70200 Dillon Rd #39 · Desert Edge, CA 92241

$55,500

2 bd · 1.0 ba · 550 sqft · Manufactured · 67 Days on market

Built 2003 Good condition $101/sqft · 6% above area Est $52k · 6% over ↓ 13% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.8/15.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This splendid and super clean 2003 Cavco Park model with ~550 sq. ft. features 2 bedrooms, 1 bathroom and a laundry room in the shed. Bring your creative flair and make this well-appointed home your dream getaway with stunning views from the front covered deck of little San Bernadino Mountains where you can enjoy your morning coffee or unmatched sunsets. The California room is currently being utilized as a 2nd bedroom/office. Ample parking for 2 dedicated spots. Located in the luxurious 55+ Caliente Springs Resort which offers amenities that include mineral hot spring pool and spas, state of the art fitness center, 9-hole golf course, pickleball courts, tennis courts, laundry facilities, library, and fun organized community events. Beyond the comfort and amenities of the home itself, residents of Caliente Springs Resort enjoy a vibrant, welcoming atmosphere where neighbors become friends, and every day brings new opportunities for relaxation and recreation. Whether you're seeking peaceful mornings on the deck, social afternoons on the pickleball courts, or quiet evenings at the library, this community is designed to enrich your lifestyle and provide endless possibilities for leisure and connection in a picturesque desert setting. Come make this your new home or getaway place and enjoy this amazing community. Lot is not owned; space rent is $673.

Key facts

• 9 hole golf course
• Front covered deck
• Pickleball courts

Tags

• FRONT COVERED DECK
• CALIFORNIA ROOM
• MINERAL HOT SPRING POOL
• 9 HOLE GOLF COURSE
• PICKLEBALL COURTS
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $56k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $909 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $56k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.6% 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: 218 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $384 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,170 (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. 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. 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.
7. 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.
8. 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: 3.23% ✓
• Cap rate: 28.64%
• Cash-on-cash: 79.83%
• DSCR: 4.55
• GRM: 2.6

CMA / ARV

• ARV (median comp): $52,400
• List price: $55,500
• Delta: 5.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70200 Dillon Rd #654	0.01mi	2/1.0	550 (0%)	3mo	$97,500	$177	97
70200 Dillon Rd #416	0.01mi	1/1.0 (-1)	550 (0%)	8mo	$48,000	$87	88
70200 Dillon Rd #320	0.00mi	1/1.0 (-1)	550 (0%)	10mo	$50,000	$91	86
70200 Dillon Rd #527	0.00mi	2/1.0	525 (-4%)	13mo	$55,000	$105	82
70200 Dillon Rd #97	0.01mi	1/1.0 (-1)	600 (+9%)	5mo	$20,500	$34	76
70200 Dillon Rd #590	0.01mi	2/1.0	625 (+14%)	4mo	$61,500	$98	74
70200 Dillon Rd #446	0.16mi	2/1.5	600 (+9%)	4mo	$75,000	$125	72
70200 Dillon Rd #324	0.27mi	1/1.0 (-1)	570 (+4%)	12mo	$76,000	$133	66
70200 Dillon Rd #215	0.27mi	1/1.0 (-1)	600 (+9%)	4mo	$65,000	$108	64
70200 Dillon Rd #605	0.27mi	1/1.0 (-1)	600 (+9%)	5mo	$97,500	$163	64
70200 Dillon Rd #36	0.27mi	1/1.0 (-1)	600 (+9%)	8mo	$65,000	$108	61
70200 Dillon Rd #244	0.27mi	1/1.0 (-1)	630 (+14%)	13mo	$55,900	$89	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: 69.8%
• Equity multiple: 4.15×
• Total profit: $48,976
• Equity at exit: $8,275

10-year hold

• IRR: 73.8%
• Equity multiple: 8.57×
• Total profit: $117,581
• Equity at exit: $4,799

Cash invested: $15,540 (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: 218
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,794 medium
• Mortgage (P&I): −$291
• Tax est. 1.5%: −$69 /mo · $832/yr
• Insurance: −$23
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $909

Break-even live

Break-even rent $644

Max offer price $55,500

Occupancy floor 44%

Sensitivity live

Price	-10% $947	-5% $928	+0% $909	+5% $889	+10% $870
Rent	-10% $767	-5% $838	+0% $909	+5% $979	+10% $1,050
Rate	-1.0pp $936	-0.5pp $923	base $909	+0.5pp $894	+1.0pp $880

