70200 Dillon Rd #452 · Desert Edge, CA 92241

$89,900

1 bd · 1.0 ba · 400 sqft · Manufactured · 611 Days on market

Built 2024 Good condition $225/sqft · 100% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• 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 Classic Casita getaway #452 is a brand new home that overlooks Mt. San Jacinto and Mt. Gorgonio. You'll get a first-row seat to each sunset! This getaway features a galley kitchen with upgraded stainless steel appliances, white cabinets, a large bathroom and wood-mimicking flooring. Notice the gold faucet, grey backsplash, solid countertops, and ceiling fans in the living room and bedroom! This home is super unique! Home Features: -One Bed, One Bath -Upgraded stainless steel appliances -Mountain views -Large kitchen -Large Living Room windows Want to take a tour or buy this home? Let us know! Enjoy being part of a community that focuses on health and makes having fun a priority!

Key facts

• Large kitchen
• Mountain views
• Built 2024

Tags

• MOUNTAIN VIEWS
• LARGE KITCHEN
• LARGE LIVING ROOM WINDOWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 14.8% in Desert Edge — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 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 $622 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 611 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 611 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.44% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.25%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (median comp): $45,000
• List price: $89,900
• Delta: 99.78%
• Verdict: OVERPRICED
• Comps: 12 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 #2	0.00mi	1/1.0	400 (0%)	3mo	$50,000	$125	98
70200 Dillon Rd #190	0.00mi	1/1.0	400 (0%)	5mo	$40,000	$100	96
70200 Dillon Rd #28	0.00mi	1/1.0	400 (0%)	10mo	$38,000	$95	92
70200 Dillon Rd #192	0.11mi	1/1.0	400 (0%)	4mo	$43,000	$108	92
70200 Dillon Rd #585	0.06mi	1/1.0	400 (0%)	7mo	$58,000	$145	92
70200 Dillon Rd #515	0.00mi	1/1.0	400 (0%)	14mo	$45,000	$113	88
70200 Dillon Rd #393	0.27mi	1/1.0	400 (0%)	1mo	$26,500	$66	86
70200 Dillon Rd #25	0.27mi	1/1.0	400 (0%)	2mo	$32,500	$81	86
70200 Dillon Rd #402	0.27mi	1/1.0	400 (0%)	3mo	$95,000	$238	85
70200 Dillon Rd #425	0.27mi	1/1.0	400 (0%)	4mo	$47,000	$118	84
70201 Aurora Rd #149	0.33mi	1/1.0	399 (-0%)	3mo	$54,000	$135	81
17405 Corkill Rd #22	0.40mi	1/1.0	432 (+8%)	4mo	$65,000	$150	65

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $3,275
• Equity at exit: $13,404

10-year hold

• IRR: 13.0%
• Equity multiple: 2.04×
• Total profit: $26,095
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $279

Break-even live

Break-even rent $945

Max offer price $89,900

Occupancy floor 74%

Sensitivity live

Price	-10% $341	-5% $310	+0% $279	+5% $248	+10% $217
Rent	-10% $176	-5% $227	+0% $279	+5% $330	+10% $381
Rate	-1.0pp $324	-0.5pp $301	base $279	+0.5pp $255	+1.0pp $232

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $89,900 Active 611 DOM
2. 2026-06-17
   days on market $89,900 Active 610 DOM
3. 2026-06-16
   days on market $89,900 Active 609 DOM
4. 2026-06-15
   days on market $89,900 Active 608 DOM
5. 2026-06-13
   days on market $89,900 Active 606 DOM
6. 2026-06-13
   days on market $89,900 Active 605 DOM
7. 2026-06-09
   days on market $89,900 Active 602 DOM
8. 2026-06-08
   days on market $89,900 Active 601 DOM
9. 2026-06-07
   days on market $89,900 Active 600 DOM
10. 2026-06-04
    days on market $89,900 Active 597 DOM
11. 2026-06-03
    days on market $89,900 Active 596 DOM
12. 2026-06-02
    days on market $89,900 Active 595 DOM
13. 2026-06-01
    days on market $89,900 Active 594 DOM
14. 2026-05-31
    days on market $89,900 Active 593 DOM
15. 2026-05-12
    price $94,900 695-char remark

    Show marketing remark (695 chars)

    This Classic Casita getaway #452 is a brand new home that overlooks Mt. San Jacinto and Mt. Gorgonio. You'll get a first-row seat to each sunset! This getaway features a galley kitchen with upgraded stainless steel appliances, white cabinets, a large bathroom and wood-mimicking flooring. Notice the gold faucet, grey backsplash, solid countertops, and ceiling fans in the living room and bedroom! This home is super unique! Home Features: -One Bed, One Bath -Upgraded stainless steel appliances -Mountain views -Large kitchen -Large Living Room windows Want to take a tour or buy this home? Let us know! Enjoy being part of a community that focuses on health and makes having fun a priority!

16. 2024-10-19
    price $99,900 695-char remark

    Show marketing remark (695 chars)

    This Classic Casita getaway #452 is a brand new home that overlooks Mt. San Jacinto and Mt. Gorgonio. You'll get a first-row seat to each sunset! This getaway features a galley kitchen with upgraded stainless steel appliances, white cabinets, a large bathroom and wood-mimicking flooring. Notice the gold faucet, grey backsplash, solid countertops, and ceiling fans in the living room and bedroom! This home is super unique! Home Features: -One Bed, One Bath -Upgraded stainless steel appliances -Mountain views -Large kitchen -Large Living Room windows Want to take a tour or buy this home? Let us know! Enjoy being part of a community that focuses on health and makes having fun a priority!

17. 2024-10-15
    listed $82,900 Active 695-char remark

    Show marketing remark (695 chars)

    This Classic Casita getaway #452 is a brand new home that overlooks Mt. San Jacinto and Mt. Gorgonio. You'll get a first-row seat to each sunset! This getaway features a galley kitchen with upgraded stainless steel appliances, white cabinets, a large bathroom and wood-mimicking flooring. Notice the gold faucet, grey backsplash, solid countertops, and ceiling fans in the living room and bedroom! This home is super unique! Home Features: -One Bed, One Bath -Upgraded stainless steel appliances -Mountain views -Large kitchen -Large Living Room windows Want to take a tour or buy this home? Let us know! Enjoy being part of a community that focuses on health and makes having fun a priority!

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 16 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: $15,571
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$1,952
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$2,615
• Taxable income: $2,128
• Est. tax owed @ 24.0%: −$511
• After-tax cash flow: $2,833/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 is in good condition with a good condition score of 80. It has a cosmetic rehab level and is move-in ready with minimal repairs needed.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Upgrade to modern lighting fixtures — Enhances curb appeal and value

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 Upgrade to modern lighting fixtures — Enhances curb appeal and value ↑

ⓘ 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

+14.5% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $94,900 Zillow
• 2024-10-19 Price Changed $99,900 Zillow
• 2024-10-15 Listed $82,900 Zillow