70200 Dillon Rd #102 · Desert Edge, CA 92241

$72,000

2 bd · 1.5 ba · 800 sqft · Manufactured · 3 Days on market

Built 1988 Good condition Est $85k · 15% under

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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 +14.3/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks

This beautifully renovated, turnkey park model home offers 2 bedrooms, 1 bathroom, and approximately 800 sq. ft. of comfortable living space, ideal for entertaining. The home features modern designer touches, abundant natural light, new flooring throughout, updated countertops, new kitchen cabinets, and a beautifully upgraded spa-like bathroom. A fantastic, covered patio provides a private, serene place to relax. Located in Caliente Springs 55+ Resort, residents enjoy amenities including a 9-hole golf course, hot mineral springs pool and spas, 8 pickleball courts, and an active, welcoming community. Space rent is $711; the lot is leased, not owned.

Key facts

• Covered patio
• 9-hole golf course
• 8 pickleball courts

Tags

• COVERED PATIO
• HOT MINERAL SPRINGS POOL
• 9-HOLE GOLF COURSE
• 8 PICKLEBALL COURTS
• ACTIVE COMMUNITY

Property features AI

Finance

• Other: Space rent includes trash (monthly space rent listed); Mobile home to remain; manager approval obtained; Located in an RV park / resort (Caliente Springs Resort)
• HOA & community: Zero monthly association fee listed; Gated senior community with community amenities

Exterior

• Parking: Three total parking spaces; One covered space; One carport space; Assigned parking and driveway parking
• Security: Automatic gate in a gated community; Community security features
• Utilities: Water provided by district (Mission); Septic tank; Has water well; PUD: Yes
• Home design: Detached park-model style home; Single-story, ground-level entry; Park model builder: Casa Royale
• Construction: Siding exterior; Pier jacks and tie-down foundation; Park-model unit manufactured in 1988
• Exterior features: Covered patio; Accessory buildings/shed; Vinyl and some no fencing; Landscaped, private and level lot; Close to clubhouse; Leisure-facing north with front door facing south; Has views of city lights, pond, park/greenbelt, peek-a-boo views, mountains, hills and desert

Interior

• Kitchen: Laminate counters; Gas cooktop; Gas oven; Microwave; Refrigerator; Dishwasher
• Bedrooms: Two master bedrooms
• Flooring: Laminate flooring
• Bathrooms: One full bathroom; One half bathroom; Shower stall
• Heating & cooling: Electric forced air heating; Air conditioning; Ceiling fans
• Interior features: Vaulted ceilings; Sliding doors; Awnings on windows; Ground-level entry with steps; Turnkey furnished
• Laundry & utility: Washer; Laundry in an individual room / laundry area; Water heater unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $72k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $856 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Cap rate 22.6% 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: 216 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $498 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $72,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.60% ✓
• Cap rate: 22.64%
• Cash-on-cash: 58.40%
• DSCR: 3.60
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $84,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70200 Dillon Rd #102	0.00mi	2/1.5	800 (0%)	0mo	$72,000	$90	100
70200 Dillon Rd #550	0.00mi	2/2.0	800 (0%)	1mo	$122,000	$153	97
70200 Dillon Rd #664	0.16mi	2/1.5	800 (0%)	3mo	$95,000	$119	90
70200 Dillon Rd #376	0.11mi	1/1.0 (-1)	800 (0%)	3mo	$60,000	$75	86
70200 Dillon Rd #536	0.11mi	2/1.5	750 (-6%)	1mo	$90,000	$120	84
70200 Dillon Rd #437	0.16mi	1/1.0 (-1)	780 (-2%)	1mo	$65,000	$83	80
70200 Dillon Rd #569	0.11mi	1/1.0 (-1)	700 (-12%)	4mo	$74,000	$106	64
70200 Dillon Rd #436	0.17mi	2/1.0	700 (-12%)	7mo	$98,000	$140	64
17625 Langlois #105	0.55mi	2/2.0	840 (+5%)	1mo	$55,000	$65	64
70200 Dillon Rd #157	0.11mi	1/1.0 (-1)	700 (-12%)	6mo	$54,800	$78	62
17555-2 Corkill Rd #28	0.54mi	2/2.0	880 (+10%)	3mo	$99,990	$114	53
17625 Langlois #9	0.55mi	2/1.0	700 (-12%)	3mo	$15,000	$21	49

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: 48.8%
• Equity multiple: 3.13×
• Total profit: $42,948
• Equity at exit: $10,735

10-year hold

• IRR: 54.4%
• Equity multiple: 6.36×
• Total profit: $108,015
• Equity at exit: $6,225

Cash invested: $20,160 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,872 high
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $856

Break-even live

Break-even rent $788

Max offer price $72,000

Occupancy floor 49%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.80mi
69360 Poolside Dr Desert Hot Springs, CA	3.0	2.0	648	$1,800	$2.78	2d	1	0.82mi
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	44d	1	0.95mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	24d	1	0.95mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	18d	1	1.37mi

Listing history 4 events

1. 2026-06-15
   status $72,000 Pending 3 DOM
2. 2026-06-13
   days on market $72,000 Active 3 DOM
3. 2026-06-13
   remarks 656-char remark
4. 2026-06-13
   listed $72,000 Active 2 DOM

ⓘ 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: $22,460
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$1,862
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$2,095
• Taxable income: $9,796
• Est. tax owed @ 24.0%: −$2,351
• After-tax cash flow: $7,919/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 · 13 photos

Good 80/100 Cosmetic rehab

This beautifully renovated park model home offers modern updates and a serene outdoor space, ideal for a turnkey living experience.

Value-add opportunities

• Both landscaping — enhances curb appeal and value
• Both paint exterior — improves curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and value ↑
• Both paint exterior — improves curb appeal and 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

1 event — show timeline

• 2026-06-10 Listed $72,000 GPSMLS