18801 Roberts Rd #81 · Desert Edge, CA 92241

$59,900

1 bd · 1.0 ba · 936 sqft · Manufactured · 7 Days on market

Built 1964 Est $55k · 8% over $499/mo HOA · 27% of rent

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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
• ARV discount +3.7/15.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Wagner Mobile Home & RV Park a 55+ senior community ! This beautiful enclave of mobile estates hosts gorgeous mountain views, a beautiful pool/spa area and impeccably manicured grounds that are all second to none. Stepping into this beautiful 1 bed 1 bath home, with an enclosed porch being set up as a bedroom, you will find a nice kitchen, living room with a mountain view, a recently updated bath with a walk-in shower and a two nice sized bedrooms. Enjoy our seasons regardless of the temperature with the Mitsubishi mini-split a/c and heating unit. This home is perfect for the buyer looking for a new full time residence, or a second home to visit on the weekends to enjoy the Palm Springs Lifestyle. Fully furnished just bring your toothbrush. Don't miss your chance to own your own slice of heaven!

Key facts

• Art studio
• Walk-in shower
• Enclosed porch area

Tags

• MOUNTAIN VIEW
• RECENTLY UPDATED BATH
• WALK-IN SHOWER
• MITSUBISHI MINI-SPLIT A/C
• ENCLOSED PORCH AREA
• ART STUDIO

Property features AI

Finance

• Other: Park offers RV access/parking; Association phone available
• Financial info: Listing terms: cash or cash to new loan; Land is not included (space is in a park / land lease); Rent includes trash collection; Special zoning: rent control
• HOA & community: Homeowner dues: $499; Association amenities include pool (gas heated), heated spa, sun deck, clubhouse, meeting room, billiard room, guest parking; Association allows pets per rules (call for details); Manager approval required for residency; Complex has 171 units; Senior park (Wagner Mobile Home and RV Park)

Exterior

• Parking: Driveway; Two total parking spaces; Two open parking spaces; Common RV parking
• Security: Gated community; On-site resident manager
• Utilities: Water provided by local water district; Shared septic system; Power: standard community service
• Home design: Manufactured home; Single-wide mobile home; One story
• Construction: Manufactured construction; Foundation supported on pier jacks; Elastomeric roof; Manufacture date: 1964 (Cascade)
• Exterior features: Concrete slab patio; open and covered patio; Shed; Gated community with resident manager; Street asphalt; Rectangular lot shape; Mountain view

Interior

• Kitchen: Gas cooktop; Gas oven; Range hood; Range/oven; Refrigerator; Dishwasher
• Flooring: Laminate floors
• Bathrooms: One 3/4 bath with shower stall
• Heating & cooling: Central heating; Air conditioning; Evaporative cooling
• Interior features: Furnished or available unfurnished; Ground-level entry with steps; Window screens; Ceiling fan
• Laundry & utility: Community laundry; Central gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).

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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $414 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $42k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 3→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 3.14% ✓
• Cap rate: 17.77%
• Cash-on-cash: 40.98%
• DSCR: 2.82
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $55,224
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18555 Roberts Rd #17	0.13mi	2/2.0 (+1)	960 (+3%)	3mo	$57,000	$59	78
18555 Roberts Rd #143	0.13mi	2/2.0 (+1)	915 (-2%)	17mo	$86,600	$95	67
18131 Langlois Rd Unit S1	0.31mi	2/2.0 (+1)	960 (+3%)	16mo	$94,000	$98	59
18555 Roberts Rd #42	0.14mi	2/1.0 (+1)	864 (-8%)	21mo	$39,000	$45	58
18131 Langlois Rd Unit S15	0.33mi	2/1.0 (+1)	820 (-12%)	2mo	$75,000	$91	57
17800 Langlois Rd #217	0.52mi	2/2.0 (+1)	960 (+3%)	13mo	$56,500	$59	51
17850 Corkill Rd #38	0.73mi	2/1.0 (+1)	1,000 (+7%)	5mo	$25,000	$25	45
17800 Langlois Rd #219	0.52mi	2/2.0 (+1)	1,040 (+11%)	6mo	$42,500	$41	44
17625 Langlois #105	0.66mi	2/2.0 (+1)	840 (-10%)	1mo	$55,000	$65	42
17800 Langlois Rd #509	0.52mi	2/2.0 (+1)	1,040 (+11%)	22mo	$50,000	$48	30

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: 2.62×
• Total profit: $27,105
• Equity at exit: $8,931

10-year hold

• IRR: 44.5%
• Equity multiple: 5.29×
• Total profit: $71,934
• Equity at exit: $5,179

Cash invested: $16,772 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,881 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$499
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $573

Break-even live

Break-even rent $1,156

Max offer price $59,900

Occupancy floor 65%

Sensitivity live

Price	-10% $614	-5% $593	+0% $573	+5% $552	+10% $531
Rent	-10% $424	-5% $498	+0% $573	+5% $647	+10% $721
Rate	-1.0pp $603	-0.5pp $588	base $573	+0.5pp $557	+1.0pp $541

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.32mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	25d	1	0.32mi
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	44d	1	0.32mi
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	44d	1	0.89mi

HOA detail

• Monthly dues: $499 · $5,988/yr
• Likely covers: landscapingpool

Listing history 7 events

1. 2026-06-18
   days on market $59,900 Active 7 DOM
2. 2026-06-17
   days on market $59,900 Active 6 DOM
3. 2026-06-16
   days on market $59,900 Active 5 DOM
4. 2026-06-15
   days on market $59,900 Active 4 DOM
5. 2026-06-13
   days on market $59,900 Active 2 DOM
6. 2026-06-13
   remarks 695-char remark
7. 2026-06-13
   listed $59,900 Active 1 DOM

ⓘ 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 3 d/yr ≥109°F today · 9 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: $22,567
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − HOA: −$5,988
• − Depreciation: −$1,743
• Taxable income: $6,673
• Est. tax owed @ 24.0%: −$1,601
• After-tax cash flow: $5,271/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

+33.1% since first listed

9 events — show timeline

• 2026-06-11 Listed $59,900 TheMLS
• 2025-01-11 Price Changed — TheMLS
• 2024-10-07 Listed — TheMLS
• 2023-06-22 Sold (MLS) $42,000 TheMLS
• 2023-06-21 Pending — TheMLS
• 2023-05-02 Contingent — TheMLS
• 2023-03-16 Relisted — TheMLS
• 2023-02-02 Contingent — TheMLS
• 2022-11-10 Listed $45,000 TheMLS