16400 Bubbling Wells Rd #105 · Garnet, CA 92240

$47,000

1 bd · 1.0 ba · 400 sqft · Manufactured · 103 Days on market

Built 1984 Excellent condition $118/sqft · 28% above area Est $37k · 28% over ↓ 41% since listing

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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 +4.8/5.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

AMAZING Fully Remodeled 1 Bedroom, 1 Bath Park Model at The Sands RV & Golf Resort. Enjoy modern desert living in this beautifully remodeled and move-in-ready 1-bedroom, 1-bath park model located in the desirable Sands RV & Golf Resort. This home has been completely renovated with quality upgrades throughout, including new drywall on both the walls and ceiling, updated plumbing and electrical, a new heating and air conditioning system, new cabinetry, and new flooring throughout. The stylish kitchen features sleek cabinetry, a subway tile backsplash, modern appliances including a dishwasher, and a clean contemporary design that opens into the decorator-furnished living area, creating a bright and inviting space. The remodeled bathroom offers a custom walk-in shower with modern finishes. Step outside to a spacious full-length covered patio, perfect for relaxing, entertaining, or enjoying the desert evenings. A washer and dryer are conveniently located in the outdoor shed, adding extra functionality and storage. Residents of The Sands RV & Golf Resort enjoy resort-style amenities including a golf course, clubhouse, pool and spa, social activities, and beautifully maintained grounds, offering a relaxed and active desert lifestyle. With exceptional value and high-end finishes throughout, this price-reduced home is a must-see. Schedule your private showing today.

Key facts

• Updated electrical
• Fully remodeled
• Quality upgrades

Tags

• FULLY REMODELED
• QUALITY UPGRADES
• UPDATED PLUMBING
• UPDATED ELECTRICAL
• NEW CABINETRY
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $47k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $43k (9.0% below list) — sets the bar for market timing.
• Cap rate 27.4% vs local median 5.8% in Garnet — 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 53/100 on livability (#971 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: cost of living D, schools F, crime 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: Rents rising (+3.7%/yr); 519 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 32% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $325 of loan paydown is wiped out by about $1k 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 + 3.7% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,770 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 3.10% ✓
• Cap rate: 27.42%
• Cash-on-cash: 75.46%
• DSCR: 4.36
• GRM: 2.7

CMA / ARV

• ARV (median comp): $36,732
• List price: $47,000
• Delta: 27.95%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16400 Bubbling Wls #180	0.31mi	1/1.0	370 (-8%)	5mo	$39,000	$105	69
16400 Bubbling Wells Rd Rd #79	0.31mi	1/1.0	374 (-6%)	10mo	$35,000	$94	66

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: 64.3%
• Equity multiple: 3.92×
• Total profit: $38,374
• Equity at exit: $7,008

10-year hold

• IRR: 69.0%
• Equity multiple: 8.27×
• Total profit: $95,705
• Equity at exit: $4,064

Cash invested: $13,160 (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 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 519
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$246
• Tax est. 1.5%: −$59 /mo · $705/yr
• Insurance: −$20
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $705

Break-even live

Break-even rent $566

Max offer price $47,000

Occupancy floor 47%

Sensitivity live

Price	-10% $738	-5% $721	+0% $705	+5% $689	+10% $673
Rent	-10% $590	-5% $648	+0% $705	+5% $763	+10% $820
Rate	-1.0pp $729	-0.5pp $717	base $705	+0.5pp $693	+1.0pp $681

