74711 Dillon Rd #411 · Sky Valley, CA 92241

$139,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 58 Days on market

Built 1987 $111/sqft · 9% above area Est $122k · 13% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks

Owner financing available. Resort style Living in Spacious Double-wide Retreat Welcome to your desert escape--this home offers exceptional space, comfort, and true resort lifestyle. Ideally located just step from a Clubhouse, you will enjoy both convenience and a peaceful and very quiet neighborhood setting. This home is fully furnished and move-in ready, featuring a spacious kitchen with abundant storage and a dishwasher. Additional highlights include: A dedicated laundry room with washer and dryer, a new efficient water heater, covered carport with a concrete parking area, two large bedrooms with large closets, dining room and expansive living room. The resort amenities are second to no

Key facts

• 2 parking spots
• Community pool
• Built 1987

Property features AI

Finance

• Other: Access via paved road and highway/access road
• Financial info: Rent includes electric, pool, water, sewer and cable TV; Seller indicates land lease amount
• HOA & community: Land lease community (land lease applies); Community features: valley setting, biking, hiking, dog park, foothills, park; Park name: Sky Valley Resorts; Manager approval required

Exterior

• Parking: Two parking spaces; Two-car carport (attached); Concrete driveway and additional parking space
• Utilities: Public/District water; Engineered septic and public sewer; Standard electric on property; Natural gas connected; Cable connected; Sewer and water connected
• Home design: Single-story mobile home; Turnkey condition; Faces south; Entry faces west; Entry level 4; Total of 1 story; Mobile home dimensions approximately 30' x 40'; Mobile home remains
• Construction: Hardboard exterior; Shingle roof; Masonite skirt; Raised pillar/post/pier foundation; Approximately seller-reported year built
• Exterior features: Covered front porch; Deck; Awning; Two sheds; No fencing; Pond on lot; Landscaped lot; Patio (covered)

Interior

• Kitchen: Gas cooktop; Gas oven; Microwave; Garbage disposal; Refrigerator; Water heater unit (gas water heater)
• Bedrooms: Primary bedroom; All bedrooms on main level; Main floor bedroom
• Flooring: Tile; Laminate
• Bathrooms: Two full baths; Separate tub and shower; Shower in tub; Linen closet/storage; Closet in bathroom
• Heating & cooling: Central heating (natural gas furnace); Central electric cooling
• Interior features: Furnished; Ceiling fan; Pantry; Panel doors; Drapes/curtains, blinds, and screens; One-level home; Spa (community, in-ground) and bathtub
• Laundry & utility: Washer included; Dryer included; Washer hookup; Gas & electric dryer hookup; Dedicated laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (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: 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 $961 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y 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 $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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: 1.37% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.84%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $122,500
• List price: $139,000
• Delta: 13.47%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74711 Dillon Rd #507	0.00mi	2/2.0	1,248 (0%)	3mo	$147,500	$118	97
74711 Dillon Rd #614	0.00mi	2/2.0	1,248 (0%)	6mo	$70,000	$56	95
74711 Dillon #373	0.00mi	2/2.0	1,248 (0%)	14mo	$120,000	$96	88
74711 Dillon Rd #534	0.00mi	2/2.0	1,152 (-8%)	4mo	$82,000	$71	83
74711 Dillon Rd #599	0.13mi	2/2.0	1,152 (-8%)	1mo	$115,000	$100	80
74711 Dillon Rd #545	0.13mi	2/2.0	1,344 (+8%)	9mo	$105,000	$78	74
74711 Dillon Rd #513	0.13mi	3/2.0 (+1)	1,248 (0%)	18mo	$81,920	$66	74
74711 Dillon Rd #385	0.00mi	2/2.0	1,344 (+8%)	17mo	$85,000	$63	73
74711 Dillon Rd #511	0.00mi	2/2.0	1,152 (-8%)	18mo	$115,000	$100	72
74711 Dillon Rd #427	0.13mi	2/2.0	1,152 (-8%)	14mo	$150,000	$130	69
74711 Dillon Rd #421	0.33mi	2/2.0	1,150 (-8%)	4mo	$135,000	$117	68

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: 8.1%
• Equity multiple: 1.32×
• Total profit: $12,282
• Equity at exit: $20,725

10-year hold

• IRR: 17.3%
• Equity multiple: 2.43×
• Total profit: $55,593
• Equity at exit: $12,018

Cash invested: $38,920 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,907 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $546

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 66%

Sensitivity live

Price	-10% $642	-5% $594	+0% $546	+5% $498	+10% $450
Rent	-10% $395	-5% $471	+0% $546	+5% $621	+10% $697
Rate	-1.0pp $616	-0.5pp $581	base $546	+0.5pp $510	+1.0pp $473

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $139,000 Active 58 DOM
2. 2026-06-18
   days on market $139,000 Active 55 DOM
3. 2026-06-17
   days on market $139,000 Active 54 DOM
4. 2026-06-16
   days on market $139,000 Active 53 DOM
5. 2026-06-15
   days on market $139,000 Active 52 DOM
6. 2026-06-13
   days on market $139,000 Active 50 DOM
7. 2026-06-13
   days on market $139,000 Active 49 DOM
8. 2026-06-09
   days on market $139,000 Active 46 DOM
9. 2026-06-08
   days on market $139,000 Active 45 DOM
10. 2026-06-07
    days on market $139,000 Active 44 DOM
11. 2026-06-04
    days on market $139,000 Active 41 DOM
12. 2026-06-03
    days on market $139,000 Active 40 DOM
13. 2026-06-02
    days on market $139,000 Active 39 DOM
14. 2026-06-01
    days on market $139,000 Active 38 DOM
15. 2026-05-31
    days on market $139,000 Active 37 DOM
16. 2026-04-24
    listed $139,000 Active 1394-char remark
17. 2025-02-15
    historical
18. 2024-11-20
    listed $175,000 Active
19. 2022-11-15
    historical
20. 2022-07-23
    price $139,900
21. 2022-07-18
    listed $139,000 Active
22. 2022-07-06
    status Active
23. 2022-07-06
    historical
24. 2022-06-30
    historical
25. 2022-06-30
    listed $139,900
26. 2020-04-01
    historical Hold
27. 2019-09-04
    listed $49,900 Active
28. 2017-03-03
    historical
29. 2016-10-06
    listed $1,200 Active
30. 2016-08-03
    historical
31. 2016-02-05
    listed $1,800 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: $22,886
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$4,044
• Taxable income: $4,614
• Est. tax owed @ 24.0%: −$1,107
• After-tax cash flow: $5,445/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

+7622.2% since first listed

16 events — show timeline

• 2026-04-24 Listed $139,000 CRMLS
• 2025-02-15 Listing Removed — CRMLS
• 2024-11-20 Listed $175,000 CRMLS
• 2022-11-15 Listing Removed — CRMLS
• 2022-07-23 Price Changed $139,900 CRMLS
• 2022-07-18 Listed $139,000 CRMLS
• 2022-07-06 Relisted — CRMLS
• 2022-07-06 Listing Removed — CRMLS
• 2022-06-30 Listed $139,900 CRMLS
• 2022-06-30 Listing Removed — CRMLS
• 2020-04-01 Delisted — GPSMLS
• 2019-09-04 Listed $49,900 GPSMLS
• 2017-03-03 Listing Removed — GPSMLS
• 2016-10-06 Listed $1,200 GPSMLS
• 2016-08-03 Listing Removed — GPSMLS
• 2016-02-05 Listed $1,800 GPSMLS

Property tax history

-5.2%/yr

Latest (2025): $246 · -2.1% YoY. Source: county tax records.