69510 Morningside Dr · Desert Edge, CA 92241

$169,000

2 bd · 1.0 ba · 800 sqft · Manufactured public records · 185 Days on market

Built 1972 3,049 sqft lot $211/sqft · 78% above area Est $118k · 43% over $152/mo HOA · 8% of rent

---

Why this score? — see what drove the D 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 +19.6/30.0
• DSCR +6.2/10.0
• 1% rule +5.6/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• 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 MLS

Looking for the right sized space that is cozy and easy care? Find it with this 2 Bedroom, 2 Bath home in the 55+ Active community of Desert Crest Country Club, where you own the land. Here it is peaceful, yet a vibrant Community that offers many opportunities year-round. The location is ideal for those looking for a peaceful retreat. The quiet neighborhood is perfect for relaxation and unwinding. With easy access to nearby conveniences and attractions in the Coachella Valley, residents enjoy the accessibility of city living amenities while still being able to enjoy country tranquility. Whether you are looking for a permanent residence or a vacation home, this property offers the perfect combination of comfort, convenience, and charm. The home itself is set on the entry to a long cul-de-sac on the Northeast corner. An almost circular Driveway enters both a one vehicle Garage and a recently permitted, and professionally built Carport. Front Door Entry has a covered Porch area with views into the Valley. Enter into the open Living Room and Dining Area that has a lot windows for natural light. The recently painted surfaces both inside and out make the home gleam, while the newer flooring of laminate wood, and real tile in the Kitchen and Bath areas tie it together and gives "new home" vibes. The Dining Area has built-in cabinetry with glass doors and mirrors, while the chandelier Fan lighting completes the look. A recently installed A/C split unit aids in keeping the public areas cool, while a Swamp Cooler does the same in the Garage. Completing your comfort is the recently refurbished HV/AC system. The Kitchen is light and bright with newly installed tile backsplash above the lovely laminate countertops. Cabinetry is crisp, and a banquet-style Refrigerator lets you entertain with ease. Both Bedrooms are roomy, with mirrored closet doors in the 2nd Bedroom, and the Main with an ensuite Bath and direct outdoor Entry installed. The ensuite Bath enjoys a large Shower, with newer facilities. Just next to the second Bedroom, another full barn Door Entry Bath has a spacious Shower and Tub combo, Sink plenty of counter space, and updated facilities. The Garage is directly accessible, with a Washer, Dryer, and Utility Sink. Currently set up as a sitting space, there is still plenty of room for a vehicle. You still have plenty of storage space with the separate 10-foot by 12-foot Shed. The cedar fencing was recently placed around the property along with D & G gravelling, giving it a finished look. The final touch of this lovingly maintained Home is the repainted Roof. The Desert Crest Country Club community boasts a 9-hole golf course, inviting residents to enjoy leisurely rounds amid the picturesque setting of pond and mature trees that boast views of Mounts San Jacinto and San Gorgonio and the iconic windmills of the Banning Pass. This oasis extends beyond the golf course. Residents here enjoy a multi-faceted Clubhouse featuring a healthy mineral water Pool and Spas, providing a serene escape and a hub for plenty of social connections. Indoor Shuffleboard and other activities are a welcome diversion here at the Clubhouse, with many interior facilities to keep you moving. The onsite cafe caters to culinary cravings, the dog groomers attend to furry companions, and the real estate office ensures all needs are met with ease. These conveniences foster not just a residence but a sense of belonging within a home and community bound by shared experiences and vibrant camaraderie. This home represents a harmonious blend of comfort, style, and functionality, creating a delightfully private haven within the heart of Desert Crest Country Club. Whether indulging in a round of golf, luxuriating in the mineral water pool, or simply savoring the serenity of the surroundings from your very private rear deck, this property offers a unique and fulfilling 55+ living experience, where every moment resonates with the essence of a life well-lived.

Key facts

• Easy access
• Covered porch area
• Own the land

Tags

• OWN THE LAND
• QUIET NEIGHBORHOOD
• EASY ACCESS
• CUL-DE-SAC
• CIRCULAR DRIVEWAY
• COVERED PORCH AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 14.6% in Desert Edge — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 6 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 $1k of loan paydown is wiped out by about $5k 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 185 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 7 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.
• Current owner paid $120k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.06% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 7.9

