70260 Highway 111 #57 · Rancho Mirage, CA 92270

$150,000

1 bd · 1.0 ba · 856 sqft · Manufactured · 192 Days on market

Manufactured home 55+ age-restricted Built 1970 Good condition 1,898 sqft lot $175/sqft · 17% below area Est $180k · 17% under $432/mo HOA · 23% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• 1% rule +6.3/10.0
• DSCR +4.6/10.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -4.5

Listing remarks MLS

Welcome to Blue Skies Village, a gated senior community steeped in Hollywood history and established by Bing Crosby and his famous friends in the 1950s. This delightful 1-bedroom, 1-bathroom mobile home offers 856 square feet of comfortable living space, perfect for a relaxed lifestyle. Inside, you'll find 2 new mini splits, to save utility costs. The electrical and plumbing have also been recently updated. The bathroom features a single vanity and a spacious walk-in shower, adding a touch of luxury to your daily routine. The bedroom is cozy, providing a tranquil retreat at the end of the day. The property includes a carport with an overhead garage door, ensuring your vehicle is protected from the elements. Location is everything, and this home is ideally situated within a short distance of the community's saltwater pool, card room/library, billiard room, and fitness area. There is a bus stop just outside the main gate for added convenience. Socialize with neighbors or enjoy some quiet time in these well-maintained amenities. The heart of Blue Skies Village, Tanner Hall, was designed by renowned architect William F. Cody, adding a touch of mid-century modern architectural elegance to your community gatherings. Don't miss this opportunity to live in a piece of Hollywood history, surrounded by beautifully landscaped grounds and a welcoming community.

Key facts

• Saltwater pool
• Fitness area
• Card room library

Tags

• NEW MINI SPLITS
• WALK-IN SHOWER
• SALTWATER POOL
• CARD ROOM LIBRARY
• BILLIARD ROOM
• FITNESS AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $23 ($274/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.0% in Rancho Mirage — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 51/100 on livability (#1,065 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: amenities F, commute F, cost of living 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: Rancho Mirage Elementary (309 students, 86% FRL); Nellie N. Coffman Middle (953 students, 98% FRL); Rancho Mirage High (math 15% / reading 38%, grade F, #804 of 1,170 statewide, top 69%, 1,491 students, 97% FRL) — zoned schools average 94% FRL vs 73% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 684 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 38d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $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.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y 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 $61k; list at $150k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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 1970 — 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. 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: 1.26% ✓
• Cap rate: 6.48%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 6.6

CMA / ARV

• ARV (median comp): $180,000
• List price: $150,000
• Delta: -16.67%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70260 Highway 111 #32	0.05mi	2/2.0 (+1)	920 (+8%)	2mo	$215,000	$234	74
70260 California 111 #38	0.05mi	2/2.0 (+1)	984 (+15%)	1mo	$280,000	$285	63
70260 Highway 111 #118	0.17mi	1/2.0	994 (+16%)	3mo	$299,000	$301	60
70260 Highway 111 #148	0.20mi	1/1.0	720 (-16%)	10mo	$110,000	$153	58
281 Turf Paradise St	0.72mi	2/2.0 (+1)	960 (+12%)	0mo	$52,000	$54	37

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-21,180
• Equity at exit: $22,365

10-year hold

• IRR: -3.3%
• Equity multiple: 0.77×
• Total profit: $-9,639
• Equity at exit: $12,969

Cash invested: $42,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 4 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $164,500 ($202/sqft)
• Median days on market: 157 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +4.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92270

• Rents YoY: 3.7%
• Active inventory: 684
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,888 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$432
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $23

Break-even live

Break-even rent $1,859

Max offer price $150,000

Occupancy floor 94%

Sensitivity live

Price	-10% $127	-5% $75	+0% $23	+5% $-29	+10% $-81
Rent	-10% $-126	-5% $-52	+0% $23	+5% $97	+10% $172
Rate	-1.0pp $98	-0.5pp $61	base $23	+0.5pp $-16	+1.0pp $-56

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: $37,500
• Closing costs: $4,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70260 California 111 #24 Rancho Mirage, CA	2.0	1.0	836	$1,550	$1.85	139d	1	0.03mi
39910 Bird Ln Unit 4 Rancho Mirage, CA	1.0	1.0	594	$1,695	$2.85	0d	1	0.09mi
39905 Estates Rd Unit 3 Rancho Mirage, CA	2.0	2.0	1000	$1,800	$1.80	120d	1	0.20mi
39955 Estates Rd Apt 11 Rancho Mirage, CA	2.0	2.0	1000	$1,985	$1.99	18d	1	0.22mi
70100 Mirage Cove Dr #2 Rancho Mirage, CA	1.0	1.0	763	$1,950	$2.56	27d	1	0.50mi
23 Sunrise Dr Rancho Mirage, CA	1.0	1.5	854	$4,600	$5.39	139d	1	1.42mi
140 La Cerra Dr Rancho Mirage, CA	1.0	1.5	854	$2,500	$2.93	38d	1	1.45mi
69333 E Palm Canyon Dr Spc 176 Cathedral City, CA	1.0	1.0	560	$1,500	$2.68	95d	1	1.47mi
69333 E Palm Canyon Dr Spc 216 Cathedral City, CA	1.0	1.0	650	$1,675	$2.58	18d	1	1.47mi

