69250 Parkside Dr · Desert Edge, CA 92241

$200,000

2 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 35 Days on market

Built 1980 3,920 sqft lot $154/sqft · 26% above area Est $159k · 26% over $152/mo HOA · 8% of rent

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Why this score? — see what drove the D- 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 +15.5/30.0
• DSCR +4.8/10.0
• 1% rule +4.0/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• 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

Welcome to resort-style living in the highly desirable Desert Crest Country Club -- a vibrant 55+ senior community where you own the land with no space rent! This beautifully maintained 3-bedroom, 2-bath home is thoughtfully designed for comfortable everyday living and comes partially furnished with all appliances included, making move-in easy and stress-free. Practical upgrades include wheelchair ramp accessibility, steel security screen doors at both entrances, and low-maintenance outdoor spaces for added convenience. Inside, you'll find tile and laminate flooring throughout, drywall finishes for a clean residential feel, adjustable window shutters for customizable natural light and priva

Key facts

• Drywall finishes
• 3,920 sq ft lot
• Garage

Tags

• WHEELCHAIR RAMP ACCESSIBILITY
• STEEL SECURITY SCREEN DOORS
• LOW MAINTENANCE OUTDOOR SPACES
• TILE AND LAMINATE FLOORING
• DRYWALL FINISHES
• ADJUSTABLE WINDOW SHUTTERS

Property features AI

Finance

• Other: Included in sale: some furniture and appliances; Property sold as-is; CC&R document applies; Senior community
• Financial info: Sale terms: Cash or private financing available
• HOA & community: Monthly HOA fee of $152; Community amenities: clubhouse, fitness center, banquet facilities, card room, billiard room, management, pet rules, hot water, par-3 golf

Exterior

• Parking: Total of 3 parking spaces; Attached carport; 2 carport spaces; Direct entrance; Driveway
• Security: Community security
• Utilities: Sewer is connected and paid; Fee simple land ownership
• Home design: One-story; Entry level: One
• Construction: Year built per assessor
• Exterior features: Community-managed security; Ramp for main level access; Community pool (in-ground, heated); Community spa/hot tub (in-ground, heated); Mountain views; Detached property

Interior

• Flooring: Laminate flooring; Tile flooring
• Bathrooms: Two 3/4 bathrooms
• Heating & cooling: Central heating (forced air); Central air conditioning; Evaporative cooling; Ceiling fans
• Interior features: Partially furnished; Living room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $79 ($949/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (10.0% below list).
• Recommended offer: $180k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $45k; list at $200k implies a 344% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,907 (10.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (median comp): $158,817
• List price: $200,000
• Delta: 25.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69303 Golden Dr W	0.14mi	2/2.0	1,344 (+4%)	7mo	$160,000	$119	82
69266 Midpark Dr	0.04mi	2/2.0	1,200 (-7%)	9mo	$90,000	$75	78
69280 Fairway Dr	0.28mi	2/2.0	1,320 (+2%)	8mo	$148,000	$112	78
69237 Westwood Ct	0.04mi	3/2.0 (+1)	1,420 (+10%)	4mo	$160,000	$113	74
16400 El Segundo Way	0.07mi	2/2.0	1,440 (+11%)	10mo	$184,500	$128	70
16725 Camino Mirasol Dr	0.40mi	2/2.0	1,248 (-4%)	8mo	$165,000	$132	69
69300 Fairway Dr	0.28mi	2/2.0	1,152 (-11%)	1mo	$109,000	$95	67
69500 Poolside	0.29mi	2/2.0	1,440 (+11%)	2mo	$140,000	$97	67
16740 Vista Del Sol	0.18mi	2/2.0	1,152 (-11%)	9mo	$200,000	$174	65
16821 Lakeside Ct	0.35mi	3/2.0 (+1)	1,368 (+6%)	5mo	$170,000	$124	65
69525 Dillon Rd #88	0.59mi	3/2.0 (+1)	1,248 (-4%)	6mo	$180,000	$144	56
16411 Vista Cerro	0.50mi	2/2.0	1,430 (+10%)	6mo	$195,000	$136	54

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-27,368
• Equity at exit: $29,821

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-17,333
• Equity at exit: $17,292

Cash invested: $56,000 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,799 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$83
• HOA: −$152
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $79

Break-even live

Break-even rent $1,699

Max offer price $200,000

Occupancy floor 91%

Sensitivity live

Price	-10% $192	-5% $136	+0% $79	+5% $23	+10% $-34
Rent	-10% $-63	-5% $8	+0% $79	+5% $150	+10% $221
Rate	-1.0pp $180	-0.5pp $130	base $79	+0.5pp $27	+1.0pp $-25

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69470 Midpark Dr Desert Hot Springs, CA	1.0	1.0	1298	$1,500	$1.16	44d	1	0.28mi
69510 Parkside Dr Desert Hot Springs, CA	1.0	1.0	1150	$1,450	$1.26	44d	1	0.33mi
13762 Starlight Way Desert Hot Springs, CA	3.0	2.0	1601	$3,500	$2.19	25d	1	1.34mi
13762 Starlight Way Desert Hot Springs, CA	3.0	2.0	1601	$3,400	$2.12	0d	1	1.34mi

HOA detail

• Monthly dues: $152 · $1,824/yr
• Likely covers: security

Listing history 19 events

1. 2026-06-18
   days on market $200,000 Active 35 DOM
2. 2026-06-17
   days on market $200,000 Active 34 DOM
3. 2026-06-16
   days on market $200,000 Active 33 DOM
4. 2026-06-15
   days on market $200,000 Active 32 DOM
5. 2026-06-13
   days on market $200,000 Active 30 DOM
6. 2026-06-13
   days on market $200,000 Active 29 DOM
7. 2026-06-09
   days on market $200,000 Active 26 DOM
8. 2026-06-08
   days on market $200,000 Active 25 DOM
9. 2026-06-07
   days on market $200,000 Active 24 DOM
10. 2026-06-04
    days on market $200,000 Active 21 DOM
11. 2026-06-03
    days on market $200,000 Active 20 DOM
12. 2026-06-02
    days on market $200,000 Active 19 DOM
13. 2026-06-01
    days on market $200,000 Active 18 DOM
14. 2026-05-31
    days on market $200,000 Active 17 DOM
15. 2026-05-14
    listed $200,000 Active 1577-char remark
16. 2026-02-02
    price
17. 2026-02-02
    price
18. 2025-10-24
    listed Active
19. 2002-02-01
    soldstatus $45,000

ⓘ 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: $696 · $58/mo
• Projected year-2 tax: $1,520 · $127/mo
• Expected delta: +$824/yr (+$69/mo · 118.4%)

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

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 6 d/yr ≥109°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: $21,589
• − Mortgage interest: −$11,203
• − Property taxes: −$696
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − HOA: −$1,824
• − Depreciation: −$5,818
• Taxable loss: −$2,407
• Est. tax savings @ 24.0%: +$578
• After-tax cash flow: $1,527/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

+344.4% since first listed

5 events — show timeline

• 2026-05-14 Listed $200,000 GPSMLS
• 2026-02-02 Price Changed — TheMLS
• 2026-02-02 Price Changed — TheMLS
• 2025-10-24 Listed — TheMLS
• 2002-02-01 Sold (Public Records) $45,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $696 · -2.4% YoY. Source: county tax records.