17640 Corkill #48 · Desert Edge, CA 92241

$89,999

3 bd · 2.0 ba · 1,394 sqft · Manufactured public records · 5 Days on market

Built 1987 Est $109k · 17% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Corkill Palms is an 55+ active community that offers therapeutic Hot Mineral Water Pool & Spa! Beautiful 3BD/2BA home on a corner lot with stunning mountain views from your front porch. This home offer a open floor plan, spacious living room, dining room, primary suite, large closets in each bdrm, & a separate laundry room w/ a washer & dryer. A galley kitchen w/ a large 3 door updated refrigerator & new dishwasher. An abundant amount of cabinet space thru out the home. Recent updates include a tiled guest bath w/ updated vanity & an upgraded walk-in shower in the primary bath. A large shed also! The park has a large clubhouse, billiards room, reading/ TV area.

Key facts

• Open floor plan
• Primary suite
• Dining room

Tags

• HOT MINERAL WATER POOL
• MOUNTAIN VIEWS
• OPEN FLOOR PLAN
• SPACIOUS LIVING ROOM
• DINING ROOM
• PRIMARY SUITE

Property features AI

Finance

• Other: Community located in a valley; Paved road access; Directions: East on Dillon Rd. to Corkill Rd, south to Corkill Palms, east side on St one block down
• Financial info: Monthly land lease: $510.72 (seller-provided)
• HOA & community: Community amenities: clubhouse, pool, card room, billiard room, barbecue/outdoor cooking area; Senior community; Park name: Corkill Palms; Manager approval required; Pets: contact management

Exterior

• Parking: Covered carport (2 spaces)
• Security: Gated community with automatic gate; Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public/district water; Community septic
• Home design: Mobile home (24' x 56') remains on site; Double body type; One story; Corner lot; Has view
• Construction: Assessor-provided year built information
• Exterior features: Covered porch; Awning; Covered patio; In-ground community heated pool; Shed (one)

Interior

• Kitchen: Gas range; Dishwasher; Microwave; Garbage disposal; Refrigerator
• Bedrooms: Single-story layout (entry level 1)
• Flooring: Vinyl flooring; Carpet
• Bathrooms: Two full bathrooms; Upgraded finishes; Walk-in shower; Linen closet/storage
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Open floor plan; Cathedral/vaulted ceilings; Furnished or unfurnished options; Turnkey condition; South-facing entry
• Laundry & utility: Dedicated laundry room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $924 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 18.6% vs local median 14.6% in Desert Edge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#297 in CA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, commute D-, employment 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.
• Zoned schools: Julius Corsini Elementary (409 students, 98% FRL); Desert Springs Middle (803 students, 99% FRL); Desert Hot Springs High (math 27% / reading 52%, grade F, #532 of 1,170 statewide, top 48%, 1,742 students, 98% FRL) — zoned schools average 98% FRL vs 73% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 218 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $622 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 4→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,999

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.06% ✓
• Cap rate: 18.61%
• Cash-on-cash: 44.00%
• DSCR: 2.96
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $108,732
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17555 Corkill Rd	0.13mi	2/2.0 (-1)	1,344 (-4%)	7mo	$105,000	$78	77
17640 Corkill Rd #27	0.00mi	3/2.0	1,248 (-10%)	7mo	$60,000	$48	77
17640 Corkill #78 Rd	0.00mi	2/2.0 (-1)	1,248 (-10%)	1mo	$69,999	$56	76
17625 Langlois Rd Spc 13	0.33mi	2/2.0 (-1)	1,344 (-4%)	0mo	$65,000	$48	73
17640 Corkill Rd #46	0.00mi	3/2.0	1,200 (-14%)	8mo	$58,000	$48	70
17800 Langlois Rd #218	0.50mi	2/2.0 (-1)	1,440 (+3%)	2mo	$50,000	$35	64
17640 Corkill Rd #22	0.00mi	2/2.0 (-1)	1,200 (-14%)	12mo	$65,000	$54	62
16821 Lakeside Ct	0.73mi	3/2.0	1,368 (-2%)	5mo	$170,000	$124	58
69525 Dillon Rd #88	0.50mi	3/2.0	1,248 (-10%)	6mo	$180,000	$144	54
16411 Vista Cerro	0.73mi	2/2.0 (-1)	1,430 (+3%)	6mo	$195,000	$136	51
18070 Langlois #206	0.59mi	2/2.0 (-1)	1,250 (-10%)	2mo	$185,000	$148	49
16725 Camino Mirasol Dr	0.70mi	2/2.0 (-1)	1,248 (-10%)	8mo	$165,000	$132	38

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: 40.9%
• Equity multiple: 2.76×
• Total profit: $44,239
• Equity at exit: $13,419

10-year hold

• IRR: 47.2%
• Equity multiple: 5.53×
• Total profit: $114,199
• Equity at exit: $7,781

Cash invested: $25,200 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $924

Break-even live

Break-even rent $680

Max offer price $89,999

Occupancy floor 45%

Sensitivity live

Price	-10% $975	-5% $949	+0% $924	+5% $898	+10% $873
Rent	-10% $778	-5% $851	+0% $924	+5% $997	+10% $1,070
Rate	-1.0pp $969	-0.5pp $947	base $924	+0.5pp $901	+1.0pp $877

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	26d	1	0.59mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	1d	1	0.59mi
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	45d	1	0.59mi

Listing history 4 events

1. 2026-06-21
   days on market $89,999 Active 5 DOM
2. 2026-06-18
   days on market $89,999 Active 2 DOM
3. 2026-06-17
   remarks 679-char remark
4. 2026-06-17
   listed $89,999 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $337 · $28/mo
• Projected year-2 tax: $684 · $57/mo
• Expected delta: +$347/yr (+$29/mo · 102.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 4 d/yr ≥109°F today · 10 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: $22,200
• − Mortgage interest: −$5,041
• − Property taxes: −$337
• − Insurance: −$450
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$2,618
• Taxable income: $10,201
• Est. tax owed @ 24.0%: −$2,448
• After-tax cash flow: $8,639/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 — Desert Edge

• Score: 68/100
• State rank: #297
• US rank: #9953

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Desert Edge, 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 event — show timeline

• 2026-06-16 Listed $89,999 CRMLS

Property tax history

-1.3%/yr

Latest (2025): $337 · -2.1% YoY. Source: county tax records.