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

$105,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 103 Days on market

Built 1976 Excellent condition $73/sqft · 47% below area Est $197k · 47% under ↓ 3% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.7/10.0
• Condition / age +4.8/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0

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. * * Financing available * *

Key facts

• Air conditioning
• Separate bathtub
• Modern amenities

Tags

• UPDATED MASTER BATHROOM
• WALK IN SHOWER
• SEPARATE BATHTUB
• MODERN AMENITIES
• AIR CONDITIONING
• QUICK ACCESS TO I-10

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 2.7% 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: schools C-, crime 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: 14 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($726 loan paydown + $4k 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 $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($96k) 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 $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.54% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.50%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $196,549
• List price: $105,000
• Delta: -46.58%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17069 N Indian Canyon Dr #42	0.00mi	4/2.0 (+1)	1,440 (0%)	7mo	$110,000	$76	89

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: 29.4%
• Equity multiple: 2.69×
• Total profit: $49,734
• Equity at exit: $49,286

10-year hold

• IRR: 29.5%
• Equity multiple: 5.27×
• Total profit: $125,510
• Equity at exit: $77,608

Cash invested: $29,400 (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: 14
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,616 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $551

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 61%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $105,000 Active 103 DOM
2. 2026-06-17
   days on market $105,000 Active 102 DOM
3. 2026-06-16
   days on market $105,000 Active 101 DOM
4. 2026-06-15
   days on market $105,000 Active 100 DOM
5. 2026-06-13
   days on market $105,000 Active 98 DOM
6. 2026-06-13
   days on market $105,000 Active 97 DOM
7. 2026-06-09
   days on market $105,000 Active 94 DOM
8. 2026-06-08
   days on market $105,000 Active 93 DOM
9. 2026-06-07
   days on market $105,000 Active 92 DOM
10. 2026-06-04
    days on market $105,000 Active 89 DOM
11. 2026-06-03
    days on market $105,000 Active 88 DOM
12. 2026-06-02
    days on market $105,000 Active 87 DOM
13. 2026-06-01
    days on market $105,000 Active 86 DOM
14. 2026-05-31
    days on market $105,000 Active 85 DOM
15. 2026-05-15
    price $105,000 682-char remark

    Show marketing remark (682 chars)

    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. * * Financing available * *

16. 2026-04-15
    price $109,999 682-char remark

    Show marketing remark (682 chars)

    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. * * Financing available * *

17. 2026-03-07
    price $115,000 682-char remark

    Show marketing remark (682 chars)

    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. * * Financing available * *

18. 2026-03-07
    listed $107,999 Active 682-char remark

    Show marketing remark (682 chars)

    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. * * Financing available * *

ⓘ 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

Taxation est. · year 1

• Rental income: $19,396
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$3,055
• Taxable income: $5,257
• Est. tax owed @ 24.0%: −$1,262
• After-tax cash flow: $5,354/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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ 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 — 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

• City population: 46,786
• Population (ZIP): 508

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%
• Common ancestry: Portuguese 2%
• Foreign-born: 32% · Canada
• 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
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

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