70200 Dillon Rd #665 · Desert Edge, CA 92241

$120,000

2 bd · 1.0 ba · 800 sqft · Manufactured · 72 Days on market

Built 1998 Good condition $150/sqft · 75% above area ↓ 11% 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 +3.8/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This extensively renovated 2-bedroom, 1-bath park model home encompasses approximately 800 square feet and features impressive mountain views along with pristine water features, situated on the 4th hole of the golf course. The property includes a well-designed two-car covered carport and golf cart, complemented by a California room constructed with quality craftsmanship and tasteful updates throughout, such as granite countertops, dishwasher and updated plumbing. Additional recent improvements include updated flooring, an upgraded HVAC system, a new hot water tank, appliances, and ceiling fans. The spacious covered deck and private yard are ideal for entertaining or relaxation, and an outdoor heater provides comfort on cooler evenings. Located within the premier 55+ Caliente Springs Resort, residents enjoy access to exceptional amenities including a mineral hot spring-fed pool and spas, a state-of-the-art fitness center, a 9-hole golf course, eight pickleball courts, tennis courts, laundry facilities, a library, and a vibrant community environment. Space rent is $950 per month; lot ownership is not included.

Key facts

• Covered deck
• Private yard
• Water features

Tags

• MOUNTAIN VIEWS
• WATER FEATURES
• CALIFORNIA ROOM
• COVERED DECK
• PRIVATE YARD
• MINERAL HOT SPRING-FED POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.

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-, schools F, commute D-.
• 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $830 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.55% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.74%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (median comp): $68,500
• List price: $120,000
• Delta: 75.18%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70200 Dillon Rd #664	0.00mi	2/1.5	800 (0%)	3mo	$95,000	$119	95
70200 Dillon Rd #102	0.16mi	2/1.5	800 (0%)	0mo	$72,000	$90	90
70200 Dillon Rd #437	0.00mi	1/1.0 (-1)	780 (-2%)	1mo	$65,000	$83	90
70200 Dillon Rd #550	0.16mi	2/2.0	800 (0%)	1mo	$122,000	$153	88
70200 Dillon Rd #376	0.27mi	1/1.0 (-1)	800 (0%)	3mo	$60,000	$75	80
70200 Dillon Rd #536	0.27mi	2/1.5	750 (-6%)	1mo	$90,000	$120	75
70200 Dillon Rd #436	0.01mi	2/1.0	700 (-12%)	7mo	$98,000	$140	73
70200 Dillon Rd #569	0.27mi	1/1.0 (-1)	700 (-12%)	4mo	$74,000	$106	59
70200 Dillon Rd #157	0.27mi	1/1.0 (-1)	700 (-12%)	6mo	$54,800	$78	57
17625 Langlois #105	0.70mi	2/2.0	840 (+5%)	1mo	$55,000	$65	54
17555-2 Corkill Rd #28	0.67mi	2/2.0	880 (+10%)	3mo	$99,990	$114	45
17625 Langlois #9	0.70mi	2/1.0	700 (-12%)	3mo	$15,000	$21	44

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: 10.0%
• Equity multiple: 1.39×
• Total profit: $13,242
• Equity at exit: $17,892

10-year hold

• IRR: 19.1%
• Equity multiple: 2.60×
• Total profit: $53,911
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $512

Break-even live

Break-even rent $1,208

Max offer price $120,000

Occupancy floor 67%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69360 Poolside Dr Desert Hot Springs, CA	3.0	2.0	648	$1,800	$2.78	2d	1	0.76mi
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	44d	1	0.92mi
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	44d	1	1.10mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	24d	1	1.10mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	18d	1	1.29mi

Listing history 18 events

1. 2026-06-18
   days on market $120,000 Active 72 DOM
2. 2026-06-17
   days on market $120,000 Active 71 DOM
3. 2026-06-16
   days on market $120,000 Active 70 DOM
4. 2026-06-15
   days on market $120,000 Active 69 DOM
5. 2026-06-13
   days on market $120,000 Active 67 DOM
6. 2026-06-13
   days on market $120,000 Active 66 DOM
7. 2026-06-09
   days on market $120,000 Active 63 DOM
8. 2026-06-08
   days on market $120,000 Active 62 DOM
9. 2026-06-07
   days on market $120,000 Active 61 DOM
10. 2026-06-04
    days on market $120,000 Active 58 DOM
11. 2026-06-03
    days on market $120,000 Active 57 DOM
12. 2026-06-02
    days on market $120,000 Active 56 DOM
13. 2026-06-01
    days on market $120,000 Active 55 DOM
14. 2026-05-31
    days on market $120,000 Active 54 DOM
15. 2026-04-07
    listed $120,000 Active 1125-char remark

