70200 Dillon Rd #555 · Desert Edge, CA 92241

$59,900

2 bd · 1.0 ba · 525 sqft · Manufactured · 232 Days on market

Built 2007 Good condition $114/sqft · 21% above area Est $50k · 21% over ↓ 46% 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 +3.8/5.0
• 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

Magnificent location on the 8th hole of the golf course! Here we have a well-appointed 1 bedroom, 1 bath plus an additional sleeping area, 2007 Loft Style Park Model home featuring high ceilings throughout the living areas, a fireplace, an efficient home brightly lit by natural sunlight, and pride in ownership. Step outside onto the wrap around covered porch and take in the beautiful greens, pond, and desert scenery out the back. All this is being offered now in the exquisite 55+ Caliente Springs Resort. Immerse yourself in the top-notch amenities including mineral hot spring fed pool and spas, state of the art fitness center, 9-hole golf course, pickleball courts, tennis court, laundry facilities, library, and a fun active community. Lot is not owned; space rent $950.

Key facts

• Pickleball courts
• Tennis court
• Active community

Tags

• 8TH HOLE OF THE GOLF COURSE
• WRAP AROUND COVERED PORCH
• MINERAL HOT SPRING FED POOL
• PICKLEBALL COURTS
• TENNIS COURT
• ACTIVE COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $878 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.4% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $414 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 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: 3.00% ✓
• Cap rate: 26.39%
• Cash-on-cash: 71.79%
• DSCR: 4.19
• GRM: 2.8

CMA / ARV

• ARV (median comp): $49,618
• List price: $59,900
• Delta: 20.72%
• 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 #654	0.00mi	2/1.0	550 (+5%)	3mo	$97,500	$177	89
70200 Dillon Rd #527	0.01mi	2/1.0	525 (0%)	13mo	$55,000	$105	89
70200 Dillon Rd #416	0.00mi	1/1.0 (-1)	550 (+5%)	8mo	$48,000	$87	80
70200 Dillon Rd #320	0.01mi	1/1.0 (-1)	550 (+5%)	10mo	$50,000	$91	78
70200 Dillon Rd #97	0.00mi	1/1.0 (-1)	600 (+14%)	5mo	$20,500	$34	67
70200 Dillon Rd #446	0.17mi	2/1.5	600 (+14%)	4mo	$75,000	$125	63
70200 Dillon Rd #573	0.27mi	1/1.0 (-1)	550 (+5%)	14mo	$41,500	$75	63
70200 Dillon Rd #6	0.27mi	2/1.0	580 (+10%)	13mo	$79,500	$137	59
70200 Dillon Rd #324	0.27mi	1/1.0 (-1)	570 (+9%)	12mo	$76,000	$133	58
70200 Dillon Rd #215	0.27mi	1/1.0 (-1)	600 (+14%)	4mo	$65,000	$108	55
70200 Dillon Rd #605	0.27mi	1/1.0 (-1)	600 (+14%)	5mo	$97,500	$163	55
70200 Dillon Rd #36	0.27mi	1/1.0 (-1)	600 (+14%)	8mo	$65,000	$108	52

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: 61.9%
• Equity multiple: 3.76×
• Total profit: $46,327
• Equity at exit: $8,931

10-year hold

• IRR: 66.4%
• Equity multiple: 7.72×
• Total profit: $112,780
• Equity at exit: $5,179

Cash invested: $16,772 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,794 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $878

Break-even live

Break-even rent $682

Max offer price $59,900

Occupancy floor 46%

Sensitivity live

Price	-10% $920	-5% $899	+0% $878	+5% $857	+10% $837
Rent	-10% $736	-5% $807	+0% $878	+5% $949	+10% $1,020
Rate	-1.0pp $908	-0.5pp $893	base $878	+0.5pp $863	+1.0pp $847

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69360 Poolside Dr Desert Hot Springs, CA	3.0	2.0	648	$1,800	$2.78	3d	1	0.76mi
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 37 events

1. 2026-06-21
   days on market $59,900 Active 232 DOM
2. 2026-06-18
   days on market $59,900 Active 229 DOM
3. 2026-06-17
   days on market $59,900 Active 228 DOM
4. 2026-06-16
   days on market $59,900 Active 227 DOM
5. 2026-06-15
   days on market $59,900 Active 226 DOM
6. 2026-06-13
   days on market $59,900 Active 224 DOM
7. 2026-06-13
   days on market $59,900 Active 223 DOM
8. 2026-06-09
   days on market $59,900 Active 220 DOM
9. 2026-06-08
   days on market $59,900 Active 219 DOM
10. 2026-06-07
    days on market $59,900 Active 218 DOM
11. 2026-06-04
    days on market $59,900 Active 215 DOM
12. 2026-06-03
    days on market $59,900 Active 214 DOM
13. 2026-06-02
    days on market $59,900 Active 213 DOM
14. 2026-06-01
    days on market $59,900 Active 212 DOM
15. 2026-05-31
    days on market $59,900 Active 211 DOM
16. 2026-03-24
    price $59,900 779-char remark

    Show marketing remark (779 chars)

    Magnificent location on the 8th hole of the golf course! Here we have a well-appointed 1 bedroom, 1 bath plus an additional sleeping area, 2007 Loft Style Park Model home featuring high ceilings throughout the living areas, a fireplace, an efficient home brightly lit by natural sunlight, and pride in ownership. Step outside onto the wrap around covered porch and take in the beautiful greens, pond, and desert scenery out the back. All this is being offered now in the exquisite 55+ Caliente Springs Resort. Immerse yourself in the top-notch amenities including mineral hot spring fed pool and spas, state of the art fitness center, 9-hole golf course, pickleball courts, tennis court, laundry facilities, library, and a fun active community. Lot is not owned; space rent $950.

