70200 Dillon Rd #169 · Desert Edge, CA 92241

$55,900

2 bd · 1.0 ba · 550 sqft · Manufactured · 69 Days on market

Built 2008 Good condition $102/sqft · at area comps Est $56k · at est. ↓ 14% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located near the Clubhouse and central to Caliente Springs Resorts many amenities and activities, this premier 55+ gated community offers plenty, including mineral hot spring pools and spas, eight pickleball courts, tennis courts, a nine-hole golf course, driving range, fantastic desert hiking, laundry facilities, a library, gym, and much more. The property features a well-designed 2008 Laurel Creek Park Model home with approximately 550 sq. ft. , two bedrooms, and one bathroom. This cozy getaway cottage is filled with natural light, has double-pane windows, great views, and a solid stick-built California room. You'll also enjoy mature landscaping and a large, paved driveway suitable for two cars. Ready for you to move in and personalize, this home provides a wonderful canvas for your unique touch. Come discover your happy place and make lasting friendships--please note that the lot is not owned; space rent is $673.

Key facts

• Garage
• Built 2008
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $56k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $926 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $56k).
• Recommended offer: $53k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.9% vs local median 14.8% in Desert Edge — 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 68/100 on livability (#297 in CA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, commute D-.
• 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: 216 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $386 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,546 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.26% ✓
• Cap rate: 28.86%
• Cash-on-cash: 80.59%
• DSCR: 4.59
• GRM: 2.6

CMA / ARV

• ARV (median comp): $55,900
• List price: $55,900
• Delta: —
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70200 Dillon Rd #654	0.17mi	2/1.0	550 (0%)	3mo	$97,500	$177	90
70200 Dillon Rd #416	0.17mi	1/1.0 (-1)	550 (0%)	8mo	$48,000	$87	81
70200 Dillon Rd #446	0.00mi	2/1.5	600 (+9%)	4mo	$75,000	$125	80
70200 Dillon Rd #320	0.16mi	1/1.0 (-1)	550 (0%)	10mo	$50,000	$91	79
70200 Dillon Rd #527	0.16mi	2/1.0	525 (-4%)	13mo	$55,000	$105	74
70200 Dillon Rd #324	0.11mi	1/1.0 (-1)	570 (+4%)	12mo	$76,000	$133	74
70200 Dillon Rd #215	0.11mi	1/1.0 (-1)	600 (+9%)	4mo	$65,000	$108	72
70200 Dillon Rd #605	0.11mi	1/1.0 (-1)	600 (+9%)	5mo	$97,500	$163	71
70200 Dillon Rd #97	0.17mi	1/1.0 (-1)	600 (+9%)	4mo	$20,500	$34	68
70200 Dillon Rd #36	0.11mi	1/1.0 (-1)	600 (+9%)	8mo	$65,000	$108	68
70200 Dillon Rd #590	0.17mi	2/1.0	625 (+14%)	4mo	$61,500	$98	66
17850 Corkill Rd #31	0.61mi	2/1.0	600 (+9%)	5mo	$25,000	$42	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.7%
• Equity multiple: 4.20×
• Total profit: $50,024
• Equity at exit: $8,335

10-year hold

• IRR: 74.7%
• Equity multiple: 8.66×
• Total profit: $119,927
• Equity at exit: $4,833

Cash invested: $15,652 (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 92241

• Home prices YoY: -22.8%
• Active inventory: 216
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,820 medium
• Mortgage (P&I): −$293
• Tax est. 1.5%: −$70 /mo · $838/yr
• Insurance: −$23
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $926

Break-even live

Break-even rent $647

Max offer price $55,900

Occupancy floor 44%

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: $13,975
• Closing costs: $1,677
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	43d	1	0.80mi
69360 Poolside Dr Desert Hot Springs, CA	3.0	2.0	648	$1,800	$2.78	2d	1	0.82mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	18d	1	1.37mi

