70260 Highway 111 #57 · Rancho Mirage, CA 92270

$150,000

1 bd · 1.0 ba · 856 sqft · Manufactured · 94 Days on market

Built 1970 Good condition 1,898 sqft lot $175/sqft · 35% above area Est $111k · 35% over $432/mo HOA · 17% 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).

• Cash flow +29.8/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

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. Contact us today to schedule a viewing and make this charming mobile home your new residence in Blue Skies Village

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 $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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.
• Market conditions: Rents rising (+3.7%/yr); 529 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($136k) 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

• 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 $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.70% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.71%
• DSCR: 1.70
• GRM: 4.9

CMA / ARV

• ARV (median comp): $110,836
• List price: $150,000
• Delta: 35.33%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.31×
• Total profit: $12,888
• Equity at exit: $22,365

10-year hold

• IRR: 17.9%
• Equity multiple: 2.56×
• Total profit: $65,321
• 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 →

ZIP-level market 92270

• Rents YoY: 3.7%
• Active inventory: 529
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,555 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$432
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $550

Break-even live

Break-even rent $1,859

Max offer price $150,000

Occupancy floor 73%

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
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	43d	1	0.03mi
39905 Estates Rd Unit 3 Rancho Mirage, CA	2.0	2.0	1000	$1,800	$1.80	24d	1	0.20mi
39955 Estates Rd Apt 11 Rancho Mirage, CA	2.0	2.0	1000	$2,395	$2.40	5d	1	0.22mi
41 Sunrise Dr Rancho Mirage, CA	1.0	1.5	882	$4,200	$4.76	43d	1	1.41mi
23 Sunrise Dr Rancho Mirage, CA	1.0	1.5	854	$4,600	$5.39	43d	1	1.42mi

HOA detail

• Monthly dues: $432 · $5,184/yr
• Likely covers: waterelectriclandscapingpoolsecurity

Listing history 32 events

1. 2026-06-18
   days on market $150,000 Active 94 DOM
2. 2026-06-17
   days on market $150,000 Active 93 DOM
3. 2026-06-16
   days on market $150,000 Active 92 DOM
4. 2026-06-15
   days on market $150,000 Active 91 DOM
5. 2026-06-13
   days on market $150,000 Active 89 DOM
6. 2026-06-13
   days on market $150,000 Active 88 DOM
7. 2026-06-09
   days on market $150,000 Active 85 DOM
8. 2026-06-08
   days on market $150,000 Active 84 DOM
9. 2026-06-07
   days on market $150,000 Active 83 DOM
10. 2026-06-04
    days on market $150,000 Active 80 DOM
11. 2026-06-03
    days on market $150,000 Active 79 DOM
12. 2026-06-02
    days on market $150,000 Active 78 DOM
13. 2026-06-01
    days on market $150,000 Active 77 DOM
14. 2026-05-31
    days on market $150,000 Active 76 DOM
15. 2026-02-14
    listed $150,000 Active 1486-char remark

    Show marketing remark (1486 chars)

    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. Contact us today to schedule a viewing and make this charming mobile home your new residence in Blue Skies Village

16. 2021-11-28
    price
17. 2021-11-05
    listed Active
18. 2019-07-16
    soldstatus $61,000 Closed Sale
19. 2019-07-03
    status Pending Sale
20. 2019-07-02
    historical Active Under Contract
21. 2019-05-25
    price $75,000
22. 2019-05-03
    price $79,000
23. 2019-04-15
    listed $85,000 Active
24. 2019-04-09
    historical
25. 2019-03-25
    price $99,000
26. 2019-03-18
    listed $110,000 Active
27. 2014-11-24
    historical
28. 2014-04-07
    price $59,900
29. 2014-03-07
    price $63,500
30. 2013-09-03
    listed $64,900 Active
31. 2003-02-12
    historical
32. 2002-11-08
    listed $37,000

ⓘ 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: $30,662
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,453
• − Management: −$2,453
• − HOA: −$5,184
• − Depreciation: −$4,364
• Taxable income: $4,806
• Est. tax owed @ 24.0%: −$1,153
• After-tax cash flow: $5,446/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

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

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Both landscaping — enhances curb appeal 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 — 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 · 2,287,001 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: 498.0

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

• 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%

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

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