17. 2025-11-01
    historical

    Show marketing remark (779 chars)

    Magnificent location on the 8th hole of the golf course! Here we have a well-appointed 1 bedroom, 1 bath plus an additional sleeping area, 2007 Loft Style Park Model home featuring high ceilings throughout the living areas, a fireplace, an efficient home brightly lit by natural sunlight, and pride in ownership. Step outside onto the wrap around covered porch and take in the beautiful greens, pond, and desert scenery out the back. All this is being offered now in the exquisite 55+ Caliente Springs Resort. Immerse yourself in the top-notch amenities including mineral hot spring fed pool and spas, state of the art fitness center, 9-hole golf course, pickleball courts, tennis court, laundry facilities, library, and a fun active community. Lot is not owned; space rent $950.

18. 2025-11-01
    listed $64,900 Active 779-char remark

    Show marketing remark (779 chars)

    Magnificent location on the 8th hole of the golf course! Here we have a well-appointed 1 bedroom, 1 bath plus an additional sleeping area, 2007 Loft Style Park Model home featuring high ceilings throughout the living areas, a fireplace, an efficient home brightly lit by natural sunlight, and pride in ownership. Step outside onto the wrap around covered porch and take in the beautiful greens, pond, and desert scenery out the back. All this is being offered now in the exquisite 55+ Caliente Springs Resort. Immerse yourself in the top-notch amenities including mineral hot spring fed pool and spas, state of the art fitness center, 9-hole golf course, pickleball courts, tennis court, laundry facilities, library, and a fun active community. Lot is not owned; space rent $950.

19. 2025-05-02
    listed $64,900 Active
20. 2025-05-01
    historical
21. 2025-04-13
    price $64,900
22. 2025-02-10
    listed $69,500 Active
23. 2025-02-08
    historical
24. 2025-01-18
    price $69,500
25. 2024-11-02
    listed $74,500 Active
26. 2024-11-01
    historical
27. 2024-07-11
    historical
28. 2024-07-11
    listed $79,500 Active
29. 2024-04-18
    listed $79,500 Active
30. 2024-04-14
    historical
31. 2024-01-13
    listed $82,500 Active
32. 2023-04-05
    historical
33. 2023-01-29
    listed $85,000 Active
34. 2022-10-18
    historical
35. 2022-06-23
    listed $95,000 Active
36. 2022-06-18
    historical
37. 2022-05-19
    listed $110,000 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 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: $21,529
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$1,802
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$1,743
• Taxable income: $10,286
• Est. tax owed @ 24.0%: −$2,469
• After-tax cash flow: $8,069/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 well-maintained manufactured home in a desirable location offers a good investment opportunity with minor repairs and updates that can significantly enhance its value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Kitchen countertops — Need cleaning

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics
• Both Replace kitchen countertops — New countertops improve functionality and aesthetics
• Both Landscaping and curb appeal — Well-maintained landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Kitchen countertops · Need cleaning	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 cabinets — New cabinets improve functionality and aesthetics ↑
• Both Replace kitchen countertops — New countertops improve functionality and aesthetics ↑
• Both Landscaping and curb appeal — Well-maintained landscaping enhances curb appeal and property 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

-45.5% since first listed

22 events — show timeline

• 2026-03-24 Price Changed $59,900 GPSMLS
• 2025-11-01 Listing Removed — GPSMLS
• 2025-11-01 Listed $64,900 GPSMLS
• 2025-05-02 Listed $64,900 GPSMLS
• 2025-05-01 Listing Removed — GPSMLS
• 2025-04-13 Price Changed $64,900 GPSMLS
• 2025-02-10 Listed $69,500 GPSMLS
• 2025-02-08 Listing Removed — GPSMLS
• 2025-01-18 Price Changed $69,500 GPSMLS
• 2024-11-02 Listed $74,500 GPSMLS
• 2024-11-01 Listing Removed — GPSMLS
• 2024-07-11 Listing Removed — GPSMLS
• 2024-07-11 Listed $79,500 GPSMLS
• 2024-04-18 Listed $79,500 GPSMLS
• 2024-04-14 Listing Removed — GPSMLS
• 2024-01-13 Listed $82,500 GPSMLS
• 2023-04-05 Listing Removed — GPSMLS
• 2023-01-29 Listed $85,000 GPSMLS
• 2022-10-18 Listing Removed — GPSMLS
• 2022-06-23 Listed $95,000 GPSMLS
• 2022-06-18 Listing Removed — GPSMLS
• 2022-05-19 Listed $110,000 GPSMLS