Listing history 16 events

1. 2026-06-18
   days on market $55,900 Active 69 DOM
2. 2026-06-17
   days on market $55,900 Active 68 DOM
3. 2026-06-16
   days on market $55,900 Active 67 DOM
4. 2026-06-15
   days on market $55,900 Active 66 DOM
5. 2026-06-13
   days on market $55,900 Active 64 DOM
6. 2026-06-13
   days on market $55,900 Active 63 DOM
7. 2026-06-09
   days on market $55,900 Active 60 DOM
8. 2026-06-08
   days on market $55,900 Active 59 DOM
9. 2026-06-07
   days on market $55,900 Active 58 DOM
10. 2026-06-04
    days on market $55,900 Active 55 DOM
11. 2026-06-03
    days on market $55,900 Active 54 DOM
12. 2026-06-02
    days on market $55,900 Active 53 DOM
13. 2026-06-01
    days on market $55,900 Active 52 DOM
14. 2026-05-31
    days on market $55,900 Active 51 DOM
15. 2026-04-20
    price $55,900 929-char remark

    Show marketing remark (929 chars)

    Located near the Clubhouse and central to Caliente Springs Resorts many amenities and activities, this premier 55+ gated community offers plenty, including mineral hot spring pools and spas, eight pickleball courts, tennis courts, a nine-hole golf course, driving range, fantastic desert hiking, laundry facilities, a library, gym, and much more. The property features a well-designed 2008 Laurel Creek Park Model home with approximately 550 sq. ft. , two bedrooms, and one bathroom. This cozy getaway cottage is filled with natural light, has double-pane windows, great views, and a solid stick-built California room. You'll also enjoy mature landscaping and a large, paved driveway suitable for two cars. Ready for you to move in and personalize, this home provides a wonderful canvas for your unique touch. Come discover your happy place and make lasting friendships--please note that the lot is not owned; space rent is $673.

16. 2026-04-10
    listed $65,000 Active 929-char remark

    Show marketing remark (929 chars)

    Located near the Clubhouse and central to Caliente Springs Resorts many amenities and activities, this premier 55+ gated community offers plenty, including mineral hot spring pools and spas, eight pickleball courts, tennis courts, a nine-hole golf course, driving range, fantastic desert hiking, laundry facilities, a library, gym, and much more. The property features a well-designed 2008 Laurel Creek Park Model home with approximately 550 sq. ft. , two bedrooms, and one bathroom. This cozy getaway cottage is filled with natural light, has double-pane windows, great views, and a solid stick-built California room. You'll also enjoy mature landscaping and a large, paved driveway suitable for two cars. Ready for you to move in and personalize, this home provides a wonderful canvas for your unique touch. Come discover your happy place and make lasting friendships--please note that the lot is not owned; space rent is $673.

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,836
• − Mortgage interest: −$3,131
• − Property taxes: −$838
• − Insurance: −$1,782
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$1,626
• Taxable income: $10,964
• Est. tax owed @ 24.0%: −$2,631
• After-tax cash flow: $8,481/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 · 6 photos

Good 75/100 Cosmetic rehab

This 2008 Laurel Creek Park Model home in Desert Edge CA is in good condition with a good exterior and interior. It has a good roof, windows, and foundation. The home has a good curb appeal and is move-in ready.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet with tile — Improves durability and appearance
• Both Upgrade kitchen appliances — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with tile — Improves durability and appearance ↑
• Both Upgrade kitchen appliances — Modernizes the space 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 — Desert Edge

• Score: 68/100
• State rank: #297
• US rank: #9953

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Desert Edge, CA
• Population (ZIP): 8,624

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

• Race & ethnicity: White 50% Hispanic / Latino 46% Two or more races 16% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 3% Slovak 2% Portuguese 2%
• Foreign-born: 28% · Canada, South Korea
• Languages at home: 57% English-only · Spanish 38% Chinese 1% Russian/Polish/Slavic 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: ▼ -118.23%
• Current HPI: 400.5663
• 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

-14.0% since first listed

2 events — show timeline

• 2026-04-20 Price Changed $55,900 GPSMLS
• 2026-04-10 Listed $65,000 GPSMLS