74711 Dillon Rd #550 · Sky Valley, CA 92241

$110,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 96 Days on market

Built 1989 2,600 sqft lot $82/sqft · 7% below area Est $128k · 14% under

---

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
• ARV discount +13.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate 2 bedroom, 2 bath and a bonus room located in Family Friendly Sky Valley Resort! This home comes turn key furnished and is beautifully decorated. This home is light, bright and spacious throughout, drywalled and no paneling, it has earth toned upgraded carpeting, high ceilings in the living room, floor to ceiling windows, built in hutch in the dining room, a huge kitchen with black appliances, a stainless steel sink and a custom designed pantry. The guest bathroom has a new modern vanity and new toilet, the separate laundry room is over-sized with a built in desk. The guest bedroom has a huge double door mirrored closet and a sun-room off of the guest bedroom that can serve for an extra sleeping area or an office or a work out room. The primary bedroom is oversized with a huge walk in closet that opens to a private covered porch for privacy. The primary bathroom is large with a new double sink vanity and newer toilet. There is an exterior shed for storage and a large covered carport. The front porch has mountain views. Enjoy the rare and natural hot mineral waters in the pools and spas, ponds, Chapel, pickle ball, tennis, basketball, saunas, open Desert Hiking and the beautiful people of Sky Valley Resort! This home has a monthly space rent of $1,081.00 per month.

Key facts

• Black appliances
• Built in hutch
• Turn key furnished

Tags

• BONUS ROOM
• TURN KEY FURNISHED
• HIGH CEILINGS
• FLOOR TO CEILING WINDOWS
• BUILT IN HUTCH
• BLACK APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $879 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 9.6% in Sky Valley — 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 52/100 on livability (#1,041 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: amenities F, commute F, 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: Della S. Lindley Elementary (584 students, 96% 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 (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 218 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 $761 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y 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 $62k; list at $110k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.78% ✓
• Cap rate: 15.88%
• Cash-on-cash: 34.25%
• DSCR: 2.52
• GRM: 4.7

CMA / ARV

• ARV (median comp): $128,012
• List price: $110,000
• Delta: -14.07%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74711 Dillon Rd #545	0.13mi	2/2.0	1,344 (0%)	9mo	$105,000	$78	87
74711 Dillon Rd #385	0.00mi	2/2.0	1,344 (0%)	17mo	$85,000	$63	86
74711 Dillon Rd #507	0.00mi	2/2.0	1,248 (-7%)	3mo	$147,500	$118	86
74711 Dillon Rd #614	0.00mi	2/2.0	1,248 (-7%)	6mo	$70,000	$56	83
74711 Dillon #373	0.00mi	2/2.0	1,248 (-7%)	14mo	$120,000	$96	77
74711 Dillon Rd #635	0.13mi	2/2.0	1,490 (+11%)	2mo	$130,000	$87	74
74711 Dillon Rd #534	0.00mi	2/2.0	1,152 (-14%)	5mo	$82,000	$71	72
74711 Dillon Rd #599	0.13mi	2/2.0	1,152 (-14%)	1mo	$115,000	$100	69
74711 Dillon Rd #389	0.13mi	2/2.0	1,512 (+12%)	9mo	$158,000	$104	66
74711 Dillon Rd #511	0.00mi	2/2.0	1,152 (-14%)	18mo	$115,000	$100	61
74711 Dillon Rd #427	0.13mi	2/2.0	1,152 (-14%)	14mo	$150,000	$130	58
74711 Dillon Rd #421	0.33mi	2/2.0	1,150 (-14%)	4mo	$135,000	$117	57

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: 29.6%
• Equity multiple: 2.24×
• Total profit: $38,139
• Equity at exit: $16,401

10-year hold

• IRR: 36.9%
• Equity multiple: 4.42×
• Total profit: $105,196
• Equity at exit: $9,511

Cash invested: $30,800 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,958 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $879

Break-even live

Break-even rent $845

Max offer price $110,000

Occupancy floor 50%

Sensitivity live

Price	-10% $941	-5% $910	+0% $879	+5% $848	+10% $817
Rent	-10% $724	-5% $802	+0% $879	+5% $956	+10% $1,034
Rate	-1.0pp $935	-0.5pp $907	base $879	+0.5pp $851	+1.0pp $822

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $110,000 Active 96 DOM
2. 2026-06-18
   days on market $110,000 Active 93 DOM
3. 2026-06-17
   days on market $110,000 Active 92 DOM
4. 2026-06-16
   days on market $110,000 Active 91 DOM
5. 2026-06-15
   days on market $110,000 Active 90 DOM
6. 2026-06-13
   days on market $110,000 Active 88 DOM
7. 2026-06-13
   days on market $110,000 Active 87 DOM
8. 2026-06-09
   days on market $110,000 Active 84 DOM
9. 2026-06-08
   days on market $110,000 Active 83 DOM
10. 2026-06-07
    days on market $110,000 Active 82 DOM
11. 2026-06-04
    days on market $110,000 Active 80 DOM
12. 2026-06-03
    days on market $110,000 Active 79 DOM
13. 2026-06-02
    days on market $110,000 Active 78 DOM
14. 2026-06-01
    days on market $110,000 Active 77 DOM
15. 2026-05-31
    days on market $110,000 Active 76 DOM
16. 2026-03-16
    historical

