74711 Dillon Rd #309 · Sky Valley, CA 92241

$184,900

3 bd · 2.0 ba · 1,527 sqft · Manufactured · 51 Days on market

Built 2021 2,500 sqft lot $121/sqft · 44% above area Est $128k · 44% over

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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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

: Welcome to Family Friendly Sky Valley Resort! This 2021 double-wide 2-bedroom manufactured home shows like a brand-new model home and is located steps from the west side pool This home is currently in the Sky Valley Resort rental program and can remain a short term rental for the new buyer. This property is tastefully decorated and is offered turnkey furnished! The floorplan is open and inviting, energy efficient dual pane windows, high ceilings, can lights, kitchen island, individual laundry room, and is light and bright. This home is a rare find with a low monthly space rent of 1,068.00 per month. Located in Family Friendly Sky Valley Resort with the geothermal healing mineral water in

Key facts

• 2,500 sq ft lot
• Garage
• Community pool

Tags

• INDIVIDUAL LAUNDRY ROOM
• OPEN AND INVITING FLOORPLAN

Property features AI

Finance

• Other: Land: fee simple; Park-provided amenities and septic included in space rent; Park manager approval required and obtained
• Financial info: Listing terms: Cash; Short-term rentals permitted; Property sold furnished as shown (some personal items excluded); Possession at close of escrow
• HOA & community: Monthly association fees: $0; Monthly mobile home space rent: $1,068 (park is Sky Valley Resort; family park)

Exterior

• Parking: Driveway; Total of 4 parking spaces (2 covered/carport, 2 uncovered/assigned)
• Security: Card/code access
• Utilities: Septic tank
• Home design: Traditional double-wide mobile home; One level; Entry facing unspecified direction; Mobile home model: Sunset Ridge K535G (Skyline / Champion Builder); Mobile home manufactured 6/23/2021; Mobile home will remain
• Construction: Wood exterior; Pier jacks foundation; Skirting: wood
• Exterior features: Detached property; City street frontage; Gated community; Community heated gunite in-ground pool and spa; Community amenities include pickleball courts

Interior

• Kitchen: Quartz counters; Refrigerator; Microwave; Gas range / Gas cooktop / Gas oven; Self-cleaning oven; Dishwasher
• Bedrooms: Walk-in closet
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Turnkey furnished; Drapes; Dining area; Living room; Kitchen island
• Laundry & utility: Washer and dryer in individual laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (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: 216 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $179,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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: 1.15% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $128,077
• List price: $184,900
• Delta: 44.37%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74711 Dillon Rd #635	0.00mi	2/2.0 (-1)	1,490 (-2%)	2mo	$130,000	$87	89
74711 Dillon Rd #389	0.00mi	2/2.0 (-1)	1,512 (-1%)	9mo	$158,000	$104	86
74711 Dillon Rd #552	0.13mi	3/2.0	1,568 (+3%)	9mo	$116,000	$74	82
74711 Dillon Rd #544	0.13mi	2/2.0 (-1)	1,603 (+5%)	12mo	$130,000	$81	71
74711 Dillon Rd #545	0.00mi	2/2.0 (-1)	1,344 (-12%)	9mo	$105,000	$78	68
74711 Dillon Rd #506	0.13mi	3/2.0	1,700 (+11%)	10mo	$164,000	$96	66
74711 Dillon Rd #553	0.13mi	3/2.0	1,680 (+10%)	14mo	$176,000	$105	66
74711 Dillon Rd #611	0.13mi	2/2.0 (-1)	1,628 (+7%)	17mo	$105,000	$64	64
74711 Dillon Rd #541	0.16mi	2/2.0 (-1)	1,689 (+11%)	11mo	$138,900	$82	61
74711 Dillon Rd #385	0.13mi	2/2.0 (-1)	1,344 (-12%)	17mo	$85,000	$63	55

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-3,992
• Equity at exit: $27,569

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $30,053
• Equity at exit: $15,987

Cash invested: $51,772 (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: 216
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,133 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $407

Break-even live

Break-even rent $1,617

Max offer price $184,900

Occupancy floor 76%

Sensitivity live

Price	-10% $535	-5% $471	+0% $407	+5% $343	+10% $279
Rent	-10% $239	-5% $323	+0% $407	+5% $491	+10% $576
Rate	-1.0pp $500	-0.5pp $454	base $407	+0.5pp $359	+1.0pp $311

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $184,900 Active 51 DOM
2. 2026-06-17
   days on market $184,900 Active 50 DOM
3. 2026-06-16
   days on market $184,900 Active 49 DOM
4. 2026-06-15
   days on market $184,900 Active 48 DOM
5. 2026-06-13
   days on market $184,900 Active 46 DOM
6. 2026-06-13
   days on market $184,900 Active 45 DOM
7. 2026-06-09
   days on market $184,900 Active 42 DOM
8. 2026-06-08
   days on market $184,900 Active 41 DOM
9. 2026-06-07
   days on market $184,900 Active 40 DOM
10. 2026-06-04
    days on market $184,900 Active 37 DOM
11. 2026-06-03
    days on market $184,900 Active 36 DOM
12. 2026-06-02
    days on market $184,900 Active 35 DOM
13. 2026-06-01
    days on market $184,900 Active 34 DOM
14. 2026-05-31
    days on market $184,900 Active 33 DOM
15. 2026-04-28
    listed $184,900 Active 1303-char remark
16. 2007-02-12
    historical
17. 2007-01-25
    listed $51,000

ⓘ 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: $25,596
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$924
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − Depreciation: −$5,379
• Taxable income: $2,066
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $4,391/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.

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

+262.5% since first listed

3 events — show timeline

• 2026-04-28 Listed $184,900 GPSMLS
• 2007-02-12 Listing Removed — GPSMLS
• 2007-01-25 Listed $51,000 GPSMLS