HOA detail $432/mo · $5,184/yr

• Likely covers: waterelectriclandscapingpoolsecurity

Listing history 50 events

1. 2026-09-24
   days on market $150,000 Active 192 DOM
2. 2026-09-23
   days on market $150,000 Active 191 DOM
3. 2026-09-22
   days on market $150,000 Active 190 DOM
4. 2026-09-21
   days on market $150,000 Active 189 DOM
5. 2026-09-20
   days on market $150,000 Active 188 DOM
6. 2026-09-19
   days on market $150,000 Active 187 DOM
7. 2026-09-18
   days on market $150,000 Active 186 DOM
8. 2026-09-17
   days on market $150,000 Active 185 DOM
9. 2026-09-16
   days on market $150,000 Active 184 DOM
10. 2026-09-15
    days on market $150,000 Active 183 DOM
11. 2026-09-14
    days on market $150,000 Active 182 DOM
12. 2026-09-13
    days on market $150,000 Active 181 DOM
13. 2026-09-12
    days on market $150,000 Active 180 DOM
14. 2026-09-11
    days on market $150,000 Active 179 DOM
15. 2026-09-05
    days on market $150,000 Active 173 DOM
16. 2026-09-04
    days on market $150,000 Active 172 DOM
17. 2026-09-03
    days on market $150,000 Active 171 DOM
18. 2026-08-31
    days on market $150,000 Active 168 DOM
19. 2026-08-30
    days on market $150,000 Active 167 DOM
20. 2026-08-29
    days on market $150,000 Active 166 DOM
21. 2026-08-28
    days on market $150,000 Active 165 DOM
22. 2026-08-27
    days on market $150,000 Active 164 DOM
23. 2026-08-25
    days on market $150,000 Active 162 DOM
24. 2026-08-24
    days on market $150,000 Active 161 DOM
25. 2026-08-23
    days on market $150,000 Active 160 DOM
26. 2026-08-22
    days on market $150,000 Active 159 DOM
27. 2026-08-21
    days on market $150,000 Active 158 DOM
28. 2026-08-20
    days on market $150,000 Active 157 DOM
29. 2026-08-19
    days on market $150,000 Active 156 DOM
30. 2026-08-18
    days on market $150,000 Active 155 DOM
31. 2026-08-17
    days on market $150,000 Active 154 DOM
32. 2026-08-16
    days on market $150,000 Active 153 DOM
33. 2026-08-15
    days on market $150,000 Active 152 DOM
34. 2026-08-14
    days on market $150,000 Active 151 DOM
35. 2026-08-13
    days on market $150,000 Active 150 DOM
36. 2026-08-12
    days on market $150,000 Active 149 DOM
37. 2026-08-11
    days on market $150,000 Active 148 DOM
38. 2026-08-10
    days on market $150,000 Active 147 DOM
39. 2026-08-09
    days on market $150,000 Active 146 DOM
40. 2026-08-08
    days on market $150,000 Active 145 DOM
41. 2026-08-06
    days on market $150,000 Active 143 DOM
42. 2026-08-05
    days on market $150,000 Active 142 DOM
43. 2026-08-04
    days on market $150,000 Active 141 DOM
44. 2026-08-03
    days on market $150,000 Active 140 DOM
45. 2026-07-31
    days on market $150,000 Active 137 DOM
46. 2026-07-30
    days on market $150,000 Active 135 DOM
47. 2026-07-28
    days on market $150,000 Active 134 DOM
48. 2026-07-26
    days on market $150,000 Active 132 DOM
49. 2026-07-24
    days on market $150,000 Active 130 DOM
50. 2026-07-23
    days on market $150,000 Active 129 DOM

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 8 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,655
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − HOA: −$5,184
• − Depreciation: −$4,364
• Taxable loss: −$1,920
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $735/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 80/100 Cosmetic rehab Est. rehab $4,280–$12,840 screening

This mobile home in Blue Skies Village is in good condition with recent updates, making it move-in ready for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Rancho Mirage Elementary Middle Nellie N. Coffman Middle High Rancho Mirage High F CA #804/1,170 Nat'l #12,196/17,239

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

D Composite livability gradescore 51/100

Livability — Rancho Mirage

• Score: 51/100
• State rank: #1065
• US rank: #25255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Mirage, CA
• County: Riverside County · 2,664,475 people
• City population: 17,563
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 17,563
• Household income: $107,364
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 21% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, South Korea, China
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% French/Haitian/Cajun 1%

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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: ▼ -210.99%
• Current HPI: 282.2957
• Rent YoY: ▲ 3.72%
• Metro: Riverside-San Bernardino-Ontario, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

+305.4% since first listed

18 events — show timeline

• 2026-02-14 Listed $150,000 GPSMLS
• 2021-11-28 Price Changed — TheMLS
• 2021-11-05 Listed — TheMLS
• 2019-07-16 Sold (MLS) $61,000 CRMLS
• 2019-07-03 Pending — CRMLS
• 2019-07-02 Contingent — CRMLS
• 2019-05-25 Price Changed $75,000 CRMLS
• 2019-05-03 Price Changed $79,000 CRMLS
• 2019-04-15 Listed $85,000 CRMLS
• 2019-04-09 Listing Removed — CRMLS
• 2019-03-25 Price Changed $99,000 CRMLS
• 2019-03-18 Listed $110,000 CRMLS
• 2014-11-24 Listing Removed — CRMLS
• 2014-04-07 Price Changed $59,900 CRMLS
• 2014-03-07 Price Changed $63,500 CRMLS
• 2013-09-03 Listed $64,900 CRMLS
• 2003-02-12 Listing Removed — GPSMLS
• 2002-11-08 Listed $37,000 GPSMLS