    Show marketing remark (1297 chars)

    Immaculate 2 bedroom, 2 bath and a bonus room located in Family Friendly Sky Valley Resort! This home comes turn key furnished and is beautifully decorated. This home is light, bright and spacious throughout, drywalled and no paneling, it has earth toned upgraded carpeting, high ceilings in the living room, floor to ceiling windows, built in hutch in the dining room, a huge kitchen with black appliances, a stainless steel sink and a custom designed pantry. The guest bathroom has a new modern vanity and new toilet, the separate laundry room is over-sized with a built in desk. The guest bedroom has a huge double door mirrored closet and a sun-room off of the guest bedroom that can serve for an extra sleeping area or an office or a work out room. The primary bedroom is oversized with a huge walk in closet that opens to a private covered porch for privacy. The primary bathroom is large with a new double sink vanity and newer toilet. There is an exterior shed for storage and a large covered carport. The front porch has mountain views. Enjoy the rare and natural hot mineral waters in the pools and spas, ponds, Chapel, pickle ball, tennis, basketball, saunas, open Desert Hiking and the beautiful people of Sky Valley Resort! This home has a monthly space rent of $1,081.00 per month.

17. 2026-03-16
    listed $115,000 Active 1297-char remark

    Show marketing remark (1297 chars)

    Immaculate 2 bedroom, 2 bath and a bonus room located in Family Friendly Sky Valley Resort! This home comes turn key furnished and is beautifully decorated. This home is light, bright and spacious throughout, drywalled and no paneling, it has earth toned upgraded carpeting, high ceilings in the living room, floor to ceiling windows, built in hutch in the dining room, a huge kitchen with black appliances, a stainless steel sink and a custom designed pantry. The guest bathroom has a new modern vanity and new toilet, the separate laundry room is over-sized with a built in desk. The guest bedroom has a huge double door mirrored closet and a sun-room off of the guest bedroom that can serve for an extra sleeping area or an office or a work out room. The primary bedroom is oversized with a huge walk in closet that opens to a private covered porch for privacy. The primary bathroom is large with a new double sink vanity and newer toilet. There is an exterior shed for storage and a large covered carport. The front porch has mountain views. Enjoy the rare and natural hot mineral waters in the pools and spas, ponds, Chapel, pickle ball, tennis, basketball, saunas, open Desert Hiking and the beautiful people of Sky Valley Resort! This home has a monthly space rent of $1,081.00 per month.

18. 2026-01-02
    price $110,000
19. 2025-08-21
    price $120,000
20. 2025-07-15
    historical
21. 2025-07-15
    price $134,900
22. 2025-07-01
    listed $135,000 Active
23. 2025-03-01
    historical
24. 2024-08-28
    status Active
25. 2024-07-30
    listed $160,000 Active
26. 2024-07-15
    listed $124,900 Active
27. 2023-03-04
    historical
28. 2022-09-07
    listed $175,000 Active
29. 2022-09-03
    listed $175,000 Active
30. 2021-04-19
    soldstatus $62,000 Closed
31. 2021-03-16
    status Pending
32. 2021-03-13
    status Active
33. 2021-03-13
    status Pending
34. 2021-03-05
    listed $65,900 Active
35. 2021-03-05
    historical $65,900

ⓘ 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: $536 · $45/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$300/yr (+$25/mo · 56.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 20 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: $23,490
• − Mortgage interest: −$6,162
• − Property taxes: −$536
• − Insurance: −$550
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$3,200
• Taxable income: $9,284
• Est. tax owed @ 24.0%: −$2,228
• After-tax cash flow: $8,321/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 — Sky Valley

• Score: 52/100
• State rank: #1041
• US rank: #25108

Category grades

Amenities F Commute F Cost of living B- Crime B- Employment F Housing A Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sky Valley, 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

+74.5% since first listed

20 events — show timeline

• 2026-03-16 Listing Removed — GPSMLS
• 2026-03-16 Listed $115,000 GPSMLS
• 2026-01-02 Price Changed $110,000 GPSMLS
• 2025-08-21 Price Changed $120,000 GPSMLS
• 2025-07-15 Listing Removed — GPSMLS
• 2025-07-15 Price Changed $134,900 GPSMLS
• 2025-07-01 Listed $135,000 GPSMLS
• 2025-03-01 Listing Removed — GPSMLS
• 2024-08-28 Relisted — GPSMLS
• 2024-07-30 Listed $160,000 GPSMLS
• 2024-07-15 Listed $124,900 GPSMLS
• 2023-03-04 Listing Removed — GPSMLS
• 2022-09-07 Listed $175,000 GPSMLS
• 2022-09-03 Listed $175,000 GPSMLS
• 2021-04-19 Sold (MLS) $62,000 GPSMLS
• 2021-03-16 Pending — GPSMLS
• 2021-03-13 Relisted — GPSMLS
• 2021-03-13 Pending — GPSMLS
• 2021-03-05 Listed $65,900 GPSMLS
• 2021-03-05 Coming Soon $65,900 GPSMLS

Property tax history

+1.3%/yr

Latest (2025): $536 · -2.1% YoY. Source: county tax records.