearby obstructions - giving you a light, bright, and airy feel throughout. Inside, you'll find a comfortable floor plan with a spacious living area, dining space, and an efficient kitchen ready for your personal touch. The home could use a bit of updating, making it a perfect opportunity to add your own style and value . Both bedrooms are well-sized, and the two bathrooms offer convenience for guests or shared living. Step outside to enjoy the generous outdoor space that a corner lot provides - ideal for gardening, entertaining, or simply relaxing and taking in the peaceful surroundings of this beautiful community. Rancho Mirage Mobile Home Park is known for its well-kept grounds and inviting neighborhood feel. Whether you're looking for a full-time residence or a seasonal retreat, this home offers an affordable chance to get into a great park and customize a space to your liking.

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,231
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$2,339
• − Management: −$2,339
• − Depreciation: −$2,324
• Taxable income: $16,156
• Est. tax owed @ 24.0%: −$3,878
• After-tax cash flow: $12,589/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 — Rancho Mirage

• Score: 51/100
• State rank: #1065
• US rank: #25255

Category grades

Amenities F Commute F Cost of living F Crime B- Employment A+ Housing C+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Mirage, CA
• County: Riverside County · 2,287,001 people
• City population: 17,563
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 17,563
• Household income: $107,364
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 498.0

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

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, South Korea, China
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -210.99%
• Current HPI: 282.2957
• Rent YoY: ▲ 3.72%
• Metro: Riverside-San Bernardino-Ontario, CA
• 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

-11.2% since first listed

2 events — show timeline

• 2026-01-28 Price Changed $79,900 GPSMLS
• 2025-12-04 Listed $90,000 GPSMLS

Property tax history

-9.0%/yr

Latest (2025): $59 · +7.8% YoY. Source: county tax records.