74711 Dillon Rd #307 · Sky Valley, CA 92241

$163,900

3 bd · 2.0 ba · 1,701 sqft · Manufactured public records · 67 Days on market

Built 2003 3,000 sqft lot $96/sqft · 27% above area Est $129k · 27% 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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• 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

RARE 3 bedroom/2 bath home with 2 accessibility ramps and other ADA/Universal Design features available in ALL AGED family park of Sky Valley Resort. Space Rent is $1275 per month. LARGE master bedroom including en suite, walk-in closet and a gorgeous view from the attached deck with shaded pergola overlooking the beautiful greenbelt of the clubhouse featuring sparkling hot spring mineral pools and the cafe. SPACIOUS closets throughout the home and wide hallway and doorways. TWO CAR GARAGE with additional parking available of a covered carport. LOVELY LANDSCAPE is on a timed irrigation system with flower boxes available. BACKYARD has an additional storage shed. CONVENIENT LAUNDRY ROOM near garage with easily accessible openings of washer and dryer. NEW flooring allowance or help with closing costs to be credited to the buyer! Sky Valley Resort features 13 hot spring mineral pools, pickleball, tennis, bocce, basketball, shuffleboard, horseshoes, water activities, walking trails, fitness center, cafe, chef who delivers food, social clubs, activities and so much more! Nestled in at the foothills of Joshua Tree National park yet conveniently located 10-20 miles from all desert cities. Amazing night skies for breathtaking sunsets and stargazing! Call for an appointment today!

Key facts

• Attached deck
• Spacious closets
• Shaded pergola

Tags

• ACCESSIBILITY RAMPS
• ADA UNIVERSAL DESIGN FEATURES
• ATTACHED DECK
• SHADED PERGOLA
• HOT SPRING MINERAL POOLS
• SPACIOUS CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $164k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $154k (6.0% below list) — sets the bar for market timing.

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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,066 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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: 1.33% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.15%
• DSCR: 1.81
• GRM: 6.3

CMA / ARV

• ARV (median comp): $129,006
• List price: $163,900
• Delta: 27.05%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74711 Dillon Rd #506	0.00mi	3/2.0	1,700 (-0%)	10mo	$164,000	$96	91
74711 Dillon Rd #553	0.00mi	3/2.0	1,680 (-1%)	14mo	$176,000	$105	86
74711 Dillon Rd #552	0.00mi	3/2.0	1,568 (-8%)	9mo	$116,000	$74	80
74711 Dillon Rd #544	0.00mi	2/2.0 (-1)	1,603 (-6%)	12mo	$130,000	$81	76
74711 Dillon Rd #611	0.00mi	2/2.0 (-1)	1,628 (-4%)	17mo	$105,000	$64	74
74711 Dillon Rd #602	0.00mi	3/2.0	1,830 (+8%)	18mo	$125,000	$68	73
74711 Dillon Rd #541	0.26mi	2/2.0 (-1)	1,689 (-1%)	11mo	$138,900	$82	72
74711 Dillon Rd #615	0.28mi	2/2.0 (-1)	1,780 (+5%)	9mo	$122,500	$69	67
74711 Dillon Rd #635	0.13mi	2/2.0 (-1)	1,490 (-12%)	2mo	$130,000	$87	67
74711 Dillon Rd #389	0.13mi	2/2.0 (-1)	1,512 (-11%)	9mo	$158,000	$104	63
74711 Dillon Rd #637	0.13mi	2/2.0 (-1)	1,880 (+10%)	12mo	$110,000	$59	61

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: 9.7%
• Equity multiple: 1.38×
• Total profit: $17,612
• Equity at exit: $24,438

10-year hold

• IRR: 18.9%
• Equity multiple: 2.57×
• Total profit: $72,133
• Equity at exit: $14,171

Cash invested: $45,892 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,185 medium
• Mortgage (P&I): −$860
• Tax from tax record: −$105 /mo · $1,255/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $694

Break-even live

Break-even rent $1,307

Max offer price $163,900

Occupancy floor 63%

Sensitivity live

Price	-10% $787	-5% $740	+0% $694	+5% $648	+10% $601
Rent	-10% $521	-5% $608	+0% $694	+5% $780	+10% $867
Rate	-1.0pp $777	-0.5pp $736	base $694	+0.5pp $651	+1.0pp $608

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: $40,975
• Closing costs: $4,917
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $163,900 Active 67 DOM
2. 2026-06-17
   days on market $163,900 Active 66 DOM
3. 2026-06-16
   days on market $163,900 Active 65 DOM
4. 2026-06-15
   days on market $163,900 Active 64 DOM
5. 2026-06-13
   days on market $163,900 Active 62 DOM
6. 2026-06-13
   days on market $163,900 Active 61 DOM
7. 2026-06-09
   days on market $163,900 Active 58 DOM
8. 2026-06-08
   days on market $163,900 Active 57 DOM
9. 2026-06-07
   days on market $163,900 Active 56 DOM
10. 2026-06-04
    days on market $163,900 Active 53 DOM
11. 2026-06-03
    days on market $163,900 Active 52 DOM
12. 2026-06-02
    days on market $163,900 Active 51 DOM
13. 2026-06-01
    days on market $163,900 Active 50 DOM
14. 2026-05-31
    days on market $163,900 Active 49 DOM
15. 2026-04-12
    listed $164,900 Active 1291-char remark

    Show marketing remark (1291 chars)

    RARE 3 bedroom/2 bath home with 2 accessibility ramps and other ADA/Universal Design features available in ALL AGED family park of Sky Valley Resort. Space Rent is $1275 per month. LARGE master bedroom including en suite, walk-in closet and a gorgeous view from the attached deck with shaded pergola overlooking the beautiful greenbelt of the clubhouse featuring sparkling hot spring mineral pools and the cafe. SPACIOUS closets throughout the home and wide hallway and doorways. TWO CAR GARAGE with additional parking available of a covered carport. LOVELY LANDSCAPE is on a timed irrigation system with flower boxes available. BACKYARD has an additional storage shed. CONVENIENT LAUNDRY ROOM near garage with easily accessible openings of washer and dryer. NEW flooring allowance or help with closing costs to be credited to the buyer! Sky Valley Resort features 13 hot spring mineral pools, pickleball, tennis, bocce, basketball, shuffleboard, horseshoes, water activities, walking trails, fitness center, cafe, chef who delivers food, social clubs, activities and so much more! Nestled in at the foothills of Joshua Tree National park yet conveniently located 10-20 miles from all desert cities. Amazing night skies for breathtaking sunsets and stargazing! Call for an appointment today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,255 · $105/mo
• Projected year-2 tax: $1,255 · $105/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 20 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: $26,223
• − Mortgage interest: −$9,181
• − Property taxes: −$1,255
• − Insurance: −$820
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$4,768
• Taxable income: $6,004
• Est. tax owed @ 24.0%: −$1,441
• After-tax cash flow: $6,887/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 — 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

1 event — show timeline

• 2026-04-12 Listed $164,900 GPSMLS

Property tax history

-0.1%/yr

Latest (2025): $1,255 · -2.1% YoY. Source: county tax records.