17850 Corkill Rd #94 · Desert Edge, CA 92241

$79,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 71 Days on market

Built 1980 $66/sqft · 18% above area Est $67k · 18% 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
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This great 1200 SF 2 bedroom 2 bath home has been upgraded throughout and is ready for you! Conveniently located at the end of the street on an oversized lot with mature trees for shade and driveway with carport. There is a side porch perfect for outdoor entertaining as well as a side yard. New vinyl waterproof flooring throughout. Appliances include gas range, NEW refrigerator and NEW washer and dryer. NEW furnace and 2 year old central A/C and newer double pane windows in most rooms along with ceiling fans in all rooms. There is also a good size shed in the backyard for storage. Oasis Mobile Home and RV Park is a 55+ community. Relax in one of the 3 Therapeutic Natural Mineral Springs spas or pool at the Clubhouse or have some fun on the shuffle board or horseshoe pits. The Clubhouse is fun to spend time socializing with your neighbors, reading a book or working on one of the many puzzles. Call to set up an appointment to view this great property today!

Key facts

• Side porch
• Oversized lot
• Side yard

Tags

• OVERSIZED LOT
• MATURE TREES
• SIDE PORCH
• SIDE YARD
• VINYL WATERPROOF FLOORING
• GAS RANGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $858 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $546 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 71 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 2.25% ✓
• Cap rate: 19.33%
• Cash-on-cash: 46.57%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

• ARV (median comp): $67,032
• List price: $79,000
• Delta: 17.85%
• 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
17640 Corkill #78 Rd	0.12mi	2/2.0	1,248 (+4%)	1mo	$69,999	$56	87
17640 Corkill Rd #46	0.12mi	3/2.0 (+1)	1,200 (0%)	8mo	$58,000	$48	83
17640 Corkill Rd #27	0.12mi	3/2.0 (+1)	1,248 (+4%)	7mo	$60,000	$48	77
17640 Corkill Rd #74	0.12mi	2/2.0	1,056 (-12%)	2mo	$55,000	$52	73
18070 Langlois #206	0.54mi	2/2.0	1,250 (+4%)	1mo	$185,000	$148	67
17555 Corkill Rd #53	0.18mi	3/2.0 (+1)	1,056 (-12%)	1mo	$70,000	$66	66
17555 Corkill Rd	0.18mi	2/2.0	1,344 (+12%)	7mo	$105,000	$78	66
17625 Langlois Rd Spc 13	0.36mi	2/2.0	1,344 (+12%)	0mo	$65,000	$48	63
18131 Langlois Rd Unit G-14	0.41mi	2/1.5	1,104 (-8%)	7mo	$55,000	$50	60
69525 Dillon Rd #88	0.56mi	3/2.0 (+1)	1,248 (+4%)	6mo	$180,000	$144	57
17800 Langlois Rd #219	0.49mi	2/2.0	1,040 (-13%)	6mo	$42,500	$41	50
69525 Dillon Rd #85	0.56mi	2/2.0	1,050 (-12%)	7mo	$119,000	$113	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: 43.9%
• Equity multiple: 2.89×
• Total profit: $41,903
• Equity at exit: $11,779

10-year hold

• IRR: 49.9%
• Equity multiple: 5.84×
• Total profit: $107,004
• Equity at exit: $6,830

Cash invested: $22,120 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $858

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 47%

Sensitivity live

Price	-10% $913	-5% $886	+0% $858	+5% $831	+10% $804
Rent	-10% $718	-5% $788	+0% $858	+5% $929	+10% $999
Rate	-1.0pp $898	-0.5pp $879	base $858	+0.5pp $838	+1.0pp $817

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	0d	1	0.52mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	25d	1	0.52mi
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	44d	1	0.52mi
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	44d	1	0.83mi
69510 Parkside Dr Desert Hot Springs, CA	1.0	1.0	1150	$1,450	$1.26	44d	1	0.86mi
69470 Midpark Dr Desert Hot Springs, CA	1.0	1.0	1298	$1,500	$1.16	44d	1	0.91mi

Listing history 33 events

1. 2026-06-18
   days on market $79,000 Active 71 DOM
2. 2026-06-17
   days on market $79,000 Active 70 DOM
3. 2026-06-16
   days on market $79,000 Active 69 DOM
4. 2026-06-15
   days on market $79,000 Active 68 DOM
5. 2026-06-13
   days on market $79,000 Active 66 DOM
6. 2026-06-13
   days on market $79,000 Active 65 DOM
7. 2026-06-09
   pricedays on market $79,000 Active 62 DOM
8. 2026-06-08
   days on market $87,000 Active 61 DOM
9. 2026-06-07
   days on market $87,000 Active 60 DOM
10. 2026-06-04
    days on market $87,000 Active 57 DOM
11. 2026-06-03
    days on market $87,000 Active 56 DOM
12. 2026-06-02
    days on market $87,000 Active 55 DOM
13. 2026-06-01
    days on market $87,000 Active 54 DOM
14. 2026-05-31
    days on market $87,000 Active 53 DOM
15. 2026-04-07
    listed $87,000 Active 984-char remark

