Is 17069 N Indian Canyon Dr #105 in Palm Springs, CA a good investment?

CashFlowRE grades it B with a 10.2% cap rate and $304/mo modeled cash flow at a $94,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 17069 N Indian Canyon Dr #105?

The modeled cap rate is 10.2% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,207/month, from CashFlowRE's rent model.

B Composite 73.46

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 +28.4/30.0
ARV discount +13.3/15.0
DSCR +10.0/10.0
1% rule +7.8/10.0
Appreciation +5.8/10.0
Condition / age +4.8/5.0
Schools +4.0/10.0
Livability +3.3/5.0
Rent growth +2.5/5.0
Manufactured-home adj. -6.4

$94,000

17069 N Indian Canyon Dr #105 · Palm Springs, CA 92258

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 205 Days on market

Manufactured home Built 1976 Excellent condition $65/sqft · 13% below area Est $108k · 13% under ↓ 3% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bathroom Manufactured Home for sale in North Palm Springs! Spacious 1440 sqft of living space includes large living room, kitchen and dining room. Master bedroom has mountain views, large closet, updated master bathroom with walk in shower and separate bathtub. This updated home offers comfortable living space with modern amenities and air conditioning to keep you cool on hot summer days. You can start enjoying the comforts of this lovely home in no time. Located in Indian Canyon Mobile Home Park on the north side of Palm Springs with quick access to the I-10 freeway with Coachella Valley just minutes away.

Key facts

Air conditioning
Separate bathtub
Modern amenities

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath manufactured listed at $94k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $304 ($4k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($1k rent vs $94k).
Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
Cap rate 10.2% vs local median 2.5% in Palm Springs — 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 66/100 on livability (#348 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: crime F, cost of living F, health & safety 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: Two Bunch Palms Elementary (711 students, 97% FRL); Painted Hills Middle (741 students, 98% 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 (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
Market conditions: 21 active listings in the ZIP; lower-income renter base — watch delinquency; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
At $1,207/mo this rent would consume 45% of the median local household income ($32k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

In year one you build about $4k of equity ($650 loan paydown + $3k appreciation (3.4% local appreciation)).
Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
At projected returns (3.4% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.
By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

It's been on market 205 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,720 (12.0% below list)

Questions for the listing agent

It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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.
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.
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: 1.28% ✓
Cap rate: 10.17%
Cash-on-cash: 13.85%
DSCR: 1.62
GRM: 6.5

CMA / ARV

ARV (median comp): $107,868
List price: $94,000
Delta: -12.86%
Verdict: UNDERPRICED
Comps: 1 within 2.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17069 N Indian Canyon Dr #42	0.06mi	4/2.0 (+1)	1,440 (0%)	12mo	$110,000	$76	83
17364 Indian Canyon Dr	0.13mi	3/2.0	1,300 (-10%)	8mo	$329,000	$253	71
17380 Sanborn St	0.21mi	3/2.0	1,440 (0%)	34mo	$322,000	$224	70
17380 Keith St	0.26mi	3/2.0	1,610 (+12%)	4mo	$190,000	$118	65
17080 Covey St	0.11mi	4/3.0 (+1)	1,799 (+25%)	8mo	$326,000	$181	54
17190 Covey St	0.12mi	3/1.0	1,123 (-22%)	16mo	$332,500	$296	52
17191 Keith St	0.19mi	4/2.0 (+1)	1,261 (-12%)	24mo	$379,999	$301	45
16809 Little Morongo Rd	0.90mi	2/2.0 (-1)	1,464 (+2%)	19mo	$665,000	$454	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

IRR: 21.3%
Equity multiple: 2.23×
Total profit: $32,431
Equity at exit: $44,123

10-year hold

IRR: 22.1%
Equity multiple: 4.28×
Total profit: $86,248
Equity at exit: $69,478

Cash invested: $26,320 (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 92258