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $47,000 Active 103 DOM
2. 2026-06-18
   days on market $47,000 Active 100 DOM
3. 2026-06-17
   days on market $47,000 Active 99 DOM
4. 2026-06-16
   days on market $47,000 Active 98 DOM
5. 2026-06-15
   days on market $47,000 Active 97 DOM
6. 2026-06-13
   days on market $47,000 Active 95 DOM
7. 2026-06-13
   days on market $47,000 Active 94 DOM
8. 2026-06-09
   days on market $47,000 Active 91 DOM
9. 2026-06-08
   days on market $47,000 Active 90 DOM
10. 2026-06-07
    days on market $47,000 Active 89 DOM
11. 2026-06-04
    days on market $47,000 Active 86 DOM
12. 2026-06-03
    days on market $47,000 Active 85 DOM
13. 2026-06-02
    days on market $47,000 Active 84 DOM
14. 2026-06-01
    days on market $47,000 Active 83 DOM
15. 2026-05-31
    days on market $47,000 Active 82 DOM
16. 2026-04-24
    price $47,000 1397-char remark

    Show marketing remark (1397 chars)

    AMAZING Fully Remodeled 1 Bedroom, 1 Bath Park Model at The Sands RV & Golf Resort. Enjoy modern desert living in this beautifully remodeled and move-in-ready 1-bedroom, 1-bath park model located in the desirable Sands RV & Golf Resort. This home has been completely renovated with quality upgrades throughout, including new drywall on both the walls and ceiling, updated plumbing and electrical, a new heating and air conditioning system, new cabinetry, and new flooring throughout. The stylish kitchen features sleek cabinetry, a subway tile backsplash, modern appliances including a dishwasher, and a clean contemporary design that opens into the decorator-furnished living area, creating a bright and inviting space. The remodeled bathroom offers a custom walk-in shower with modern finishes. Step outside to a spacious full-length covered patio, perfect for relaxing, entertaining, or enjoying the desert evenings. A washer and dryer are conveniently located in the outdoor shed, adding extra functionality and storage. Residents of The Sands RV & Golf Resort enjoy resort-style amenities including a golf course, clubhouse, pool and spa, social activities, and beautifully maintained grounds, offering a relaxed and active desert lifestyle. With exceptional value and high-end finishes throughout, this price-reduced home is a must-see. Schedule your private showing today.

17. 2026-04-21
    status Active 1397-char remark

    Show marketing remark (1397 chars)

    AMAZING Fully Remodeled 1 Bedroom, 1 Bath Park Model at The Sands RV & Golf Resort. Enjoy modern desert living in this beautifully remodeled and move-in-ready 1-bedroom, 1-bath park model located in the desirable Sands RV & Golf Resort. This home has been completely renovated with quality upgrades throughout, including new drywall on both the walls and ceiling, updated plumbing and electrical, a new heating and air conditioning system, new cabinetry, and new flooring throughout. The stylish kitchen features sleek cabinetry, a subway tile backsplash, modern appliances including a dishwasher, and a clean contemporary design that opens into the decorator-furnished living area, creating a bright and inviting space. The remodeled bathroom offers a custom walk-in shower with modern finishes. Step outside to a spacious full-length covered patio, perfect for relaxing, entertaining, or enjoying the desert evenings. A washer and dryer are conveniently located in the outdoor shed, adding extra functionality and storage. Residents of The Sands RV & Golf Resort enjoy resort-style amenities including a golf course, clubhouse, pool and spa, social activities, and beautifully maintained grounds, offering a relaxed and active desert lifestyle. With exceptional value and high-end finishes throughout, this price-reduced home is a must-see. Schedule your private showing today.

18. 2026-04-20
    historical 1397-char remark

    Show marketing remark (1397 chars)

    AMAZING Fully Remodeled 1 Bedroom, 1 Bath Park Model at The Sands RV & Golf Resort. Enjoy modern desert living in this beautifully remodeled and move-in-ready 1-bedroom, 1-bath park model located in the desirable Sands RV & Golf Resort. This home has been completely renovated with quality upgrades throughout, including new drywall on both the walls and ceiling, updated plumbing and electrical, a new heating and air conditioning system, new cabinetry, and new flooring throughout. The stylish kitchen features sleek cabinetry, a subway tile backsplash, modern appliances including a dishwasher, and a clean contemporary design that opens into the decorator-furnished living area, creating a bright and inviting space. The remodeled bathroom offers a custom walk-in shower with modern finishes. Step outside to a spacious full-length covered patio, perfect for relaxing, entertaining, or enjoying the desert evenings. A washer and dryer are conveniently located in the outdoor shed, adding extra functionality and storage. Residents of The Sands RV & Golf Resort enjoy resort-style amenities including a golf course, clubhouse, pool and spa, social activities, and beautifully maintained grounds, offering a relaxed and active desert lifestyle. With exceptional value and high-end finishes throughout, this price-reduced home is a must-see. Schedule your private showing today.

