74711 Dillon Rd #1025 · Sky Valley, CA 92441

$99,000

2 bd · 1.0 ba · 520 sqft · Manufactured · 59 Days on market

Built 2004 Good condition $190/sqft · 123% above area

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0

Listing remarks

Owner financing available. All-natural mineral hot springs resort living and a gated hidden gem near Palm Springs! This park model with added California room features a large covered front deck with a beautiful, fenced backyard that offers a place to relax and bar-b-que outside. The spacious California room is furnished with a queen size bed two recliners and a large screen smart television. The main bedroom, furnished with a queen size bed and two nightstands, has a wall-to-wall closet and many built-in drawers. The kitchen is loaded with drawers, cupboards and a pantry. The dining area has a wraparound built-in hutch that provides extra storage and space for entertaining guests. Furniture

Key facts

• Gated community
• Gated hidden gem
• Fenced backyard

Tags

• GATED HIDDEN GEM
• LARGE COVERED FRONT DECK
• FENCED BACKYARD
• SPACIOUS CALIFORNIA ROOM
• WRAPAROUND BUILT-IN HUTCH
• GATED COMMUNITY

Property features AI

Finance

• Other: Located in valley/foothills community
• Financial info: Land lease amount reported as monthly
• HOA & community: Land lease in place (monthly); Rent includes electric, pool, water, sewer and cable TV; Land lease amount paid monthly

Exterior

• Parking: Accessibility features include parking; Located in Sky Vallley Resorts park
• Utilities: Electricity on property and connected; Propane available; District/public water connected; Septic tank; Cable connected; Sewer connected
• Home design: Single-story (1 story); Mobile home remains on site; Mobile dimensions approximately 24 ft by 32 ft; Entry level 4; Property faces down slope from street; Quad wide body type
• Construction: Year built reported by seller
• Exterior features: Community pool

Interior

• Kitchen: Formica counters; Kitchen open to family room; Refrigerator; Propane oven; Propane stove; Electric water heater; Water heater unit
• Bedrooms: All bedrooms on main floor; Main floor bedroom included
• Flooring: Vinyl
• Bathrooms: 1 full bathroom with shower; Formica counters in bathroom
• Heating & cooling: Electric heating with forced air central furnace; Central electric cooling
• Interior features: Furnished; Ceiling fan; Formica counters; Entry located at side door
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

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: 2 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 $4k of equity ($684 loan paydown + $3k appreciation (3.0% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.07% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (median comp): $44,367
• List price: $99,000
• Delta: 123.14%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74711 Dillon Rd #958	0.17mi	1/1.0 (-1)	500 (-4%)	5mo	$33,000	$66	76
74711 Dillon Rd #716	0.17mi	1/1.0 (-1)	550 (+6%)	5mo	$44,400	$81	74
74711 Dillon Rd #111	0.00mi	1/1.0 (-1)	580 (+12%)	22mo	$72,500	$125	57

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: 13.8%
• Equity multiple: 1.79×
• Total profit: $21,828
• Equity at exit: $44,515

10-year hold

• IRR: 15.7%
• Equity multiple: 3.30×
• Total profit: $63,888
• Equity at exit: $68,602

Cash invested: $27,720 (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 92441

• Active inventory: 2
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $155

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 80%

Sensitivity live

Price	-10% $224	-5% $189	+0% $155	+5% $121	+10% $87
Rent	-10% $71	-5% $113	+0% $155	+5% $197	+10% $239
Rate	-1.0pp $205	-0.5pp $180	base $155	+0.5pp $130	+1.0pp $103

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $99,000 Active 59 DOM
2. 2026-06-18
   days on market $99,000 Active 56 DOM
3. 2026-06-17
   days on market $99,000 Active 55 DOM
4. 2026-06-16
   days on market $99,000 Active 54 DOM
5. 2026-06-15
   days on market $99,000 Active 53 DOM
6. 2026-06-13
   days on market $99,000 Active 51 DOM
7. 2026-06-13
   days on market $99,000 Active 50 DOM
8. 2026-06-09
   days on market $99,000 Active 47 DOM
9. 2026-06-08
   days on market $99,000 Active 46 DOM
10. 2026-06-07
    days on market $99,000 Active 45 DOM
11. 2026-06-04
    days on market $99,000 Active 42 DOM
12. 2026-06-03
    days on market $99,000 Active 41 DOM
13. 2026-06-02
    days on market $99,000 Active 40 DOM
14. 2026-06-01
    days on market $99,000 Active 39 DOM
15. 2026-05-31
    days on market $99,000 Active 38 DOM
16. 2026-04-23
    listed $99,000 Active 1681-char remark
17. 2025-02-15
    historical
18. 2024-11-20
    listed $99,000 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: $12,750
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$2,880
• Taxable income: $305
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $1,789/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 80/100 Cosmetic rehab

This manufactured home is in good condition with minimal repairs needed. It offers a spacious California room and a well-maintained exterior, making it a good investment for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and overall appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and overall 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 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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-23 Listed $99,000 CRMLS
• 2025-02-15 Listing Removed — CRMLS
• 2024-11-20 Listed $99,000 CRMLS