Home prices YoY: 1.4%
Active inventory: 21
Price-to-rent: 6.5×

Monthly cashflow live

Estimated rent: $1,207 medium interval (Pro) →
Mortgage (P&I): −$493
Tax est. 1.5%: −$118 /mo · $1,410/yr
Insurance: −$39
HOA: −$0
Lot rent leased land?: −$0
Vacancy / Maint / Mgmt: −$253
Net cashflow: $304

Break-even live

Break-even rent $822

Max offer price $94,000

Occupancy floor 70%

Sensitivity live

Price	-10% $369	-5% $336	+0% $304	+5% $271	+10% $239
Rent	-10% $208	-5% $256	+0% $304	+5% $351	+10% $399
Rate	-1.0pp $351	-0.5pp $328	base $304	+0.5pp $279	+1.0pp $255

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: $23,500
Closing costs: $2,820
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Listing history 50 events

2026-11-08

days on market $94,000 Active 205 DOM
2026-11-07

days on market $94,000 Active 204 DOM
2026-11-06

days on market $94,000 Active 203 DOM
2026-11-05

days on market $94,000 Active 202 DOM
2026-11-04

days on market $94,000 Active 201 DOM
2026-11-02

days on market $94,000 Active 199 DOM
2026-11-01

days on market $94,000 Active 198 DOM
2026-10-31

days on market $94,000 Active 197 DOM
2026-10-30

days on market $94,000 Active 196 DOM
2026-10-29

days on market $94,000 Active 195 DOM
2026-10-28

days on market $94,000 Active 194 DOM
2026-10-27

days on market $94,000 Active 193 DOM
2026-10-26

days on market $94,000 Active 192 DOM
2026-10-26

status $94,000 Active 191 DOM
2026-09-16

status $94,000 Pending Sale 191 DOM
2026-09-15

days on market $94,000 Active 191 DOM
2026-09-14

days on market $94,000 Active 190 DOM
2026-09-13

days on market $94,000 Active 189 DOM
2026-09-12

days on market $94,000 Active 188 DOM
2026-09-11

days on market $94,000 Active 187 DOM
2026-09-05

days on market $94,000 Active 181 DOM
2026-09-04

pricedays on market $94,000 Active 180 DOM
2026-09-03

days on market $99,000 Active 179 DOM
2026-08-31

days on market $99,000 Active 176 DOM
2026-08-30

days on market $99,000 Active 175 DOM
2026-08-29

days on market $99,000 Active 174 DOM
2026-08-28

days on market $99,000 Active 173 DOM
2026-08-27

days on market $99,000 Active 172 DOM
2026-08-25

price $99,000 Active 170 DOM
2026-08-25

days on market $105,000 Active 170 DOM
2026-08-24

days on market $105,000 Active 169 DOM
2026-08-23

days on market $105,000 Active 168 DOM
2026-08-22

days on market $105,000 Active 167 DOM
2026-08-21

days on market $105,000 Active 166 DOM
2026-08-20

days on market $105,000 Active 165 DOM
2026-08-19

days on market $105,000 Active 164 DOM
2026-08-18

days on market $105,000 Active 163 DOM
2026-08-17

statusdays on market $105,000 Active 162 DOM
2026-08-16

days on market $105,000 Active Under Contract 161 DOM
2026-08-15

days on market $105,000 Active Under Contract 160 DOM
2026-08-14

days on market $105,000 Active Under Contract 159 DOM
2026-08-13

days on market $105,000 Active Under Contract 158 DOM
2026-08-12

days on market $105,000 Active Under Contract 157 DOM
2026-08-11

days on market $105,000 Active Under Contract 156 DOM
2026-08-10

days on market $105,000 Active Under Contract 155 DOM
2026-08-09

days on market $105,000 Active Under Contract 154 DOM
2026-08-08

days on market $105,000 Active Under Contract 153 DOM
2026-08-06

days on market $105,000 Active Under Contract 151 DOM
2026-08-05

days on market $105,000 Active Under Contract 150 DOM
2026-08-04

days on market $105,000 Active Under Contract 149 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 6/10 Major
🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
💨 Wind 1/10 Low
🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $14,481
− Mortgage interest: −$5,265
− Property taxes: −$1,410
− Insurance: −$470
− Repairs & maintenance: −$1,158
− Management: −$1,158
− Depreciation: −$2,735
Taxable income: $2,284

