74711 Dillon Rd #898 · Sky Valley, CA 92241

$84,800

1 bd · 1.0 ba · 400 sqft · Manufactured · 600 Days on market

Built 2024 Good condition $212/sqft · 91% above area ↓ 1% 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
• Condition / age +4.0/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming One-Bedroom Retreat Near Palm Springs, CA Discover the perfect getaway in this beautifully crafted one-bedroom home that blends contemporary style with cozy charm. As you enter, you're welcomed by a sleek, open kitchen outfitted with stainless steel appliances, perfect for casual meals or hosting guests. The kitchen seamlessly connects to a living space enhanced by warm, wood-look flooring, giving the home a touch of sophistication. Natural light floods the room through large windows, creating a bright and inviting atmosphere that makes every day feel refreshing. The smart design ensures that each area is used to its full potential, offering both style and practicality in every corner. Ideally located, this home is just a short walk from rejuvenating mineral pools and the clubhouse, offering plenty of opportunities for relaxation and social activities. Whether you're seeking peace or community fun, this home delivers it all. HOME FEATURES • 1 bedroom, 1 bathroom • Kitchen featuring high-end appliances and a gas range • Solid-surface countertops • Clerestory windows with plenty of natural light • Dining/living room • Washer/dryer ready

Key facts

• High-end appliances
• Natural light
• Built 2024

Tags

• HIGH-END APPLIANCES
• NATURAL LIGHT
• SOLID-SURFACE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 9.6% in Sky Valley — 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 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: 218 active listings in the ZIP; 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 $586 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 600 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

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 $74,624 (12.0% below list)

Questions for the listing agent

1. It's been on market 600 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.53% ✓
• Cap rate: 12.53%
• Cash-on-cash: 22.29%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (median comp): $44,334
• List price: $84,800
• Delta: 91.27%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74711 Dillon Rd #819	0.00mi	1/1.0	399 (-0%)	0mo	$37,000	$93	99
74711 Dillon Rd Spc 1023	0.00mi	1/1.0	399 (-0%)	4mo	$36,000	$90	96
74711 Dillon Rd Spc 64	0.00mi	1/1.0	399 (-0%)	5mo	$48,500	$122	96
74711 Dillon Rd #271	0.00mi	1/1.0	399 (-0%)	6mo	$67,000	$168	95
74711 Dillon Rd #709	0.00mi	1/1.0	399 (-0%)	6mo	$45,000	$113	94
74711 Dillon Rd Spc 114	0.00mi	1/1.0	399 (-0%)	9mo	$62,000	$155	92
74711 Dillon Rd Spc 126	0.00mi	1/1.0	399 (-0%)	10mo	$53,000	$133	92
74711 Dillon Rd #1007	0.00mi	1/1.0	399 (-0%)	10mo	$60,000	$150	91
74711 Dillon Rd #884	0.00mi	1/1.0	399 (-0%)	10mo	$37,000	$93	91
74711 Dillon Rd #247	0.16mi	1/1.0	399 (-0%)	2mo	$48,000	$120	90
74711 Dillon Rd #878	0.16mi	1/1.0	399 (-0%)	9mo	$28,000	$70	85
74711 Dillon Rd Spc 746	0.17mi	1/1.0	399 (-0%)	10mo	$34,000	$85	83

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: 15.1%
• Equity multiple: 1.60×
• Total profit: $14,364
• Equity at exit: $12,644

10-year hold

• IRR: 23.8%
• Equity multiple: 3.05×
• Total profit: $48,752
• Equity at exit: $7,332

Cash invested: $23,744 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,272/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $441

Break-even live

Break-even rent $742

Max offer price $84,800

Occupancy floor 61%

Sensitivity live

Price	-10% $500	-5% $470	+0% $441	+5% $412	+10% $382
Rent	-10% $338	-5% $390	+0% $441	+5% $492	+10% $544
Rate	-1.0pp $484	-0.5pp $463	base $441	+0.5pp $419	+1.0pp $397

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: $21,200
• Closing costs: $2,544
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-08
   days on market $84,800 Active 600 DOM
2. 2026-06-07
   days on market $84,800 Active 599 DOM
3. 2026-06-04
   days on market $84,800 Active 596 DOM
4. 2026-06-03
   days on market $84,800 Active 595 DOM
5. 2026-06-02
   days on market $84,800 Active 594 DOM
6. 2026-06-01
   days on market $84,800 Active 593 DOM
7. 2026-05-31
   days on market $84,800 Active 592 DOM
8. 2026-04-01
   price $84,800 1192-char remark

   Show marketing remark (1192 chars)

   Charming One-Bedroom Retreat Near Palm Springs, CA Discover the perfect getaway in this beautifully crafted one-bedroom home that blends contemporary style with cozy charm. As you enter, you're welcomed by a sleek, open kitchen outfitted with stainless steel appliances, perfect for casual meals or hosting guests. The kitchen seamlessly connects to a living space enhanced by warm, wood-look flooring, giving the home a touch of sophistication. Natural light floods the room through large windows, creating a bright and inviting atmosphere that makes every day feel refreshing. The smart design ensures that each area is used to its full potential, offering both style and practicality in every corner. Ideally located, this home is just a short walk from rejuvenating mineral pools and the clubhouse, offering plenty of opportunities for relaxation and social activities. Whether you're seeking peace or community fun, this home delivers it all. HOME FEATURES • 1 bedroom, 1 bathroom • Kitchen featuring high-end appliances and a gas range • Solid-surface countertops • Clerestory windows with plenty of natural light • Dining/living room • Washer/dryer ready

9. 2024-10-16
   listed $85,800 Active 1192-char remark

   Show marketing remark (1192 chars)

   Charming One-Bedroom Retreat Near Palm Springs, CA Discover the perfect getaway in this beautifully crafted one-bedroom home that blends contemporary style with cozy charm. As you enter, you're welcomed by a sleek, open kitchen outfitted with stainless steel appliances, perfect for casual meals or hosting guests. The kitchen seamlessly connects to a living space enhanced by warm, wood-look flooring, giving the home a touch of sophistication. Natural light floods the room through large windows, creating a bright and inviting atmosphere that makes every day feel refreshing. The smart design ensures that each area is used to its full potential, offering both style and practicality in every corner. Ideally located, this home is just a short walk from rejuvenating mineral pools and the clubhouse, offering plenty of opportunities for relaxation and social activities. Whether you're seeking peace or community fun, this home delivers it all. HOME FEATURES • 1 bedroom, 1 bathroom • Kitchen featuring high-end appliances and a gas range • Solid-surface countertops • Clerestory windows with plenty of natural light • Dining/living room • Washer/dryer ready

ⓘ 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: $15,600
• − Mortgage interest: −$4,750
• − Property taxes: −$1,272
• − Insurance: −$424
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,467
• Taxable income: $4,191
• Est. tax owed @ 24.0%: −$1,006
• After-tax cash flow: $4,286/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 None rehab

This charming one-bedroom home in Sky Valley, CA, is in excellent condition with a good condition score of 80. It features a sleek kitchen, modern appliances, and a well-maintained exterior. The home is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding smart home features — Smart home features can improve convenience and attract tech-savvy buyers/renters.
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can improve convenience and attract tech-savvy buyers/renters. ↑
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase both resale and rental 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 — 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 (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

-1.2% since first listed

2 events — show timeline

• 2026-04-01 Price Changed $84,800 Zillow
• 2024-10-16 Listed $85,800 Zillow