CMA / ARV

• ARV (median comp): $117,897
• List price: $169,000
• Delta: 43.35%
• 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
16221 Vista Del Sol	0.26mi	2/1.0	836 (+4%)	4mo	$45,000	$54	77
69275 Crestview Dr	0.30mi	2/2.0	784 (-2%)	5mo	$125,000	$159	75
70200 Dillon Rd #102	0.64mi	2/1.5	800 (0%)	0mo	$72,000	$90	68
70200 Dillon Rd #664	0.62mi	2/1.5	800 (0%)	3mo	$95,000	$119	66
70200 Dillon Rd #550	0.64mi	2/2.0	800 (0%)	1mo	$122,000	$153	65
69241 Midpark Dr	0.36mi	2/1.5	725 (-9%)	3mo	$155,000	$214	63
69281 Crestview Dr	0.29mi	2/2.0	708 (-12%)	1mo	$90,000	$127	62
70200 Dillon Rd #437	0.62mi	1/1.0 (-1)	780 (-2%)	1mo	$65,000	$83	61
70200 Dillon Rd #376	0.70mi	1/1.0 (-1)	800 (0%)	3mo	$60,000	$75	60
70200 Dillon Rd #536	0.70mi	2/1.5	750 (-6%)	1mo	$90,000	$120	54
17555-2 Corkill Rd #28	0.65mi	2/2.0	880 (+10%)	3mo	$99,990	$114	46
70200 Dillon Rd #569	0.70mi	1/1.0 (-1)	700 (-12%)	4mo	$74,000	$106	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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-14,917
• Equity at exit: $25,198

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,233
• Equity at exit: $14,612

Cash invested: $47,320 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$886
• Tax from tax record: −$113 /mo · $1,356/yr
• Insurance: −$70
• HOA: −$152
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $195

Break-even live

Break-even rent $1,546

Max offer price $169,000

Occupancy floor 84%

Sensitivity live

Price	-10% $290	-5% $243	+0% $195	+5% $147	+10% $99
Rent	-10% $53	-5% $124	+0% $195	+5% $266	+10% $336
Rate	-1.0pp $280	-0.5pp $238	base $195	+0.5pp $151	+1.0pp $106

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	3d	1	0.20mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	19d	1	0.78mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	26d	1	1.34mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	1d	1	1.34mi
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	45d	1	1.34mi
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	45d	1	1.40mi

HOA detail

• Monthly dues: $152 · $1,824/yr
• Likely covers: waterpool

Listing history 34 events

1. 2026-06-21
   days on market $169,000 Active 185 DOM
2. 2026-06-18
   days on market $169,000 Active 182 DOM
3. 2026-06-17
   days on market $169,000 Active 181 DOM
4. 2026-06-16
   days on market $169,000 Active 180 DOM
5. 2026-06-15
   days on market $169,000 Active 179 DOM
6. 2026-06-13
   days on market $169,000 Active 177 DOM
7. 2026-06-13
   days on market $169,000 Active 176 DOM
8. 2026-06-09
   days on market $169,000 Active 173 DOM
9. 2026-06-08
   days on market $169,000 Active 172 DOM
10. 2026-06-07
    days on market $169,000 Active 171 DOM
11. 2026-06-04
    days on market $169,000 Active 168 DOM
12. 2026-06-03
    days on market $169,000 Active 167 DOM
13. 2026-06-02
    days on market $169,000 Active 166 DOM
14. 2026-06-01
    days on market $169,000 Active 165 DOM
15. 2026-05-31
    days on market $169,000 Active 164 DOM
16. 2025-12-14
    listed $169,000 Active 4002-char remark

    Show marketing remark (4002 chars)

