64625 Pierson Blvd Unit A9 · Desert Hot Springs, CA 92240

$105,000

3 bd · 2.0 ba · 840 sqft · Manufactured · 40 Days on market

Built 2024 Good condition $125/sqft · 7% above area Est $99k · 7% over ↓ 19% 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 +4.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Parking
• Community pool
• Built 2024

Property features AI

Finance

• Other: Land lease amount: $800 (land lease applies)
• Financial info: Land lease applies
• HOA & community: Park West MHP community; Community features include valley views, street lighting, and a park; Pool use included in rent

Exterior

• Parking: Attached carport (1 covered space); Has parking
• Security: Fire sprinklers; Carbon monoxide detectors; Resident manager
• Utilities: Standard electric service; Natural gas connected; Public water; Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Single-story mobile home; Estimated year built; Model: Living on a prayer; Entry at community entrance; Facing the street
• Construction: Mobile home remains on site; Total of 1 story
• Exterior features: Covered patio; Community pool; Stucco skirt; Fenced yard in excellent condition; Desert front and back landscaping; Sprinkler system

Interior

• Kitchen: Kitchen island; Formica counters; Self-closing cabinet doors; Energy Star appliances; Refrigerator; Freezer; Range/stove hood; Gas & electric range; Tankless water heater
• Bedrooms: Primary bedroom with primary suite; All bedrooms on ground level; Walk-in closet
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms; Bathtub and shower in at least one bathroom; Shower in tub
• Heating & cooling: Central cooling; Energy Star cooling
• Interior features: Recessed lighting; Open floor plan; Energy Star doors; Energy Star windows; One-level living; Community spa
• Laundry & utility: Washer hookup; Gas dryer hookup; Individual laundry room; 220V in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $848 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 3.9% in Desert Hot 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 49/100 on livability (#1,149 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D+, schools F, amenities 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: Rents rising (+3.7%/yr); 519 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,147/mo this rent would consume 48% of the median local household income ($54k/yr) (locally 2095% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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 + 3.7% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. Crime grade is D 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: 2.05% ✓
• Cap rate: 17.39%
• Cash-on-cash: 39.62%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

• ARV (median comp): $98,521
• List price: $105,000
• Delta: 6.58%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64625 Pierson Blvd Unit B5	0.13mi	3/2.0	840 (0%)	2mo	$109,000	$130	93
64625 Pierson Blvd Unit A8	0.00mi	3/2.0	840 (0%)	9mo	$109,000	$130	92
64625 Pierson Blvd Blvd Unit A10	0.13mi	3/2.0	944 (+12%)	2mo	$109,000	$115	72
64625 Pierson Blvd Unit F4	0.00mi	2/2.0 (-1)	938 (+12%)	8mo	$100,000	$107	69

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 2.31×
• Total profit: $38,568
• Equity at exit: $15,656

10-year hold

• IRR: 38.6%
• Equity multiple: 4.73×
• Total profit: $109,576
• Equity at exit: $9,078

Cash invested: $29,400 (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 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 519
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,147 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $848

Break-even live

Break-even rent $1,073

Max offer price $105,000

Occupancy floor 55%

Sensitivity live

Price	-10% $921	-5% $885	+0% $848	+5% $812	+10% $776
Rent	-10% $679	-5% $764	+0% $848	+5% $933	+10% $1,018
Rate	-1.0pp $901	-0.5pp $875	base $848	+0.5pp $821	+1.0pp $794

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13175 Little Morongo Rd Desert Hot Springs, CA	4.0	2.5	1056	$1,995	$1.89	45d	1	0.66mi
66051 3rd St Desert Hot Springs, CA	2.0	1.0	760	$1,675	$2.20	25d	1	1.43mi

Listing history 22 events

1. 2026-06-21
   days on market $105,000 Active 40 DOM
2. 2026-06-18
   days on market $105,000 Active 37 DOM
3. 2026-06-17
   days on market $105,000 Active 36 DOM
4. 2026-06-16
   days on market $105,000 Active 35 DOM
5. 2026-06-15
   days on market $105,000 Active 34 DOM
6. 2026-06-13
   days on market $105,000 Active 32 DOM
7. 2026-06-13
   days on market $105,000 Active 31 DOM
8. 2026-06-09
   days on market $105,000 Active 28 DOM
9. 2026-06-08
   days on market $105,000 Active 27 DOM
10. 2026-06-07
    days on market $105,000 Active 26 DOM
11. 2026-06-04
    days on market $105,000 Active 23 DOM
12. 2026-06-03
    days on market $105,000 Active 22 DOM
13. 2026-06-02
    days on market $105,000 Active 21 DOM
14. 2026-06-01
    days on market $105,000 Active 20 DOM
15. 2026-05-31
    days on market $105,000 Active 19 DOM
16. 2026-05-12
    listed $105,000 Active
17. 2026-04-02
    historical
18. 2025-12-01
    price $99,000
19. 2025-10-16
    price $105,000
20. 2025-06-30
    price $109,000
21. 2025-05-30
    price $119,999
22. 2025-05-09
    listed $129,999 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 AO · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥110°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,768
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$1,993
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$3,055
• Taxable income: $9,142
• Est. tax owed @ 24.0%: −$2,194
• After-tax cash flow: $7,988/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 · 1 photo

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with no visible repairs needed. It offers a good starting point for cosmetic upgrades to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and increase both resale and rental value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers or renters.
• Both Upgrading the HVAC system — A newer, more efficient HVAC system can improve comfort and energy efficiency, increasing both resale and rental value.
• Both Adding smart home features — Smart home features can increase the home's appeal to tech-savvy buyers and renters, boosting both resale and rental value.
• Both Upgrading the kitchen appliances — Modern, energy-efficient appliances can improve the home's functionality and appeal, increasing both resale and rental value.
• Both Upgrading the bathrooms with modern fixtures — Modern, energy-efficient fixtures can improve the home's functionality and appeal, increasing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and increase both resale and rental value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers or renters. ↑
• Both Upgrading the HVAC system — A newer, more efficient HVAC system can improve comfort and energy efficiency, increasing both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal to tech-savvy buyers and renters, boosting both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modern, energy-efficient appliances can improve the home's functionality and appeal, increasing both resale and rental value. ↑
• Both Upgrading the bathrooms with modern fixtures — Modern, energy-efficient fixtures can improve the home's functionality and appeal, increasing 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 — Desert Hot Springs

• Score: 49/100
• State rank: #1149
• US rank: #25774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Riverside County · 2,287,001 people
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 41,615
• Household income: $54,023
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2095.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 23% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 47% English-only · Spanish 50% 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: ▼ -102.10%
• Current HPI: 418.4691
• Rent YoY: ▲ 3.66%
• Metro: Riverside-San Bernardino-Ontario, CA
• 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

-19.2% since first listed

7 events — show timeline

• 2026-05-12 Listed $105,000 CRMLS
• 2026-04-02 Listing Removed — CRMLS
• 2025-12-01 Price Changed $99,000 CRMLS
• 2025-10-16 Price Changed $105,000 CRMLS
• 2025-06-30 Price Changed $109,000 CRMLS
• 2025-05-30 Price Changed $119,999 CRMLS
• 2025-05-09 Listed $129,999 CRMLS