64550 Pierson Blvd #99 · Desert Hot Springs, CA 92240

$64,999

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 120 Days on market

Manufactured home Built 1974 Good condition $45/sqft · 27% below area Est $89k · 27% under ↓ 22% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Appreciation +2.5/10.0
• Livability +2.5/5.0
• Manufactured-home adj. -6.5

Listing remarks

* * Back on Market (Buyer couldn't perform but no fault of the sellers nor Home)HUGE PRICE REDUCTION * * PLEASE NOTE THAT THE SPACE RENT WILL BE $1623/month FOR THE NEW BUYER! Seller is willing to do Private/Seller Financing so you can avoid high interest rates and take over with a small monthly payment amount!!! Welcome to the lowest priced home in the beautiful Palm View Estates with over 1,400 square feet. This double wide home offers 3Beds and 2 full baths with a pretty large lot that is rarely seen in mobile homes. This home has been recently painted and a new fence has been installed around the entire lot.

Key facts

• New carport
• Large lot
• Storage shed

Tags

• LARGE LOT
• NEW FENCE
• BRAND NEW WINDOWS
• NEW CARPORT
• NEWER FLOORS
• STORAGE SHED

🏷️ Possibly a rental listed for sale. The $64,999 price doesn't fit this home's estimated sale value (~$89,100) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.5% vs local median 3.9% in Desert Hot Springs — 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 49/100 on livability (#1,149 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D+, amenities F, commute 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: Bella Vista Elementary (755 students, 94% FRL); Painted Hills Middle (741 students, 98% 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 97% FRL vs 73% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 626 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 42% 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 $449 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 + 3.7% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,149 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 2.88% ✓
• Cap rate: 25.46%
• Cash-on-cash: 68.45%
• DSCR: 4.05
• GRM: 2.9

CMA / ARV

• ARV (median comp): $89,100
• List price: $64,999
• Delta: -27.05%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64550 Pierson Blvd #117	0.00mi	4/2.0 (+1)	1,440 (0%)	12mo	$90,000	$63	85
64625 Pierson Blvd Unit D18	0.16mi	2/2.0 (-1)	1,440 (0%)	9mo	$75,000	$52	80
64625 Pierson Blvd Unit A20	0.16mi	3/2.0	1,320 (-8%)	2mo	$142,000	$108	77
64550 Pierson Blvd #98	0.00mi	3/2.0	1,248 (-13%)	4mo	$95,000	$76	74
64625 Pierson Blvd Unit A32	0.19mi	3/2.0	1,400 (-3%)	21mo	$95,000	$68	69
64550 Pierson Blvd #56	0.00mi	2/2.0 (-1)	1,248 (-13%)	15mo	$61,000	$49	60

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: 60.0%
• Equity multiple: 3.70×
• Total profit: $49,149
• Equity at exit: $9,692

10-year hold

• IRR: 65.0%
• Equity multiple: 7.79×
• Total profit: $123,503
• Equity at exit: $5,620

Cash invested: $18,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 2 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $115,000 ($86/sqft)
• Median days on market: 61 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -27.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 626
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,869 high
• Mortgage (P&I): −$341
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$27
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $916

Break-even live

Break-even rent $710

Max offer price $64,999

Occupancy floor 46%

Sensitivity live

Price	-10% $953	-5% $934	+0% $916	+5% $898	+10% $879
Rent	-10% $768	-5% $842	+0% $916	+5% $990	+10% $1,064
Rate	-1.0pp $949	-0.5pp $932	base $916	+0.5pp $899	+1.0pp $882

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: $16,250
• Closing costs: $1,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13175 Little Morongo Rd Desert Hot Springs, CA	4.0	2.5	1056	$1,995	$1.89	93d	1	0.81mi
11693 Mountain Hawk Ln Desert Hot Springs, CA	4.0	3.0	1666	$2,500	$1.50	93d	1	0.86mi
65568 Acoma Ave Desert Hot Springs, CA	2.0	2.5	1320	$2,095	$1.59	64d	1	0.99mi
65565 Acoma Ave #49 Desert Hot Springs, CA	3.0	2.0	1396	$2,300	$1.65	93d	1	1.06mi
9591 Capiland Rd Desert Hot Springs, CA	3.0	2.0	1707	$2,450	$1.44	73d	1	1.15mi
65841 6th St Desert Hot Springs, CA	2.0	2.0	1204	$2,250	$1.87	93d	1	1.29mi
64635 Vardon Ct Desert Hot Springs, CA	2.0	2.0	1300	$2,700	$2.08	47d	1	1.38mi
66023 4th St Desert Hot Springs, CA	4.0	2.0	1743	$2,600	$1.49	93d	1	1.46mi
13322 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1215	$2,750	$2.26	93d	1	1.48mi
65548 Avenida Barona Unit NA Desert Hot Springs, CA	3.0	2.0	1200	$2,799	$2.33	48d	1	1.49mi
65548 Avenida Barona Desert Hot Springs, CA	3.0	2.0	1200	$2,799	$2.33	60d	1	1.49mi

Property features AI

Finance

• Other: Rent includes pool access
• HOA & community: Land lease community (monthly land lease)Monthly land lease payment of $1,616.53 (seller-reported)Manager approval requiredPets allowed (dogs OK)

Exterior

• Utilities: Public sewerDistrict/public water
• Home design: Mobile home (24' x 60')Double body typeSingle-storyLocated in Palm View Estates
• Construction: Mobile home remains on siteLiving area and year built per public records
• Exterior features: Association-managed community poolCommunity pool access included with rentCommunity amenities include dog park, street lighting, storm drains, and a park

