17640 Corkill Rd #57 · Desert Edge, CA 92241

$95,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured · 55 Days on market

Built 1988 Good condition $77/sqft · 36% above area Est $70k · 36% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to the cozy 55+ community of Corkill Palms. This home has 1232 square feet of living space with 3 bedrooms and 2 baths. Open floorplan with vaulted ceiling between the large eat in kitchen and living room. Appliances include Refrigerator, Gas Range and Dishwasher. Plus there is a washer and dryer located off the kitchen and side entrance door leading to the covered carport with room for 2 vehicles. Also, this home comes furnished as per MLS photos. There is a private deck off the living room with an above ground hot tub. However, the seller has never used the hot tub so it would need to be serviced. Relax in the Therapeutic Natural Mineral Springs at the Clubhouse or have some

Key facts

• Large eat in kitchen
• Vaulted ceiling
• Covered carport

Tags

• OPEN FLOORPLAN
• VAULTED CEILING
• LARGE EAT IN KITCHEN
• COVERED CARPORT
• PUTTING GREEN
• BILLIARD ROOM

Property features AI

Finance

• Other: Manager approval required to rent or purchase in the park
• Financial info: Site is in a senior park (Corkill Palms) with 82 units; Monthly park lease $540; Manager: Dee Lee
• HOA & community: Association clubhouse; Association pet rules apply; Gated community; Hot water provided

Exterior

• Parking: Carport attached; 2 total parking spaces (2 covered)
• Security: Gated community; Smoke detector; Carbon monoxide detector(s); Manager approval required for park
• Utilities: District/public water; Shared septic
• Home design: Residential mobile home; Double wide mobile home; Single-story; Faces north; Mobile home remains with property; Manufactured by Baron Homes Inc., model New Haven 2802 (44 x 24), manufactured May 12, 1988
• Construction: Vinyl skirting; Pier jacks foundation
• Exterior features: Front porch; Rear porch; Shed; Mountain view; Heated indoor community pool; Community spa (heated, in-ground)

Interior

• Kitchen: Dishwasher; Range/Oven; Refrigerator
• Flooring: Carpet; Laminate; Vinyl tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Forced air heating
• Interior features: Furnished; Living room entry; Awning windows; Vertical blinds; Mini blinds; Drapes/curtains; Covered patio
• Laundry & utility: In-unit washer; In-unit dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k. 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 $95k).
• Recommended offer: $92k (3.0% 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-, 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $657 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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: 2.00% ✓
• Cap rate: 17.00%
• Cash-on-cash: 38.24%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (median comp): $70,000
• List price: $95,000
• Delta: 35.72%
• 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
17640 Corkill Rd #27	0.00mi	3/2.0	1,248 (+1%)	7mo	$60,000	$48	92
17640 Corkill #78 Rd	0.00mi	2/2.0 (-1)	1,248 (+1%)	1mo	$69,999	$56	92
17640 Corkill Rd #46	0.00mi	3/2.0	1,200 (-3%)	8mo	$58,000	$48	89
17640 Corkill Rd #74	0.00mi	2/2.0 (-1)	1,056 (-14%)	2mo	$55,000	$52	70
17555 Corkill Rd #53	0.13mi	3/2.0	1,056 (-14%)	1mo	$70,000	$66	69
69525 Dillon Rd #88	0.50mi	3/2.0	1,248 (+1%)	6mo	$180,000	$144	69
17555 Corkill Rd	0.13mi	2/2.0 (-1)	1,344 (+9%)	7mo	$105,000	$78	68
17625 Langlois Rd Spc 13	0.33mi	2/2.0 (-1)	1,344 (+9%)	0mo	$65,000	$48	64
18070 Langlois #206	0.59mi	2/2.0 (-1)	1,250 (+2%)	2mo	$185,000	$148	64
18131 Langlois Rd Unit G-14	0.49mi	2/1.5 (-1)	1,104 (-10%)	7mo	$55,000	$50	47
16821 Lakeside Ct	0.73mi	3/2.0	1,368 (+11%)	5mo	$170,000	$124	43
69525 Dillon Rd #85	0.50mi	2/2.0 (-1)	1,050 (-15%)	7mo	$119,000	$113	41

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: 34.3%
• Equity multiple: 2.45×
• Total profit: $38,616
• Equity at exit: $14,165

10-year hold

• IRR: 41.2%
• Equity multiple: 4.88×
• Total profit: $103,251
• Equity at exit: $8,214

Cash invested: $26,600 (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: 218
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,904 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $848

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 50%

Sensitivity live

Price	-10% $913	-5% $880	+0% $848	+5% $815	+10% $782
Rent	-10% $697	-5% $772	+0% $848	+5% $923	+10% $998
Rate	-1.0pp $895	-0.5pp $872	base $848	+0.5pp $823	+1.0pp $798

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 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
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	45d	1	0.80mi

Listing history 16 events

1. 2026-06-21
   days on market $95,000 Active 55 DOM
2. 2026-06-18
   days on market $95,000 Active 52 DOM
3. 2026-06-17
   days on market $95,000 Active 51 DOM
4. 2026-06-16
   days on market $95,000 Active 50 DOM
5. 2026-06-15
   days on market $95,000 Active 49 DOM
6. 2026-06-13
   days on market $95,000 Active 47 DOM
7. 2026-06-13
   days on market $95,000 Active 46 DOM
8. 2026-06-09
   days on market $95,000 Active 43 DOM
9. 2026-06-08
   days on market $95,000 Active 42 DOM
10. 2026-06-07
    days on market $95,000 Active 41 DOM
11. 2026-06-04
    days on market $95,000 Active 38 DOM
12. 2026-06-03
    days on market $95,000 Active 37 DOM
13. 2026-06-02
    days on market $95,000 Active 36 DOM
14. 2026-06-01
    days on market $95,000 Active 35 DOM
15. 2026-05-31
    days on market $95,000 Active 34 DOM
16. 2026-04-27
    listed $95,000 Active 929-char remark

ⓘ 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 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: $22,847
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − Depreciation: −$2,764
• Taxable income: $9,206
• Est. tax owed @ 24.0%: −$2,209
• After-tax cash flow: $7,961/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 55+ community home is in good condition with minor repairs needed. It offers a good balance of curb appeal and interior updates that can significantly increase its value.

Repairs flagged

• Minor Kitchen cabinets — Slight wear visible on cabinet doors.
• Minor Bathroom fixtures — Some wear visible on bathroom fixtures.
• Minor Landscaping — Some areas of landscaping could benefit from trimming and maintenance.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance.
• Resale Replace kitchen cabinets — Modernizing the kitchen with new cabinets can significantly increase the home's value.
• Rental Service hot tub — A functional hot tub can attract more renters and increase rental income.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear visible on cabinet doors.	Minor	$500–3,000
Bathroom fixtures · Some wear visible on bathroom fixtures.	Minor	$500–3,000
Landscaping · Some areas of landscaping could benefit from trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance. ↑
• Resale Replace kitchen cabinets — Modernizing the kitchen with new cabinets can significantly increase the home's value. ↑
• Rental Service hot tub — A functional hot tub can attract more renters and increase rental income. ↑

ⓘ 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

1 event — show timeline

• 2026-04-27 Listed $95,000 TheMLS