    Looking for the right sized space that is cozy and easy care? Find it with this 2 Bedroom, 2 Bath home in the 55+ Active community of Desert Crest Country Club, where you own the land. Here it is peaceful, yet a vibrant Community that offers many opportunities year-round. The location is ideal for those looking for a peaceful retreat. The quiet neighborhood is perfect for relaxation and unwinding. With easy access to nearby conveniences and attractions in the Coachella Valley, residents enjoy the accessibility of city living amenities while still being able to enjoy country tranquility. Whether you are looking for a permanent residence or a vacation home, this property offers the perfect combination of comfort, convenience, and charm. The home itself is set on the entry to a long cul-de-sac on the Northeast corner. An almost circular Driveway enters both a one vehicle Garage and a recently permitted, and professionally built Carport. Front Door Entry has a covered Porch area with views into the Valley. Enter into the open Living Room and Dining Area that has a lot windows for natural light. The recently painted surfaces both inside and out make the home gleam, while the newer flooring of laminate wood, and real tile in the Kitchen and Bath areas tie it together and gives "new home" vibes. The Dining Area has built-in cabinetry with glass doors and mirrors, while the chandelier Fan lighting completes the look. A recently installed A/C split unit aids in keeping the public areas cool, while a Swamp Cooler does the same in the Garage. Completing your comfort is the recently refurbished HV/AC system. The Kitchen is light and bright with newly installed tile backsplash above the lovely laminate countertops. Cabinetry is crisp, and a banquet-style Refrigerator lets you entertain with ease. Both Bedrooms are roomy, with mirrored closet doors in the 2nd Bedroom, and the Main with an ensuite Bath and direct outdoor Entry installed. The ensuite Bath enjoys a large Shower, with newer facilities. Just next to the second Bedroom, another full barn Door Entry Bath has a spacious Shower and Tub combo, Sink plenty of counter space, and updated facilities. The Garage is directly accessible, with a Washer, Dryer, and Utility Sink. Currently set up as a sitting space, there is still plenty of room for a vehicle. You still have plenty of storage space with the separate 10-foot by 12-foot Shed. The cedar fencing was recently placed around the property along with D & G gravelling, giving it a finished look. The final touch of this lovingly maintained Home is the repainted Roof. The Desert Crest Country Club community boasts a 9-hole golf course, inviting residents to enjoy leisurely rounds amid the picturesque setting of pond and mature trees that boast views of Mounts San Jacinto and San Gorgonio and the iconic windmills of the Banning Pass. This oasis extends beyond the golf course. Residents here enjoy a multi-faceted Clubhouse featuring a healthy mineral water Pool and Spas, providing a serene escape and a hub for plenty of social connections. Indoor Shuffleboard and other activities are a welcome diversion here at the Clubhouse, with many interior facilities to keep you moving. The onsite cafe caters to culinary cravings, the dog groomers attend to furry companions, and the real estate office ensures all needs are met with ease. These conveniences foster not just a residence but a sense of belonging within a home and community bound by shared experiences and vibrant camaraderie. This home represents a harmonious blend of comfort, style, and functionality, creating a delightfully private haven within the heart of Desert Crest Country Club. Whether indulging in a round of golf, luxuriating in the mineral water pool, or simply savoring the serenity of the surroundings from your very private rear deck, this property offers a unique and fulfilling 55+ living experience, where every moment resonates with the essence of a life well-lived.

17. 2025-12-10
    historical
18. 2025-11-07
    price $175,000
19. 2025-06-10
    listed $185,000 Active
20. 2024-12-13
    soldstatus $120,000 Closed
21. 2024-12-13
    soldstatus $47,000
22. 2024-12-09
    status Pending
23. 2024-11-14
    historical Active Under Contract
24. 2024-10-17
    historical
25. 2024-07-18
    listed $135,000 Active
26. 2024-07-18
    listed $135,000 Active
27. 2024-07-12
    historical
28. 2024-07-11
    status Active
29. 2024-06-19
    historical Active Under Contract
30. 2024-05-02
    listed $149,000 Active
31. 2024-04-11
    historical
32. 2024-01-01
    historical
33. 2023-11-14
    price $162,000
34. 2023-09-07
    listed $165,000 Active

ⓘ 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: $1,356 · $113/mo
• Projected year-2 tax: $1,356 · $113/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5 d/yr ≥109°F today · 14 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: $21,516
• − Mortgage interest: −$9,467
• − Property taxes: −$1,356
• − Insurance: −$845
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − HOA: −$1,824
• − Depreciation: −$4,916
• Taxable loss: −$334
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $2,418/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

+2.4% since first listed

19 events — show timeline

• 2025-12-14 Listed $169,000 TheMLS
• 2025-12-10 Listing Removed — CRMLS
• 2025-11-07 Price Changed $175,000 CRMLS
• 2025-06-10 Listed $185,000 CRMLS
• 2024-12-13 Sold (Public Records) $47,000 Public Records
• 2024-12-13 Sold (MLS) $120,000 GPSMLS
• 2024-12-09 Pending — GPSMLS
• 2024-11-14 Contingent — GPSMLS
• 2024-10-17 Listing Removed — GPSMLS
• 2024-07-18 Listed $135,000 GPSMLS
• 2024-07-18 Listed $135,000 GPSMLS
• 2024-07-12 Listing Removed — GPSMLS
• 2024-07-11 Relisted — GPSMLS
• 2024-06-19 Contingent — GPSMLS
• 2024-05-02 Listed $149,000 GPSMLS
• 2024-04-11 Coming Soon — GPSMLS
• 2024-01-01 Listing Removed — GPSMLS
• 2023-11-14 Price Changed $162,000 GPSMLS
• 2023-09-07 Listed $165,000 GPSMLS

Property tax history

+6.9%/yr

Latest (2025): $1,356 · +13.9% YoY. Source: county tax records.