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level homeMain entry on the first level
• Laundry & utility: Washer hookupGas dryer hookupLaundry available on site

Listing history 50 events

1. 2026-08-08
   days on market $64,999 Active 120 DOM
2. 2026-08-06
   days on market $64,999 Active 118 DOM
3. 2026-08-05
   days on market $64,999 Active 117 DOM
4. 2026-08-04
   days on market $64,999 Active 116 DOM
5. 2026-08-03
   days on market $64,999 Active 115 DOM
6. 2026-07-31
   days on market $64,999 Active 112 DOM
7. 2026-07-30
   days on market $64,999 Active 110 DOM
8. 2026-07-28
   pricedays on market $64,999 Active 109 DOM
9. 2026-07-26
   days on market $69,999 Active 107 DOM
10. 2026-07-24
    days on market $69,999 Active 105 DOM
11. 2026-07-23
    days on market $69,999 Active 104 DOM
12. 2026-07-22
    days on market $69,999 Active 103 DOM
13. 2026-07-21
    days on market $69,999 Active 102 DOM
14. 2026-07-20
    days on market $69,999 Active 101 DOM
15. 2026-07-18
    days on market $69,999 Active 99 DOM
16. 2026-07-18
    days on market $69,999 Active 98 DOM
17. 2026-07-16
    days on market $69,999 Active 97 DOM
18. 2026-07-15
    days on market $69,999 Active 96 DOM
19. 2026-07-14
    days on market $69,999 Active 95 DOM
20. 2026-07-13
    days on market $69,999 Active 94 DOM
21. 2026-07-13
    days on market $69,999 Active 93 DOM
22. 2026-07-11
    days on market $69,999 Active 92 DOM
23. 2026-07-10
    days on market $69,999 Active 91 DOM
24. 2026-07-09
    days on market $69,999 Active 90 DOM
25. 2026-07-07
    days on market $69,999 Active 88 DOM
26. 2026-07-06
    days on market $69,999 Active 87 DOM
27. 2026-07-06
    days on market $69,999 Active 86 DOM
28. 2026-07-05
    days on market $69,999 Active 85 DOM
29. 2026-07-03
    days on market $69,999 Active 84 DOM
30. 2026-07-02
    days on market $69,999 Active 83 DOM
31. 2026-07-01
    days on market $69,999 Active 82 DOM
32. 2026-06-30
    price $69,999 Active 81 DOM
33. 2026-06-30
    days on market $79,999 Active 81 DOM
34. 2026-06-29
    days on market $79,999 Active 80 DOM
35. 2026-06-28
    days on market $79,999 Active 79 DOM
36. 2026-06-27
    days on market $79,999 Active 78 DOM
37. 2026-06-26
    days on market $79,999 Active 77 DOM
38. 2026-06-24
    days on market $79,999 Active 75 DOM
39. 2026-06-22
    days on market $79,999 Active 73 DOM
40. 2026-06-21
    remarks 699-char remark
41. 2026-06-21
    pricestatusdays on market $79,999 Active 72 DOM
42. 2026-06-15
    status $90,000 Pending Sale 69 DOM
43. 2026-06-15
    days on market $90,000 Active 69 DOM
44. 2026-06-13
    days on market $90,000 Active 67 DOM
45. 2026-06-13
    days on market $90,000 Active 66 DOM
46. 2026-06-09
    days on market $90,000 Active 63 DOM
47. 2026-06-08
    days on market $90,000 Active 62 DOM
48. 2026-06-07
    days on market $90,000 Active 61 DOM
49. 2026-06-04
    days on market $90,000 Active 58 DOM
50. 2026-06-03
    days on market $90,000 Active 57 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: $844 · $70/mo
• Projected year-2 tax: $844 · $70/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AO · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,428
• − Mortgage interest: −$3,641
• − Property taxes: −$844
• − Insurance: −$1,792
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$1,891
• Taxable income: $10,671
• Est. tax owed @ 24.0%: −$2,561
• After-tax cash flow: $8,430/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 Est. rehab $7,200–$21,600 screening

This mobile home is in good condition with recent updates, making it a solid investment opportunity.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Modernizes the space and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Bella Vista Elementary Middle Painted Hills Middle High Desert Hot Springs High F CA #532/1,170 Nat'l #8,293/17,239

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

F Composite livability gradescore 49/100

Livability — Desert Hot Springs

• Score: 49/100
• State rank: #1149
• US rank: #25774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Desert Hot Springs, CA
• County: Riverside County · 2,664,475 people
• City population: 41,615
• 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: 14% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Rent includes pool access
• HOA & community: Land lease community (monthly land lease)Monthly land lease payment of $1,616.53 (seller-reported)Manager approval requiredPets allowed (dogs OK)

Exterior

• Utilities: Public sewerDistrict/public water
• Home design: Mobile home (24' x 60')Double body typeSingle-storyLocated in Palm View Estates
• Construction: Mobile home remains on siteLiving area and year built per public records
• Exterior features: Association-managed community poolCommunity pool access included with rentCommunity amenities include dog park, street lighting, storm drains, and a park

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level homeMain entry on the first level
• Laundry & utility: Washer hookupGas dryer hookupLaundry available on site

Price history

-22.2% since first listed

5 events — show timeline

• 2026-06-30 Price Changed $69,999 CRMLS
• 2026-06-19 Relisted — CRMLS
• 2026-06-19 Price Changed $79,999 CRMLS
• 2026-06-15 Pending — CRMLS
• 2026-04-07 Listed $90,000 CRMLS

Property tax history

+24.0%/yr

Latest (2025): $844 · +2.2% YoY. Source: county tax records.