Your marginal tax rate % combined federal + state — saved on this device

Est. tax owed @ 24.0%: −$548
After-tax cash flow: $3,096/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 · 13 photos

Excellent 95/100 None rehab

This manufactured home is in excellent condition with no visible repairs needed. It offers a modern kitchen, updated bathroom, and a well-maintained exterior. The home is located in a desirable area with quick access to the I-10 freeway and the Coachella Valley.

Value-add opportunities

Both Painting the exterior siding — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
Both Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and attract potential buyers or renters. ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Two Bunch Palms Elementary Middle Painted Hills Middle High Desert Hot Springs High F CA #532/1,170 Nat'l #8,293/17,239

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

C Composite livability gradescore 66/100

Livability — Palm Springs

Score: 66/100
State rank: #348
US rank: #11850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County: Riverside · 2,664,475 people
City population: 46,786
Metro: Riverside-San Bernardino-Ontario, CA
Population (ZIP): 508
Household income: $32,067
Rent vs Own: 52.5% rent · 47.5% own

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 Hispanic (75%)
Race & ethnicity: Hispanic / Latino 75% Two or more races 30% White 21% Native American 10% Black 3%
Hispanic origin (detail): Mexican 53% Puerto Rican 3%
Languages at home: 35% English-only · Spanish 65%

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: ▲ 3.35%
Current HPI: 245.1131
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
#4 Apple Cupertino $391.0B #7 Alphabet Mountain View $350.0B #22 Meta Platforms Menlo Park $164.5B #31 NVIDIA Santa Clara $130.5B #83 Cisco Systems San Jose $53.8B #84 HP Inc Palo Alto $53.6B #86 Intel Santa Clara $53.1B #88 Broadcom Palo Alto $52.4B #109 Qualcomm San Diego $39.0B #112 Salesforce San Francisco $38.4B #140 Applied Materials Santa Clara $27.2B #155 AMD Santa Clara $22.7B #330 Intuit Mountain View $16.3B #242 Lam Research Fremont $15.8B #252 Western Digital San Jose $13.0B #366 ServiceNow Santa Clara $11.0B #282 KLA Corporation Milpitas $10.8B #405 Workday Pleasanton $7.9B #302 Arista Networks Santa Clara $6.7B #365 NetApp San Jose $6.5B #352 Synopsys Sunnyvale $6.1B #331 Autodesk San Francisco $6.0B #395 Juniper Networks Sunnyvale $5.6B #403 Cadence Design Systems San Jose $4.6B #430 Veeva Systems Pleasanton $2.4B #397 Teradata San Diego $1.8B #461 Dolby Laboratories San Francisco $1.3B
Financial Services	3	$174B
#33 Wells Fargo San Francisco $125.4B #272 Visa San Francisco $35.9B #308 LPL Financial Holdings San Diego $12.3B
Retail	3	$44B
#162 Ross Stores Dublin $20.9B #231 Gap San Francisco $15.6B #323 Williams-Sonoma San Francisco $7.7B
Insurance	3	$26B
#241 Pacific Life Newport Beach $13.4B #293 First American Financial Santa Ana $7.7B #482 Mercury General Los Angeles $5.2B
Media / Entertainment	2	$115B
#46 Walt Disney Burbank $91.4B #263 Live Nation Entertainment Beverly Hills $23.2B
Pharmaceuticals / Biotech	2	$62B
#126 Amgen Thousand Oaks $33.3B #137 Gilead Sciences Foster City $28.4B

Price history

-2.8% since first listed

4 events — show timeline

2026-05-15 Price Changed $105,000 CRMLS
2026-04-15 Price Changed $109,999 CRMLS
2026-03-07 Price Changed $115,000 CRMLS
2026-03-07 Listed $107,999 CRMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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