    Show marketing remark (984 chars)

    Welcome home! This great 1200 SF 2 bedroom 2 bath home has been upgraded throughout and is ready for you! Conveniently located at the end of the street on an oversized lot with mature trees for shade and driveway with carport. There is a side porch perfect for outdoor entertaining as well as a side yard. New vinyl waterproof flooring throughout. Appliances include gas range, NEW refrigerator and NEW washer and dryer. NEW furnace and 2 year old central A/C and newer double pane windows in most rooms along with ceiling fans in all rooms. There is also a good size shed in the backyard for storage. Oasis Mobile Home and RV Park is a 55+ community. Relax in one of the 3 Therapeutic Natural Mineral Springs spas or pool at the Clubhouse or have some fun on the shuffle board or horseshoe pits. The Clubhouse is fun to spend time socializing with your neighbors, reading a book or working on one of the many puzzles. Call to set up an appointment to view this great property today!

16. 2025-06-06
    soldstatus $87,000 Sold 959-char remark

    Show marketing remark (959 chars)

    Welcome home! This great 1200 SF 2 bedroom 2 bath home has been upgraded throughout and is ready for you! Conveniently located at the end of the street on an oversized lot with mature trees for shade and driveway with carport. There is a side porch perfect for outdoor entertaining as well as a side yard. New vinyl waterproof flooring throughout. Appliances include gas range, NEW refrigerator and NEW washer and dryer. NEW central A/C and NEW double pane windows in most rooms along with ceiling fans in all rooms. There is also a good size shed in the backyard for storage. Oasis Mobile Home and RV Park is a 55+ community. Relax in one of the 3 Therapeutic Natural Mineral Springs spas or pool at the Clubhouse or have some fun on the shuffle board or horseshoe pits. The Clubhouse is fun to spend time socializing with your neighbors, reading a book or working on one of the many puzzles. Call to set up an appointment to view this great property today!

17. 2025-05-29
    status Pending 959-char remark

    Show marketing remark (959 chars)

    Welcome home! This great 1200 SF 2 bedroom 2 bath home has been upgraded throughout and is ready for you! Conveniently located at the end of the street on an oversized lot with mature trees for shade and driveway with carport. There is a side porch perfect for outdoor entertaining as well as a side yard. New vinyl waterproof flooring throughout. Appliances include gas range, NEW refrigerator and NEW washer and dryer. NEW central A/C and NEW double pane windows in most rooms along with ceiling fans in all rooms. There is also a good size shed in the backyard for storage. Oasis Mobile Home and RV Park is a 55+ community. Relax in one of the 3 Therapeutic Natural Mineral Springs spas or pool at the Clubhouse or have some fun on the shuffle board or horseshoe pits. The Clubhouse is fun to spend time socializing with your neighbors, reading a book or working on one of the many puzzles. Call to set up an appointment to view this great property today!

18. 2025-05-13
    historical Backup Offers Accepted 959-char remark

    Show marketing remark (959 chars)

    Welcome home! This great 1200 SF 2 bedroom 2 bath home has been upgraded throughout and is ready for you! Conveniently located at the end of the street on an oversized lot with mature trees for shade and driveway with carport. There is a side porch perfect for outdoor entertaining as well as a side yard. New vinyl waterproof flooring throughout. Appliances include gas range, NEW refrigerator and NEW washer and dryer. NEW central A/C and NEW double pane windows in most rooms along with ceiling fans in all rooms. There is also a good size shed in the backyard for storage. Oasis Mobile Home and RV Park is a 55+ community. Relax in one of the 3 Therapeutic Natural Mineral Springs spas or pool at the Clubhouse or have some fun on the shuffle board or horseshoe pits. The Clubhouse is fun to spend time socializing with your neighbors, reading a book or working on one of the many puzzles. Call to set up an appointment to view this great property today!

