70200 Dillon Rd #517 · Desert Edge, CA 92241

$65,000

1 bd · 1.0 ba · 700 sqft · Manufactured · 73 Days on market

Built 2001 Good condition $93/sqft · at area comps Est $65k · at est. ↓ 3% since listing

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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

Enjoy stunning scenery from the spacious covered deck! This well-maintained, approximately 700 sq. ft. , 2001 Fleetwood Park model is now available in the luxurious 55+ Caliente Springs Resort. It's situated near the ninth hole of the golf course with peek-a-boo views. The oversized corner lot features a paved driveway that fits four cars and includes an attached carport. Inside, you'll find a bright, inviting home with functional details like one bedroom, one bathroom, comfortable décor, a walk-in shower, newer water heater, a new three-ton HVAC system, a new Lazy Boy sleeper sofa and matching chair, a new Temper Pedic adjustable bed, hardwood flooring throughout, and a fantastic grapefruit tree in the backyard. There's also a large shed with washer/dryer hookups. Resort amenities include mineral hot spring pools and spas, a state-of-the-art fitness center, a nine-hole golf course, eight pickleball courts, tennis courts, laundry facilities, a library, and organized community events. Whether you're looking for a new home or a getaway spot, this wonderful community awaits you. Please note: the lot is not owned, space rent is $707.

Key facts

• Garage
• Built 2001
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $977 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 26.6% 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; 2 comparable units currently listed for rent nearby; 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 $449 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

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 $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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: 3.02% ✓
• Cap rate: 26.64%
• Cash-on-cash: 72.68%
• DSCR: 4.23
• GRM: 2.8

CMA / ARV

• ARV (median comp): $65,000
• List price: $65,000
• 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 #569	0.00mi	1/1.0	700 (0%)	4mo	$74,000	$106	97
70200 Dillon Rd #499	0.00mi	1/1.0	650 (-7%)	3mo	$100,000	$154	85
70200 Dillon Rd #536	0.00mi	2/1.5 (+1)	750 (+7%)	1mo	$90,000	$120	81
70200 Dillon Rd #146	0.27mi	1/1.0	675 (-4%)	4mo	$49,000	$73	78
70200 Dillon Rd #376	0.00mi	1/1.0	800 (+14%)	3mo	$60,000	$75	74
70200 Dillon Rd #215	0.00mi	1/1.0	600 (-14%)	4mo	$65,000	$108	73
17625 Langlois #9	0.44mi	2/1.0 (+1)	700 (0%)	3mo	$15,000	$21	72
70200 Dillon Rd #437	0.27mi	1/1.0	780 (+11%)	1mo	$65,000	$83	68
70200 Dillon Rd #102	0.11mi	2/1.5 (+1)	800 (+14%)	0mo	$72,000	$90	64
70200 Dillon Rd #550	0.11mi	2/2.0 (+1)	800 (+14%)	1mo	$122,000	$153	61
70200 Dillon Rd #664	0.27mi	2/1.5 (+1)	800 (+14%)	3mo	$95,000	$119	54
69548 Crestview Dr	0.74mi	2/2.0 (+1)	672 (-4%)	3mo	$90,000	$134	47

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: 63.6%
• Equity multiple: 3.85×
• Total profit: $51,802
• Equity at exit: $9,692

10-year hold

• IRR: 68.0%
• Equity multiple: 7.90×
• Total profit: $125,669
• Equity at exit: $5,620

Cash invested: $18,200 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,964 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $977

Break-even live

Break-even rent $727

Max offer price $65,000

Occupancy floor 45%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	44d	1	0.70mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	18d	1	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $65,000 Active 73 DOM
2. 2026-06-17
   days on market $65,000 Active 72 DOM
3. 2026-06-16
   days on market $65,000 Active 71 DOM
4. 2026-06-15
   days on market $65,000 Active 70 DOM
5. 2026-06-13
   days on market $65,000 Active 68 DOM
6. 2026-06-13
   days on market $65,000 Active 67 DOM
7. 2026-06-09
   days on market $65,000 Active 64 DOM
8. 2026-06-08
   days on market $65,000 Active 63 DOM
9. 2026-06-07
   days on market $65,000 Active 62 DOM
10. 2026-06-04
    days on market $65,000 Active 59 DOM
11. 2026-06-03
    days on market $65,000 Active 58 DOM
12. 2026-06-02
    days on market $65,000 Active 57 DOM
13. 2026-06-01
    days on market $65,000 Active 56 DOM
14. 2026-05-31
    days on market $65,000 Active 55 DOM
15. 2026-04-04
    listed $65,000 Active 1154-char remark

    Show marketing remark (1154 chars)

    Enjoy stunning scenery from the spacious covered deck! This well-maintained, approximately 700 sq. ft. , 2001 Fleetwood Park model is now available in the luxurious 55+ Caliente Springs Resort. It's situated near the ninth hole of the golf course with peek-a-boo views. The oversized corner lot features a paved driveway that fits four cars and includes an attached carport. Inside, you'll find a bright, inviting home with functional details like one bedroom, one bathroom, comfortable décor, a walk-in shower, newer water heater, a new three-ton HVAC system, a new Lazy Boy sleeper sofa and matching chair, a new Temper Pedic adjustable bed, hardwood flooring throughout, and a fantastic grapefruit tree in the backyard. There's also a large shed with washer/dryer hookups. Resort amenities include mineral hot spring pools and spas, a state-of-the-art fitness center, a nine-hole golf course, eight pickleball courts, tennis courts, laundry facilities, a library, and organized community events. Whether you're looking for a new home or a getaway spot, this wonderful community awaits you. Please note: the lot is not owned, space rent is $707.

16. 2025-02-12
    historical
17. 2025-01-19
    price $65,000
18. 2024-12-19
    listed $67,000 Active
19. 2024-06-14
    soldstatus $65,000 Closed
20. 2024-06-02
    status Pending
21. 2024-04-24
    historical
22. 2024-04-23
    status Active
23. 2024-03-15
    listed $67,000 Active
24. 2024-03-15
    listed $67,000 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 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: $23,566
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$1,828
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$1,891
• Taxable income: $11,461
• Est. tax owed @ 24.0%: −$2,751
• After-tax cash flow: $8,974/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 75/100 Cosmetic rehab

This well-maintained, 700 sq. ft. manufactured home in Caliente Springs Resort is move-in ready with a good exterior and interior condition. It offers a spacious covered deck and a golf course view, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties. ↑

ⓘ 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

-3.0% since first listed

10 events — show timeline

• 2026-04-04 Listed $65,000 GPSMLS
• 2025-02-12 Listing Removed — GPSMLS
• 2025-01-19 Price Changed $65,000 GPSMLS
• 2024-12-19 Listed $67,000 GPSMLS
• 2024-06-14 Sold (MLS) $65,000 GPSMLS
• 2024-06-02 Pending — GPSMLS
• 2024-04-24 Listing Removed — GPSMLS
• 2024-04-23 Relisted — GPSMLS
• 2024-03-15 Listed $67,000 GPSMLS
• 2024-03-15 Listed $67,000 GPSMLS