70200 Dillon Rd #406 · Desert Edge, CA 92241

$80,000

1 bd · 1.0 ba · 550 sqft · Manufactured · 55 Days on market

Built 2007 Good condition $145/sqft · 43% above area Est $56k · 43% over

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Why this score? — see what drove the C+ 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
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

The 2007 Laurel Creek Park Model provides approximately 550 square feet of living space, featuring a bright and efficient layout. The home is fully furnished and includes two mini-split units for climate control, ensuring comfort throughout the seasons. Additional storage is available in the included shed. This home offers sweeping vistas of Mount San Jacinto, as well as views of the surrounding hills and landscapes. Its location makes it an ideal retreat, nestled in natural beauty. Outdoor spaces are thoughtfully designed for both relaxation and entertainment. Residents can enjoy a covered, wind-protected deck, a terraced landscape viewing area, and a large elevated fenced deck with expans

Key facts

• Covered deck
• Elevated fenced deck
• Tiled walk-in shower

Tags

• SWEEPING VISTAS
• COVERED DECK
• TERRACED LANDSCAPE
• ELEVATED FENCED DECK
• TILED WALK-IN SHOWER
• NEW FILTRATION SYSTEM

Property features AI

Finance

• Other: Rental restrictions apply; Listing sells turnkey; sale terms include cash
• Financial info: Mobile home to remain; Monthly space rent (park) indicated in data
• HOA & community: Senior community; Gated community; Monthly association fees: $0

Exterior

• Parking: Assigned parking and driveway (2 total parking spaces, no garage/no covered spaces)
• Security: Automatic gate; Owned security system; Gated community
• Utilities: Water provided by a water district (Mission); Septic tank; Has water well; PUD: Yes; Space rent includes trash (mobile home park setting)
• Home design: Detached unit; Single-story (ground level, no unit above); Builder/model: Laurel Creek; Leisure and front door face east; additional leisure orientations north and south
• Construction: Siding exterior; Pier jacks and tie-down foundation; Manufactured home (Laurel Creek), 2007 manufacture date; Skirted with siding
• Exterior features: Covered patio/deck; Accessory buildings/shed; Fenced community pool area; Back yard and level yard; Cul-de-sac location; Street public access; Automatic gate and owned security system within a gated community; Community amenities: community mailboxes, trailer storage, pickleball courts, golf course within development, dog park; Views of city lights, panoramic vistas, mountains, hills and desert; Property updated/remodeled; additions/alterations

Interior

• Kitchen: Corian counters; Remodeled kitchen; Gas cooktop; Gas oven; Microwave; Refrigerator; Water filter
• Bedrooms: Main floor bedroom
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom with tile shower and shower stall
• Heating & cooling: Central heating; Heat pump; Electric heating fuel; Central air conditioning; Ceiling fans
• Interior features: Vaulted ceilings; Storage space; Sliding doors; Blinds and drapes; Ground-level entry with steps; Turnkey (furnished/ready)
• Laundry & utility: Community laundry; Water heater unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $769 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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 $553 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($78k) 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.29% ✓
• Cap rate: 19.71%
• Cash-on-cash: 47.90%
• DSCR: 3.13
• GRM: 3.6

CMA / ARV

• ARV (median comp): $55,900
• List price: $80,000
• Delta: 43.11%
• Verdict: OVERPRICED
• 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 #416	0.17mi	1/1.0	550 (0%)	8mo	$48,000	$87	86
70200 Dillon Rd #654	0.17mi	2/1.0 (+1)	550 (0%)	3mo	$97,500	$177	85
70200 Dillon Rd #320	0.16mi	1/1.0	550 (0%)	10mo	$50,000	$91	84
70200 Dillon Rd #324	0.11mi	1/1.0	570 (+4%)	12mo	$76,000	$133	79
70200 Dillon Rd #215	0.11mi	1/1.0	600 (+9%)	4mo	$65,000	$108	76
70200 Dillon Rd #605	0.11mi	1/1.0	600 (+9%)	5mo	$97,500	$163	76
70200 Dillon Rd #446	0.00mi	2/1.5 (+1)	600 (+9%)	4mo	$75,000	$125	74
70200 Dillon Rd #97	0.17mi	1/1.0	600 (+9%)	4mo	$20,500	$34	73
70200 Dillon Rd #36	0.11mi	1/1.0	600 (+9%)	8mo	$65,000	$108	73
70200 Dillon Rd #527	0.16mi	2/1.0 (+1)	525 (-4%)	13mo	$55,000	$105	69
70200 Dillon Rd #590	0.17mi	2/1.0 (+1)	625 (+14%)	4mo	$61,500	$98	61
17850 Corkill Rd #31	0.61mi	2/1.0 (+1)	600 (+9%)	5mo	$25,000	$42	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: 37.8%
• Equity multiple: 2.61×
• Total profit: $36,119
• Equity at exit: $11,928

10-year hold

• IRR: 44.4%
• Equity multiple: 5.24×
• Total profit: $94,943
• Equity at exit: $6,917

Cash invested: $22,400 (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 92241

• Home prices YoY: -22.8%
• Active inventory: 216
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,832 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $769

Break-even live

Break-even rent $858

Max offer price $80,000

Occupancy floor 53%

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: $20,000
• Closing costs: $2,400
• 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	43d	1	0.80mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	18d	1	1.37mi

Listing history 15 events

1. 2026-06-18
   days on market $80,000 Active 55 DOM
2. 2026-06-17
   days on market $80,000 Active 54 DOM
3. 2026-06-16
   days on market $80,000 Active 53 DOM
4. 2026-06-15
   days on market $80,000 Active 52 DOM
5. 2026-06-13
   days on market $80,000 Active 50 DOM
6. 2026-06-13
   days on market $80,000 Active 49 DOM
7. 2026-06-09
   days on market $80,000 Active 46 DOM
8. 2026-06-08
   days on market $80,000 Active 45 DOM
9. 2026-06-07
   days on market $80,000 Active 44 DOM
10. 2026-06-04
    days on market $80,000 Active 41 DOM
11. 2026-06-03
    days on market $80,000 Active 40 DOM
12. 2026-06-02
    days on market $80,000 Active 39 DOM
13. 2026-06-01
    days on market $80,000 Active 38 DOM
14. 2026-05-31
    days on market $80,000 Active 37 DOM
15. 2026-04-23
    listed $80,000 Active 1441-char remark

ⓘ 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: $21,981
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$1,902
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$2,327
• Taxable income: $8,553
• Est. tax owed @ 24.0%: −$2,053
• After-tax cash flow: $7,175/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 80/100 Cosmetic rehab

This manufactured home is in good condition with a good exterior and interior. It has a good roof and HVAC system, and the landscaping is well-maintained. The home is move-in ready and has a good resale and rental value.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value
• Both Replace the HVAC system — A new HVAC system can improve comfort and energy efficiency
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value ↑
• Both Replace the HVAC system — A new HVAC system can improve comfort and energy efficiency ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more potential buyers ↑

ⓘ 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

1 event — show timeline

• 2026-04-23 Listed $80,000 GPSMLS