17069 North Indian Cyn #68 · Palm Springs, CA 92258

$54,000

1 bd · 1.0 ba · 588 sqft · Manufactured · 66 Days on market

Built 1963 Good condition ↓ 8% 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 +7.5/15.0
• Appreciation +6.7/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Charming Single-Wide Manufactured Home in Indian Canyon Mobile Home Park! This cute single-story home measures approximately 49’ x 12’ and has been beautifully remodeled throughout. Enjoy fresh interior and exterior paint, durable laminate wood flooring, modern recessed lighting, and crisp new baseboards that give the space a clean, updated feel. Priced with low space rent, this home sits in the desirable Indian Canyon Mobile Home Park, an all-ages community offering convenient amenities including a sparkling community pool, on-site laundry facilities, and a community hall for gatherings. Located in North Palm Springs (92258), you’re just minutes from the I-10 freeway, with easy access to shopping, dining, and everything the Coachella Valley has to offer. Perfect for first-time buyers or anyone seeking affordable, low-maintenance living in a great desert location with mountain views nearby.

Key facts

• Community hall
• Community pool
• Remodeled throughout

Tags

• REMODELED THROUGHOUT
• DURABLE LAMINATE WOOD FLOORING
• MODERN RECESSED LIGHTING
• COMMUNITY POOL
• ON-SITE LAUNDRY FACILITIES
• COMMUNITY HALL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $54k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $51k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 2.7% in Palm Springs — 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 66/100 on livability (#348 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: schools C-, crime 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: 14 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($373 loan paydown + $2k appreciation (3.4% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,760 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.86% ✓
• Cap rate: 15.63%
• Cash-on-cash: 33.35%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.6%
• Equity multiple: 3.27×
• Total profit: $34,288
• Equity at exit: $25,347

10-year hold

• IRR: 39.3%
• Equity multiple: 6.51×
• Total profit: $83,357
• Equity at exit: $39,913

Cash invested: $15,120 (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 92258

• Home prices YoY: 1.4%
• Active inventory: 14
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$283
• Tax est. 1.5%: −$68 /mo · $810/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $420

Break-even live

Break-even rent $472

Max offer price $54,000

Occupancy floor 53%

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $54,000 Active 66 DOM
2. 2026-06-17
   days on market $54,000 Active 65 DOM
3. 2026-06-16
   days on market $54,000 Active 64 DOM
4. 2026-06-15
   days on market $54,000 Active 63 DOM
5. 2026-06-13
   days on market $54,000 Active 61 DOM
6. 2026-06-13
   days on market $54,000 Active 60 DOM
7. 2026-06-09
   days on market $54,000 Active 57 DOM
8. 2026-06-08
   days on market $54,000 Active 56 DOM
9. 2026-06-07
   days on market $54,000 Active 55 DOM
10. 2026-06-04
    days on market $54,000 Active 52 DOM
11. 2026-06-03
    days on market $54,000 Active 51 DOM
12. 2026-06-02
    days on market $54,000 Active 50 DOM
13. 2026-06-01
    days on market $54,000 Active 49 DOM
14. 2026-05-31
    days on market $54,000 Active 48 DOM
15. 2026-05-03
    price $54,000 921-char remark

    Show marketing remark (921 chars)

    Charming Single-Wide Manufactured Home in Indian Canyon Mobile Home Park! This cute single-story home measures approximately 49’ x 12’ and has been beautifully remodeled throughout. Enjoy fresh interior and exterior paint, durable laminate wood flooring, modern recessed lighting, and crisp new baseboards that give the space a clean, updated feel. Priced with low space rent, this home sits in the desirable Indian Canyon Mobile Home Park, an all-ages community offering convenient amenities including a sparkling community pool, on-site laundry facilities, and a community hall for gatherings. Located in North Palm Springs (92258), you’re just minutes from the I-10 freeway, with easy access to shopping, dining, and everything the Coachella Valley has to offer. Perfect for first-time buyers or anyone seeking affordable, low-maintenance living in a great desert location with mountain views nearby.

16. 2026-04-13
    listed $59,000 Active 921-char remark

    Show marketing remark (921 chars)

    Charming Single-Wide Manufactured Home in Indian Canyon Mobile Home Park! This cute single-story home measures approximately 49’ x 12’ and has been beautifully remodeled throughout. Enjoy fresh interior and exterior paint, durable laminate wood flooring, modern recessed lighting, and crisp new baseboards that give the space a clean, updated feel. Priced with low space rent, this home sits in the desirable Indian Canyon Mobile Home Park, an all-ages community offering convenient amenities including a sparkling community pool, on-site laundry facilities, and a community hall for gatherings. Located in North Palm Springs (92258), you’re just minutes from the I-10 freeway, with easy access to shopping, dining, and everything the Coachella Valley has to offer. Perfect for first-time buyers or anyone seeking affordable, low-maintenance living in a great desert location with mountain views nearby.

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,052
• − Mortgage interest: −$3,025
• − Property taxes: −$810
• − Insurance: −$270
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$1,571
• Taxable income: $4,448
• Est. tax owed @ 24.0%: −$1,068
• After-tax cash flow: $3,975/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 single-wide manufactured home is in good condition with recent cosmetic updates, making it move-in ready and suitable for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Enhances the home's appearance and can attract more buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Enhances the home's appearance and can attract more buyers/renters. ↑

ⓘ 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 — Palm Springs

• Score: 66/100
• State rank: #348
• US rank: #11850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 46,786
• Population (ZIP): 508

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 Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 30% White 21% Native American 10% Black 3%
• Hispanic origin (detail): Mexican 53% Puerto Rican 3%
• Common ancestry: Portuguese 2%
• Foreign-born: 32% · Canada
• Languages at home: 35% English-only · Spanish 65%

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: ▲ 3.35%
• Current HPI: 245.1131
• 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

-8.5% since first listed

2 events — show timeline

• 2026-05-03 Price Changed $54,000 CRMLS
• 2026-04-13 Listed $59,000 CRMLS