    Show marketing remark (1125 chars)

    This extensively renovated 2-bedroom, 1-bath park model home encompasses approximately 800 square feet and features impressive mountain views along with pristine water features, situated on the 4th hole of the golf course. The property includes a well-designed two-car covered carport and golf cart, complemented by a California room constructed with quality craftsmanship and tasteful updates throughout, such as granite countertops, dishwasher and updated plumbing. Additional recent improvements include updated flooring, an upgraded HVAC system, a new hot water tank, appliances, and ceiling fans. The spacious covered deck and private yard are ideal for entertaining or relaxation, and an outdoor heater provides comfort on cooler evenings. Located within the premier 55+ Caliente Springs Resort, residents enjoy access to exceptional amenities including a mineral hot spring-fed pool and spas, a state-of-the-art fitness center, a 9-hole golf course, eight pickleball courts, tennis courts, laundry facilities, a library, and a vibrant community environment. Space rent is $950 per month; lot ownership is not included.

16. 2023-06-30
    soldstatus $135,000 Closed 817-char remark

    Show marketing remark (817 chars)

    Breathtaking views of the mountains, pristine water ponds all situated on the beautiful 4th hole of the golf course in this magnificent 2 bedroom, 1 bath, ~800 sq. ft. Park model home that has been completely renovated inside and boasts pride of ownership! New flooring, new HVAC, new hot water tank, new appliances, new ceiling fans, outdoor heater on deck. Large fully covered deck and private yard space. Now being offered in the exquisite premiere 55+ Caliente Springs Resort. The park boasts top notch amenities including mineral hot spring fed pool and spas, state of the art fitness center, 9-hole golf course, 12 pickleball courts, tennis courts, laundry facilities, library, and a fun active community. Park approval and proof of funds must be presented with all offers. Space rent is $862, lot is not owned.

17. 2023-06-05
    status Pending 817-char remark

    Show marketing remark (817 chars)

    Breathtaking views of the mountains, pristine water ponds all situated on the beautiful 4th hole of the golf course in this magnificent 2 bedroom, 1 bath, ~800 sq. ft. Park model home that has been completely renovated inside and boasts pride of ownership! New flooring, new HVAC, new hot water tank, new appliances, new ceiling fans, outdoor heater on deck. Large fully covered deck and private yard space. Now being offered in the exquisite premiere 55+ Caliente Springs Resort. The park boasts top notch amenities including mineral hot spring fed pool and spas, state of the art fitness center, 9-hole golf course, 12 pickleball courts, tennis courts, laundry facilities, library, and a fun active community. Park approval and proof of funds must be presented with all offers. Space rent is $862, lot is not owned.

18. 2023-05-21
    listed $135,000 Active 817-char remark

    Show marketing remark (817 chars)

    Breathtaking views of the mountains, pristine water ponds all situated on the beautiful 4th hole of the golf course in this magnificent 2 bedroom, 1 bath, ~800 sq. ft. Park model home that has been completely renovated inside and boasts pride of ownership! New flooring, new HVAC, new hot water tank, new appliances, new ceiling fans, outdoor heater on deck. Large fully covered deck and private yard space. Now being offered in the exquisite premiere 55+ Caliente Springs Resort. The park boasts top notch amenities including mineral hot spring fed pool and spas, state of the art fitness center, 9-hole golf course, 12 pickleball courts, tennis courts, laundry facilities, library, and a fun active community. Park approval and proof of funds must be presented with all offers. Space rent is $862, lot is not owned.

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 4 d/yr ≥109°F today · 12 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: $22,269
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$2,102
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$3,491
• Taxable income: $4,591
• Est. tax owed @ 24.0%: −$1,102
• After-tax cash flow: $5,037/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 75/100 Cosmetic rehab

This well-maintained 2-bedroom, 1-bath park model home offers a good condition with recent updates and a great location.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value
• Both Upgrade kitchen appliances — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value ↑
• Both Upgrade kitchen appliances — Modernizes the space and adds 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 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

-11.1% since first listed

4 events — show timeline

• 2026-04-07 Listed $120,000 GPSMLS
• 2023-06-30 Sold (MLS) $135,000 GPSMLS
• 2023-06-05 Pending — GPSMLS
• 2023-05-21 Listed $135,000 GPSMLS