74711 Dillon Road Unit # 392 · Sky Valley, CA 92241

$85,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 75 Days on market

Built 1981 Good condition 2,500 sqft lot $80/sqft · 22% below area Est $109k · 22% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sky Valley Resort, a gated mineral pool community that is just a 25-minute drive from Palm Springs. Two bedroom and two full bathrooms and covered attached porch. The unbelievable view will make sipping wine while watching the colors from the sunset . The outdoor area and covered porch is ideal for entertaining. This is expected to go fast, so call today to get gate code and chance to see this gem in person. Land is leased and space rent is only $1,203 a month plus utilities, covering maintenance and upkeep of grounds, pools, walking trails, security gate and cameras, fully equipped state-of-the-art gym, lush green grass dog parks annual seeding, community garden, clubhouse, 13 mineral pools and spas, firepit and walking trails, billiards room, sport courts Call us today for more information.

Key facts

• Clubhouse
• Outdoor area
• Community garden

Tags

• GATED MINERAL POOL COMMUNITY
• COVERED ATTACHED PORCH
• OUTDOOR AREA
• COMMUNITY GARDEN
• CLUBHOUSE
• MINERAL POOLS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $840 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 9.6% in Sky Valley — 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 52/100 on livability (#1,041 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: schools F, amenities F, commute 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: 216 active listings in the ZIP; 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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: 2.13% ✓
• Cap rate: 18.16%
• Cash-on-cash: 42.37%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

• ARV (median comp): $109,285
• List price: $85,000
• Delta: -22.22%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74711 Dillon Rd #349	0.17mi	2/2.0	1,040 (-2%)	15mo	$80,000	$77	77
74711 Dillon Rd #599	0.17mi	2/2.0	1,152 (+9%)	1mo	$115,000	$100	76
74711 Dillon Rd #534	0.12mi	2/2.0	1,152 (+9%)	4mo	$82,000	$71	75
74711 Dillon Rd #519	0.17mi	3/2.0 (+1)	1,056 (0%)	15mo	$102,000	$97	74
74711 Dillon Spc 320 Rd #320	0.12mi	2/2.0	1,000 (-5%)	17mo	$110,000	$110	71
74711 Dillon Rd #421	0.27mi	2/2.0	1,150 (+9%)	4mo	$135,000	$117	69
74711 Dillon Rd #427	0.17mi	2/2.0	1,152 (+9%)	14mo	$150,000	$130	65
74711 Dillon Rd #511	0.12mi	2/2.0	1,152 (+9%)	18mo	$115,000	$100	64

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: 39.1%
• Equity multiple: 2.67×
• Total profit: $39,781
• Equity at exit: $12,674

10-year hold

• IRR: 45.5%
• Equity multiple: 5.36×
• Total profit: $103,677
• Equity at exit: $7,349

Cash invested: $23,800 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $840

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 48%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $85,000 Active 75 DOM
2. 2026-06-17
   days on market $85,000 Active 74 DOM
3. 2026-06-16
   days on market $85,000 Active 73 DOM
4. 2026-06-15
   days on market $85,000 Active 72 DOM
5. 2026-06-13
   days on market $85,000 Active 70 DOM
6. 2026-06-13
   days on market $85,000 Active 69 DOM
7. 2026-06-09
   days on market $85,000 Active 66 DOM
8. 2026-06-08
   days on market $85,000 Active 65 DOM
9. 2026-06-07
   days on market $85,000 Active 64 DOM
10. 2026-06-04
    days on market $85,000 Active 61 DOM
11. 2026-06-03
    days on market $85,000 Active 60 DOM
12. 2026-06-02
    days on market $85,000 Active 59 DOM
13. 2026-06-01
    days on market $85,000 Active 58 DOM
14. 2026-05-31
    days on market $85,000 Active 57 DOM
15. 2026-03-23
    historical
16. 2026-01-24
    price $95,000
17. 2025-11-26
    price $105,000
18. 2025-10-30
    listed $124,900 Active