19. 2025-03-10
    price $89,500 959-char remark

    Show marketing remark (959 chars)

    Welcome home! This great 1200 SF 2 bedroom 2 bath home has been upgraded throughout and is ready for you! Conveniently located at the end of the street on an oversized lot with mature trees for shade and driveway with carport. There is a side porch perfect for outdoor entertaining as well as a side yard. New vinyl waterproof flooring throughout. Appliances include gas range, NEW refrigerator and NEW washer and dryer. NEW central A/C and NEW double pane windows in most rooms along with ceiling fans in all rooms. There is also a good size shed in the backyard for storage. Oasis Mobile Home and RV Park is a 55+ community. Relax in one of the 3 Therapeutic Natural Mineral Springs spas or pool at the Clubhouse or have some fun on the shuffle board or horseshoe pits. The Clubhouse is fun to spend time socializing with your neighbors, reading a book or working on one of the many puzzles. Call to set up an appointment to view this great property today!

20. 2025-02-25
    price $94,500 959-char remark

    Show marketing remark (959 chars)

    Welcome home! This great 1200 SF 2 bedroom 2 bath home has been upgraded throughout and is ready for you! Conveniently located at the end of the street on an oversized lot with mature trees for shade and driveway with carport. There is a side porch perfect for outdoor entertaining as well as a side yard. New vinyl waterproof flooring throughout. Appliances include gas range, NEW refrigerator and NEW washer and dryer. NEW central A/C and NEW double pane windows in most rooms along with ceiling fans in all rooms. There is also a good size shed in the backyard for storage. Oasis Mobile Home and RV Park is a 55+ community. Relax in one of the 3 Therapeutic Natural Mineral Springs spas or pool at the Clubhouse or have some fun on the shuffle board or horseshoe pits. The Clubhouse is fun to spend time socializing with your neighbors, reading a book or working on one of the many puzzles. Call to set up an appointment to view this great property today!

21. 2025-01-13
    listed $99,500 Active 959-char remark

    Show marketing remark (959 chars)

    Welcome home! This great 1200 SF 2 bedroom 2 bath home has been upgraded throughout and is ready for you! Conveniently located at the end of the street on an oversized lot with mature trees for shade and driveway with carport. There is a side porch perfect for outdoor entertaining as well as a side yard. New vinyl waterproof flooring throughout. Appliances include gas range, NEW refrigerator and NEW washer and dryer. NEW central A/C and NEW double pane windows in most rooms along with ceiling fans in all rooms. There is also a good size shed in the backyard for storage. Oasis Mobile Home and RV Park is a 55+ community. Relax in one of the 3 Therapeutic Natural Mineral Springs spas or pool at the Clubhouse or have some fun on the shuffle board or horseshoe pits. The Clubhouse is fun to spend time socializing with your neighbors, reading a book or working on one of the many puzzles. Call to set up an appointment to view this great property today!

22. 2024-12-11
    historical
23. 2024-10-16
    price $85,000
24. 2024-10-15
    price $95,000
25. 2024-06-08
    listed $110,000 Active
26. 2023-01-09
    soldstatus $93,250 Closed Sale
27. 2022-12-13
    status Pending Sale
28. 2022-11-07
    listed $99,000 Active
29. 2022-07-14
    status Active
30. 2022-07-14
    price $119,000
31. 2022-04-13
    listed $139,000 Active
32. 2007-08-21
    historical
33. 2007-02-21
    listed $25,000

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 4 d/yr ≥109°F today · 11 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: $21,333
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$2,298
• Taxable income: $9,617
• Est. tax owed @ 24.0%: −$2,308
• After-tax cash flow: $7,994/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 — 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

+248.0% since first listed

19 events — show timeline

• 2026-04-07 Listed $87,000 TheMLS
• 2025-06-06 Sold (MLS) $87,000 TheMLS
• 2025-05-29 Pending — TheMLS
• 2025-05-13 Contingent — TheMLS
• 2025-03-10 Price Changed $89,500 TheMLS
• 2025-02-25 Price Changed $94,500 TheMLS
• 2025-01-13 Listed $99,500 TheMLS
• 2024-12-11 Listing Removed — CRMLS
• 2024-10-16 Price Changed $85,000 CRMLS
• 2024-10-15 Price Changed $95,000 CRMLS
• 2024-06-08 Listed $110,000 CRMLS
• 2023-01-09 Sold (MLS) $93,250 CRMLS
• 2022-12-13 Pending — CRMLS
• 2022-11-07 Listed $99,000 CRMLS
• 2022-07-14 Relisted — CRMLS
• 2022-07-14 Price Changed $119,000 CRMLS
• 2022-04-13 Listed $139,000 CRMLS
• 2007-08-21 Listing Removed — GPSMLS
• 2007-02-21 Listed $25,000 GPSMLS