19. 2026-03-09
    listed $49,000 Active 1397-char remark

    Show marketing remark (1397 chars)

    AMAZING Fully Remodeled 1 Bedroom, 1 Bath Park Model at The Sands RV & Golf Resort. Enjoy modern desert living in this beautifully remodeled and move-in-ready 1-bedroom, 1-bath park model located in the desirable Sands RV & Golf Resort. This home has been completely renovated with quality upgrades throughout, including new drywall on both the walls and ceiling, updated plumbing and electrical, a new heating and air conditioning system, new cabinetry, and new flooring throughout. The stylish kitchen features sleek cabinetry, a subway tile backsplash, modern appliances including a dishwasher, and a clean contemporary design that opens into the decorator-furnished living area, creating a bright and inviting space. The remodeled bathroom offers a custom walk-in shower with modern finishes. Step outside to a spacious full-length covered patio, perfect for relaxing, entertaining, or enjoying the desert evenings. A washer and dryer are conveniently located in the outdoor shed, adding extra functionality and storage. Residents of The Sands RV & Golf Resort enjoy resort-style amenities including a golf course, clubhouse, pool and spa, social activities, and beautifully maintained grounds, offering a relaxed and active desert lifestyle. With exceptional value and high-end finishes throughout, this price-reduced home is a must-see. Schedule your private showing today.

20. 2026-02-14
    historical
21. 2026-02-01
    price $49,000
22. 2026-01-23
    price $54,000
23. 2026-01-14
    price $59,000
24. 2026-01-02
    price $64,000
25. 2025-12-23
    price $69,000
26. 2025-11-28
    price $74,000
27. 2025-06-02
    listed $79,000 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 AO · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥111°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,504
• − Mortgage interest: −$2,633
• − Property taxes: −$705
• − Insurance: −$1,702
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$1,367
• Taxable income: $8,296
• Est. tax owed @ 24.0%: −$1,991
• After-tax cash flow: $6,472/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

Excellent 95/100 None rehab

This fully remodeled and move-in-ready park model is in excellent condition with modern updates throughout. It offers a great opportunity for investors looking for a turnkey property in a desirable location.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Add a smart home system — A smart home system can increase convenience and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Add a smart home system — A smart home system can increase convenience and add value to the property. ↑

ⓘ 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 — Garnet

• Score: 53/100
• State rank: #971
• US rank: #24574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garnet, CA
• County: Riverside County · 2,287,001 people
• City population: 41,615
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 41,615
• Household income: $54,023
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2095.0

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

• Neighborhood character: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 23% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 47% English-only · Spanish 50% 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: ▼ -102.10%
• Current HPI: 418.4691
• Rent YoY: ▲ 3.66%
• Metro: Riverside-San Bernardino-Ontario, CA
• 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

-40.5% since first listed

12 events — show timeline

• 2026-04-24 Price Changed $47,000 CRMLS
• 2026-04-21 Relisted — CRMLS
• 2026-04-20 Listing Removed — CRMLS
• 2026-03-09 Listed $49,000 CRMLS
• 2026-02-14 Listing Removed — CRMLS
• 2026-02-01 Price Changed $49,000 CRMLS
• 2026-01-23 Price Changed $54,000 CRMLS
• 2026-01-14 Price Changed $59,000 CRMLS
• 2026-01-02 Price Changed $64,000 CRMLS
• 2025-12-23 Price Changed $69,000 CRMLS
• 2025-11-28 Price Changed $74,000 CRMLS
• 2025-06-02 Listed $79,000 CRMLS