    Show marketing remark (804 chars)

    Sky Valley Resort, a gated mineral pool community that is just a 25-minute drive from Palm Springs. Two bedroom and two full bathrooms and covered attached porch. The unbelievable view will make sipping wine while watching the colors from the sunset . The outdoor area and covered porch is ideal for entertaining. This is expected to go fast, so call today to get gate code and chance to see this gem in person. Land is leased and space rent is only $1,203 a month plus utilities, covering maintenance and upkeep of grounds, pools, walking trails, security gate and cameras, fully equipped state-of-the-art gym, lush green grass dog parks annual seeding, community garden, clubhouse, 13 mineral pools and spas, firepit and walking trails, billiards room, sport courts Call us today for more information.

19. 2025-10-30
    listed $85,000 Active 804-char remark

    Show marketing remark (804 chars)

    Sky Valley Resort, a gated mineral pool community that is just a 25-minute drive from Palm Springs. Two bedroom and two full bathrooms and covered attached porch. The unbelievable view will make sipping wine while watching the colors from the sunset . The outdoor area and covered porch is ideal for entertaining. This is expected to go fast, so call today to get gate code and chance to see this gem in person. Land is leased and space rent is only $1,203 a month plus utilities, covering maintenance and upkeep of grounds, pools, walking trails, security gate and cameras, fully equipped state-of-the-art gym, lush green grass dog parks annual seeding, community garden, clubhouse, 13 mineral pools and spas, firepit and walking trails, billiards room, sport courts Call us today for more information.

20. 2025-07-01
    historical
21. 2025-04-02
    listed $110,000 Active
22. 2025-03-26
    historical
23. 2025-02-11
    price $124,900
24. 2025-01-09
    price $129,000
25. 2024-11-12
    price $139,000
26. 2024-10-12
    listed $142,000 Active
27. 2024-10-07
    historical
28. 2024-09-04
    price $142,000
29. 2024-05-07
    listed $150,000 Active
30. 2022-05-20
    soldstatus $80,000 Closed Sale
31. 2022-05-03
    status Pending Sale
32. 2022-04-26
    price $80,000
33. 2022-04-09
    status Active
34. 2022-04-01
    status Pending Sale
35. 2022-03-18
    listed $90,000 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 21 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: $21,689
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$2,473
• Taxable income: $9,285
• Est. tax owed @ 24.0%: −$2,228
• After-tax cash flow: $7,857/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 in Sky Valley Resort is in good condition with cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in bathrooms — Improves aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑

ⓘ 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 — Sky Valley

• Score: 52/100
• State rank: #1041
• US rank: #25108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sky Valley, 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

+5.6% since first listed

21 events — show timeline

• 2026-03-23 Listing Removed — GPSMLS
• 2026-01-24 Price Changed $95,000 GPSMLS
• 2025-11-26 Price Changed $105,000 GPSMLS
• 2025-10-30 Listed $85,000 GPSMLS
• 2025-10-30 Listed $124,900 GPSMLS
• 2025-07-01 Listing Removed — GPSMLS
• 2025-04-02 Listed $110,000 GPSMLS
• 2025-03-26 Listing Removed — GPSMLS
• 2025-02-11 Price Changed $124,900 GPSMLS
• 2025-01-09 Price Changed $129,000 GPSMLS
• 2024-11-12 Price Changed $139,000 GPSMLS
• 2024-10-12 Listed $142,000 GPSMLS
• 2024-10-07 Listing Removed — CRMLS
• 2024-09-04 Price Changed $142,000 CRMLS
• 2024-05-07 Listed $150,000 CRMLS
• 2022-05-20 Sold (MLS) $80,000 CRMLS
• 2022-05-03 Pending — CRMLS
• 2022-04-26 Price Changed $80,000 CRMLS
• 2022-04-09 Relisted — CRMLS
• 2022-04-01 Pending — CRMLS
• 2022-03-18 Listed $90,000 CRMLS