69576 Crestview Dr · Desert Edge, CA 92241

$139,900

2 bd · 1.0 ba · 744 sqft · Manufactured public records · 38 Days on market

Built 1977 4,356 sqft lot $188/sqft · 90% above area $152/mo HOA · 9% of rent

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Why this score? — see what drove the C+ 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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Completely Remodeled & Beautifully Maintained Home! This fully upgraded 2-bedroom, 1½-bath home offers modern comfort, style, and move-in ready convenience. Completely remodeled throughout including the kitchen, bathrooms, and bedrooms the home features tasteful finishes and a fresh, updated feel in every space. The beautifully remodeled kitchen features a center island, elegant quartz countertops, and included appliances such as the refrigerator, microwave, and stove/oven. Quartz countertops are also featured in both bathrooms, adding a stylish and modern touch throughout the home. Laminate flooring flows seamlessly throughout the interior, while new double-pane windows, blin

Key facts

• Quartz countertops
• Laminate flooring
• Patio deck

Tags

• REMODELED KITCHEN
• QUARTZ COUNTERTOPS
• LAMINATE FLOORING
• DOUBLE-PANE WINDOWS
• SLIDING GLASS DOOR
• PATIO DECK

Property features AI

Finance

• Other: All appliances and furniture included; some personal property excluded; Disclosures: CC&R, Property sold As-Is, Homeowners Association
• Financial info: Listing terms: Cash or private financing available; Sale type: Standard; Possession at close of escrow; Short term rentals not allowed; Will not consider lease
• HOA & community: Monthly HOA fee ($152); Association amenities include clubhouse, fitness center, card room, billiard room, banquet facilities, golf (par 3), hot water; Association has pet rules; Senior community; Not a gated community; PUD: No

Exterior

• Parking: Two covered spaces; Two carport spaces; Total of six parking spaces; Attached carport with direct entrance
• Security: No security features
• Utilities: Sewer connected on bond
• Home design: Single-story; One level
• Construction: Year built (assessor source)
• Exterior features: Detached property; Desert and mountain views; Community in-ground pool; Community in-ground heated spa

Interior

• Flooring: Laminate flooring
• Bathrooms: One 3/4 bathroom; One half bathroom
• Heating & cooling: Central heating (forced air); Central air conditioning
• Interior features: Furnished; Living room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $967 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.26% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.85%
• DSCR: 1.53
• GRM: 6.6

CMA / ARV

• ARV (median comp): $73,500
• List price: $139,900
• Delta: 90.34%
• 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
69241 Midpark Dr	0.33mi	2/1.5	725 (-3%)	3mo	$155,000	$214	76
69548 Crestview Dr	0.02mi	2/2.0	672 (-10%)	3mo	$90,000	$134	76
69281 Crestview Dr	0.28mi	2/2.0	708 (-5%)	1mo	$90,000	$127	74
70200 Dillon Rd #536	0.74mi	2/1.5	750 (+1%)	1mo	$90,000	$120	62
70200 Dillon Rd #437	0.60mi	1/1.0 (-1)	780 (+5%)	1mo	$65,000	$83	58
70200 Dillon Rd #664	0.60mi	2/1.5	800 (+8%)	3mo	$95,000	$119	55
70200 Dillon Rd #102	0.66mi	2/1.5	800 (+8%)	0mo	$72,000	$90	55
70200 Dillon Rd #550	0.66mi	2/2.0	800 (+8%)	1mo	$122,000	$153	52
70200 Dillon Rd #146	0.60mi	1/1.0 (-1)	675 (-9%)	4mo	$49,000	$73	48
70200 Dillon Rd #376	0.74mi	1/1.0 (-1)	800 (+8%)	3mo	$60,000	$75	46
17300 Corkill Rd #3	0.71mi	3/1.0 (+1)	670 (-10%)	3mo	$49,960	$75	43
70200 Dillon Rd #499	0.73mi	1/1.0 (-1)	650 (-13%)	3mo	$100,000	$154	37

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,028
• Equity at exit: $20,860

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $33,718
• Equity at exit: $12,096

Cash invested: $39,172 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,770 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$58
• HOA: −$152
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $387

Break-even live

Break-even rent $1,280

Max offer price $139,900

Occupancy floor 73%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69360 Poolside Dr Desert Hot Springs, CA	3.0	2.0	648	$1,800	$2.78	2d	1	0.19mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	18d	1	0.73mi
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	44d	1	1.44mi

HOA detail

• Monthly dues: $152 · $1,824/yr

Listing history 15 events

1. 2026-06-18
   days on market $139,900 Active 38 DOM
2. 2026-06-17
   days on market $139,900 Active 37 DOM
3. 2026-06-16
   days on market $139,900 Active 36 DOM
4. 2026-06-15
   days on market $139,900 Active 35 DOM
5. 2026-06-13
   days on market $139,900 Active 33 DOM
6. 2026-06-13
   days on market $139,900 Active 32 DOM
7. 2026-06-09
   days on market $139,900 Active 29 DOM
8. 2026-06-08
   days on market $139,900 Active 28 DOM
9. 2026-06-07
   days on market $139,900 Active 27 DOM
10. 2026-06-04
    days on market $139,900 Active 24 DOM
11. 2026-06-03
    days on market $139,900 Active 23 DOM
12. 2026-06-02
    days on market $139,900 Active 22 DOM
13. 2026-06-01
    days on market $139,900 Active 21 DOM
14. 2026-05-31
    days on market $139,900 Active 20 DOM
15. 2026-05-11
    listed $139,900 Active 1785-char remark

ⓘ 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: $806 · $67/mo
• Projected year-2 tax: $1,063 · $89/mo
• Expected delta: +$257/yr (+$21/mo · 31.9%)

ⓘ 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 · 17 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: $21,236
• − Mortgage interest: −$7,837
• − Property taxes: −$806
• − Insurance: −$700
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − HOA: −$1,824
• − Depreciation: −$4,070
• Taxable income: $2,602
• Est. tax owed @ 24.0%: −$625
• After-tax cash flow: $4,019/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

1 event — show timeline

• 2026-05-11 Listed $139,900 GPSMLS

Property tax history

+10.1%/yr

Latest (2025): $806 · -0.7% YoY. Source: county tax records.