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: $13,875
• Closing costs: $1,665
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69360 Poolside Dr Desert Hot Springs, CA	3.0	2.0	648	$1,800	$2.78	3d	1	0.76mi
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	45d	1	0.92mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	19d	1	1.29mi

Listing history 24 events

1. 2026-06-21
   days on market $55,500 Active 67 DOM
2. 2026-06-18
   days on market $55,500 Active 64 DOM
3. 2026-06-17
   days on market $55,500 Active 63 DOM
4. 2026-06-16
   days on market $55,500 Active 62 DOM
5. 2026-06-15
   days on market $55,500 Active 61 DOM
6. 2026-06-13
   days on market $55,500 Active 59 DOM
7. 2026-06-13
   days on market $55,500 Active 58 DOM
8. 2026-06-09
   days on market $55,500 Active 55 DOM
9. 2026-06-08
   days on market $55,500 Active 54 DOM
10. 2026-06-07
    days on market $55,500 Active 53 DOM
11. 2026-06-04
    days on market $55,500 Active 50 DOM
12. 2026-06-03
    days on market $55,500 Active 49 DOM
13. 2026-06-02
    days on market $55,500 Active 48 DOM
14. 2026-06-01
    days on market $55,500 Active 47 DOM
15. 2026-05-31
    days on market $55,500 Active 46 DOM
16. 2026-04-15
    listed $55,500 Active 1367-char remark

    Show marketing remark (1367 chars)

    This splendid and super clean 2003 Cavco Park model with ~550 sq. ft. features 2 bedrooms, 1 bathroom and a laundry room in the shed. Bring your creative flair and make this well-appointed home your dream getaway with stunning views from the front covered deck of little San Bernadino Mountains where you can enjoy your morning coffee or unmatched sunsets. The California room is currently being utilized as a 2nd bedroom/office. Ample parking for 2 dedicated spots. Located in the luxurious 55+ Caliente Springs Resort which offers amenities that include mineral hot spring pool and spas, state of the art fitness center, 9-hole golf course, pickleball courts, tennis courts, laundry facilities, library, and fun organized community events. Beyond the comfort and amenities of the home itself, residents of Caliente Springs Resort enjoy a vibrant, welcoming atmosphere where neighbors become friends, and every day brings new opportunities for relaxation and recreation. Whether you're seeking peaceful mornings on the deck, social afternoons on the pickleball courts, or quiet evenings at the library, this community is designed to enrich your lifestyle and provide endless possibilities for leisure and connection in a picturesque desert setting. Come make this your new home or getaway place and enjoy this amazing community. Lot is not owned; space rent is $673.

17. 2026-04-01
    historical
18. 2025-09-22
    listed $55,500 Active
19. 2025-01-07
    historical
20. 2024-10-07
    listed $55,500 Active
21. 2024-04-01
    historical
22. 2024-03-04
    price $55,500
23. 2024-02-10
    price $59,500
24. 2023-12-29
    listed $63,500 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 4 d/yr ≥109°F today · 12 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: $21,529
• − Mortgage interest: −$3,109
• − Property taxes: −$832
• − Insurance: −$1,780
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$1,615
• Taxable income: $10,748
• Est. tax owed @ 24.0%: −$2,580
• After-tax cash flow: $8,323/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 75/100 Cosmetic rehab

This well-maintained 2003 Cavco Park model mobile home offers a good condition with potential for cosmetic updates to the kitchen and exterior to boost its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor kitchen countertops — dated design

Value-add opportunities

• Both update kitchen cabinets and countertops — enhances both resale and rental appeal
• Both paint exterior — improves curb appeal and resale value
• Both landscaping — enhances curb appeal and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
kitchen countertops · dated design	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — enhances both resale and rental appeal ↑
• Both paint exterior — improves curb appeal and resale value ↑
• Both landscaping — enhances curb appeal and rental appeal ↑

ⓘ 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 — 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

-12.6% since first listed

9 events — show timeline

• 2026-04-15 Listed $55,500 GPSMLS
• 2026-04-01 Listing Removed — GPSMLS
• 2025-09-22 Listed $55,500 GPSMLS
• 2025-01-07 Listing Removed — GPSMLS
• 2024-10-07 Listed $55,500 GPSMLS
• 2024-04-01 Listing Removed — GPSMLS
• 2024-03-04 Price Changed $55,500 GPSMLS
• 2024-02-10 Price Changed $59,500 GPSMLS
• 2023-12-29 Listed $63,500 GPSMLS