69530 Dillon Rd · Desert Edge, CA 92240

$39,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 15 Days on market

Built 1985

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Reduced for fast sell !!!!! Classic 1976 Mobile home 2 bedroom, 1 bathroom , added bonus room use as a 3 bedroom, office. New paint and roof outside. The Oasis Mobile Home Park is a family community Mobile Home Park. Located in Desert Hot Springs, California. It's so rare this is your Awesome opportunity to move in to a park with beautiful Pools mineral spring waters. The park has that Hometown family feeling. Make an offer today. Your home sweet home awaits you. Dreams do come true , if you make the move. Call today for your personal showing.

Key facts

• Laundry facilities
• Clubhouse
• Kitchen

Tags

• SWIMMING POOL
• JACUZZI
• CLUBHOUSE
• BANQUET ROOM
• KITCHEN
• LAUNDRY FACILITIES

Property features AI

Finance

• Other: Living area reported by seller
• HOA & community: Part of an association; Land lease $800

Exterior

• Parking: Located in Oasis Mobile Home Park
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Entry on level 1
• Construction: Mobile home remains on site; Year built: see remarks
• Exterior features: Community pool; Suburban setting

Interior

• Bathrooms: 1 full bathroom
• Interior features: Entry on level 1
• Laundry & utility: Laundry available (see remarks for details)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $980 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 39.5% 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-, commute D-, employment 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.
• Zoned schools: Julius Corsini Elementary (409 students, 98% FRL); Desert Springs Middle (803 students, 99% FRL); Desert Hot Springs High (math 27% / reading 52%, grade F, #532 of 1,170 statewide, top 48%, 1,742 students, 98% FRL) — zoned schools average 98% FRL vs 73% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 521 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 38% 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 $276 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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); 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 $39,301 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 4.28% ✓
• Cap rate: 39.54%
• Cash-on-cash: 118.74%
• DSCR: 6.28
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $104,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69300 Fairway Dr	0.56mi	2/2.0	1,152 (0%)	1mo	$109,000	$95	73
69525 Dillon Rd #85	0.26mi	2/2.0	1,050 (-9%)	7mo	$119,000	$113	67
69601 Country Club Dr	0.34mi	2/2.0	1,040 (-10%)	4mo	$166,500	$160	64
69525 Dillon Rd #88	0.26mi	3/2.0 (+1)	1,248 (+8%)	6mo	$180,000	$144	64
17640 Corkill #78 Rd	0.47mi	2/2.0	1,248 (+8%)	1mo	$69,999	$56	63
17640 Corkill Rd #74	0.47mi	2/2.0	1,056 (-8%)	2mo	$55,000	$52	63
17555 Corkill Rd #53	0.41mi	3/2.0 (+1)	1,056 (-8%)	1mo	$70,000	$66	61
17640 Corkill Rd #46	0.47mi	3/2.0 (+1)	1,200 (+4%)	8mo	$58,000	$48	60
69285 Midpark	0.62mi	2/2.0	1,048 (-9%)	2mo	$95,000	$91	54
17640 Corkill Rd #27	0.47mi	3/2.0 (+1)	1,248 (+8%)	7mo	$60,000	$48	53
16821 Greenway Ct	0.56mi	2/2.0	1,000 (-13%)	1mo	$156,500	$157	51
17850 Corkill Rd #38	0.57mi	2/1.0	1,000 (-13%)	5mo	$25,000	$25	43

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: —
• Equity multiple: 6.12×
• Total profit: $57,193
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 13.11×
• Total profit: $135,288
• Equity at exit: $3,450

Cash invested: $11,172 (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 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 521
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$209
• Tax from tax record: −$19 /mo · $230/yr
• Insurance: −$17
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $980

Break-even live

Break-even rent $469

Max offer price $39,900

Occupancy floor 38%

Sensitivity live

Price	-10% $1,003	-5% $992	+0% $980	+5% $969	+10% $958
Rent	-10% $845	-5% $913	+0% $980	+5% $1,048	+10% $1,115
Rate	-1.0pp $1,000	-0.5pp $990	base $980	+0.5pp $970	+1.0pp $959

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69510 Parkside Dr Desert Hot Springs, CA	1.0	1.0	1150	$1,450	$1.26	45d	1	0.34mi
69470 Midpark Dr Desert Hot Springs, CA	1.0	1.0	1298	$1,500	$1.16	45d	1	0.39mi
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	45d	1	1.04mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	0d	1	1.04mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	25d	1	1.04mi
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	45d	1	1.09mi

Listing history 11 events

1. 2026-06-21
   days on market $39,900 Active 15 DOM
2. 2026-06-18
   days on market $39,900 Active 12 DOM
3. 2026-06-17
   days on market $39,900 Active 11 DOM
4. 2026-06-16
   days on market $39,900 Active 10 DOM
5. 2026-06-15
   days on market $39,900 Active 9 DOM
6. 2026-06-13
   days on market $39,900 Active 7 DOM
7. 2026-06-13
   days on market $39,900 Active 6 DOM
8. 2026-06-09
   days on market $39,900 Active 3 DOM
9. 2026-06-08
   days on market $39,900 Active 2 DOM
10. 2026-06-07
    remarks 691-char remark
11. 2026-06-07
    listed $39,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $230 · $19/mo
• Projected year-2 tax: $303 · $25/mo
• Expected delta: +$73/yr (+$6/mo · 31.7%)

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

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: $20,514
• − Mortgage interest: −$2,235
• − Property taxes: −$230
• − Insurance: −$1,702
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$1,161
• Taxable income: $11,904
• Est. tax owed @ 24.0%: −$2,857
• After-tax cash flow: $8,906/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
• County: Riverside County · 2,287,001 people
• 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

+59.6% since first listed

21 events — show timeline

• 2026-06-06 Listed $39,900 CRMLS
• 2023-01-20 Price Changed $50,000 CRMLS
• 2023-01-19 Sold (MLS) $50,000 CRMLS
• 2022-12-31 Pending — CRMLS
• 2022-12-08 Price Changed $51,555 CRMLS
• 2022-12-05 Price Changed $52,555 CRMLS
• 2022-12-04 Price Changed $53,555 CRMLS
• 2022-12-01 Price Changed $54,555 CRMLS
• 2022-11-16 Price Changed $55,555 CRMLS
• 2022-11-01 Price Changed $53,500 CRMLS
• 2022-10-31 Price Changed $55,500 CRMLS
• 2022-10-26 Price Changed $55,000 CRMLS
• 2022-10-21 Price Changed $57,500 CRMLS
• 2022-10-12 Listed $57,000 CRMLS
• 2022-10-01 Listing Removed — GPSMLS
• 2022-08-31 Listed $65,500 GPSMLS
• 2022-08-17 Coming Soon — GPSMLS
• 2022-07-15 Listed — TheMLS
• 2005-03-02 Sold (MLS) $23,750 GPSMLS
• 2005-03-02 Sold (MLS) $23,750 GPSMLS
• 2004-12-22 Listed $25,000 GPSMLS

Property tax history

+3.9%/yr

Latest (2025): $230 · -2.1% YoY. Source: county tax records.