70210 HWY 111 #25 · Rancho Mirage, CA 92270

$13,950

1 bd · 1.0 ba · 400 sqft · Manufactured · 278 Days on market

Built 1985 $35/sqft · 78% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION! The community of Rancho Mirage RV & Mobile Village offers affordable living in the heart of Coachella Valley, This 1 Bed 1 Bath unit has been rehabbed and in move-in condition. Enjoy the Communiuty Pool and beautiful mountain views! Other untis available too!

Key facts

• Mountain views
• Community pool
• Built 1985

Tags

• MOUNTAIN VIEWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $14k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $14k).
• Recommended offer: $12k (12.0% below list) — sets the bar for market timing.
• Cap rate 164.4% 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; 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 $96 of loan paydown is wiped out by about $418 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $29k (68%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $12,276 (12.0% below list)

Questions for the listing agent

1. It's been on market 278 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 17.55% ✓
• Cap rate: 164.40%
• Cash-on-cash: 564.65%
• DSCR: 26.12
• GRM: 0.5

CMA / ARV

• ARV (median comp): $62,561
• List price: $13,950
• Delta: -77.70%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 30.86×
• Total profit: $116,623
• Equity at exit: $2,080

10-year hold

• IRR: —
• Equity multiple: 67.53×
• Total profit: $259,876
• Equity at exit: $1,206

Cash invested: $3,906 (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: 0.5×

Monthly cashflow live

• Estimated rent: $2,449 medium
• Mortgage (P&I): −$73
• Tax est. 1.5%: −$17 /mo · $209/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $1,838

Break-even live

Break-even rent $122

Max offer price $13,950

Occupancy floor 20%

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: $3,488
• Closing costs: $418
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $13,950 Active 278 DOM
2. 2026-06-17
   days on market $13,950 Active 277 DOM
3. 2026-06-16
   days on market $13,950 Active 276 DOM
4. 2026-06-15
   days on market $13,950 Active 275 DOM
5. 2026-06-13
   days on market $13,950 Active 273 DOM
6. 2026-06-13
   days on market $13,950 Active 272 DOM
7. 2026-06-09
   days on market $13,950 Active 269 DOM
8. 2026-06-08
   days on market $13,950 Active 268 DOM
9. 2026-06-07
   days on market $13,950 Active 267 DOM
10. 2026-06-04
    days on market $13,950 Active 264 DOM
11. 2026-06-03
    days on market $13,950 Active 263 DOM
12. 2026-06-02
    days on market $13,950 Active 262 DOM
13. 2026-06-01
    days on market $13,950 Active 261 DOM
14. 2026-05-31
    days on market $13,950 Active 260 DOM
15. 2026-02-13
    price $13,950 275-char remark

    Show marketing remark (275 chars)

    LOCATION! The community of Rancho Mirage RV & Mobile Village offers affordable living in the heart of Coachella Valley, This 1 Bed 1 Bath unit has been rehabbed and in move-in condition. Enjoy the Communiuty Pool and beautiful mountain views! Other untis available too!

16. 2026-01-29
    price $6,500 275-char remark

    Show marketing remark (275 chars)

    LOCATION! The community of Rancho Mirage RV & Mobile Village offers affordable living in the heart of Coachella Valley, This 1 Bed 1 Bath unit has been rehabbed and in move-in condition. Enjoy the Communiuty Pool and beautiful mountain views! Other untis available too!

17. 2025-12-16
    price $19,900 275-char remark

    Show marketing remark (275 chars)

    LOCATION! The community of Rancho Mirage RV & Mobile Village offers affordable living in the heart of Coachella Valley, This 1 Bed 1 Bath unit has been rehabbed and in move-in condition. Enjoy the Communiuty Pool and beautiful mountain views! Other untis available too!

18. 2025-09-13
    listed $42,950 Active 275-char remark

    Show marketing remark (275 chars)

    LOCATION! The community of Rancho Mirage RV & Mobile Village offers affordable living in the heart of Coachella Valley, This 1 Bed 1 Bath unit has been rehabbed and in move-in condition. Enjoy the Communiuty Pool and beautiful mountain views! Other untis available too!

19. 2025-01-22
    historical
20. 2024-12-07
    price $39,000
21. 2024-10-17
    listed $45,950 Active

ⓘ 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 (unshaded) · 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: $29,383
• − Mortgage interest: −$781
• − Property taxes: −$209
• − Insurance: −$70
• − Repairs & maintenance: −$2,351
• − Management: −$2,351
• − Depreciation: −$406
• Taxable income: $23,215
• Est. tax owed @ 24.0%: −$5,572
• After-tax cash flow: $16,484/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 — 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

-69.6% since first listed

7 events — show timeline

• 2026-02-13 Price Changed $13,950 CRMLS
• 2026-01-29 Price Changed $6,500 CRMLS
• 2025-12-16 Price Changed $19,900 CRMLS
• 2025-09-13 Listed $42,950 CRMLS
• 2025-01-22 Listing Removed — GPSMLS
• 2024-12-07 Price Changed $39,000 GPSMLS
• 2024-10-17 Listed $45,950 GPSMLS