98 Escanaba St · Palm Springs, CA 92264

$85,000

2 bd · 1.0 ba · 500 sqft · Manufactured · 36 Days on market

Built 1960 Good condition 1,000 sqft lot $170/sqft · 9% above area Est $78k · 9% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• ARV discount +3.3/15.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in Ramon Park, a 55+ mobile home park in central Palm Springs, this property on a cul-de-sac has its own garage! Close to many services, including grocery store, drug stores, and several restaurants. Owner has made several upgrades to the property, including two mini-splits, a dishwasher, and newer flooring throughout. All electrical wiring and plumbing recently replaced. Your front yard provides lovely mountain views. Ramon Park residents enjoy several amenities, including community pool/spa, an active clubhouse, shuffleboard courts, a library, and an exercise room. Bedrooms are on separate sides of the property, and one can easily be transformed into a home office. Buyer must qua

Key facts

• 1,000 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Mobile home to remain; Space rent includes trash
• Financial info: Space rent monthly for park: $941.09; Sale terms: Cash or Cash to new loan; Will consider lease; Rental restrictions apply
• HOA & community: Monthly association/HOA fees: $0.00; Senior community (mobile park: Ramon Park); park manager approval required

Exterior

• Parking: Detached 1-car garage; Total of 1 parking space; Covered parking available
• Security: Resident manager
• Utilities: Sewer: In, connected and paid; Cable TV available
• Home design: Detached property; One level
• Construction: Pier jacks foundation; Aluminum skirting (mobile/manufactured); Exterior construction: Other; Building style: Other; Mobile/manufactured home (Fleetwood model; manufactured date 01/01/1960; length 40', width 10')
• Exterior features: Concrete slab patio and other patio areas; Chain link, wood and privacy fencing (fenced); Disability access (other); Front yard, private single irregular lot; Located on a cul-de-sac, park nearby and near public transit; Front door faces south; Mountain view; Community pool and heated, in-ground gunite spa/hot tub (fenced) with safety fence and gate; Community mailbox; Resident manager on site

Interior

• Kitchen: Quartz counters; Dishwasher; Refrigerator; Gas range and gas oven; Exhaust fan; Instant hot water
• Bedrooms: Main floor bedroom; Main floor master bedroom
• Flooring: Vinyl flooring
• Bathrooms: One 3/4 bathroom, remodeled with shower stall
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fan(s); Wall/window unit(s)
• Interior features: Storage; Drapes and window screens; Ground-level entry with steps; Partially furnished
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $999 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.4% vs local median 2.7% in Palm 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 66/100 on livability (#348 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: crime F, cost of living F, health & safety 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: Cahuilla Elementary (421 students, 93% FRL); Raymond Cree Middle (708 students, 98% FRL); Palm Springs High (math 30% / reading 51%, grade F, #508 of 1,170 statewide, top 44%, 1,584 students, 97% FRL) — zoned schools average 96% FRL vs 73% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.4%/yr); 498 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 31% of the median local income ($78k/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 $588 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 + 0.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F 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?
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: 2.36% ✓
• Cap rate: 20.40%
• Cash-on-cash: 50.39%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (median comp): $77,702
• List price: $85,000
• Delta: 9.39%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 Big Chief St	0.08mi	1/1.0 (-1)	528 (+6%)	4mo	$38,000	$72	79
220 Rain Cloud St	0.09mi	1/1.0 (-1)	480 (-4%)	13mo	$57,000	$119	73

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 44.7%
• Equity multiple: 2.85×
• Total profit: $44,027
• Equity at exit: $12,674

10-year hold

• IRR: 49.3%
• Equity multiple: 5.10×
• Total profit: $97,680
• Equity at exit: $7,349

Cash invested: $23,800 (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 92264

• Rents YoY: -0.4%
• Active inventory: 498
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,009 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $999

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,058	-5% $1,029	+0% $999	+5% $970	+10% $941
Rent	-10% $841	-5% $920	+0% $999	+5% $1,079	+10% $1,158
Rate	-1.0pp $1,042	-0.5pp $1,021	base $999	+0.5pp $977	+1.0pp $955

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 S Thornhill Rd Unit 3 Palm Springs, CA	2.0	1.0	700	$1,985	$2.84	26d	1	0.16mi
620 S Thornhill Rd Unit 6 Palm Springs, CA	1.0	1.0	656	$1,765	$2.69	26d	1	0.16mi
311 S Sunrise Way Palm Springs, CA	2.0	1.0–2.0	688	$2,350	$3.42	26d	18	0.37mi
788 N Riverside Dr Palm Springs, CA	1.0	1.0	725	$1,648	$2.27	46d	1	0.58mi
777 E San Lorenzo Rd Unit 3 Palm Springs, CA	1.0	1.0	550	$1,765	$3.21	20d	1	0.67mi
594 Calle Abronia S Unit 03 Palm Springs, CA	2.0	2.0	662	$1,895	$2.86	46d	1	0.68mi
722 E San Lorenzo Rd Palm Springs, CA	3.0	1.0–2.0	750	$2,015	$2.69	10d	3	0.70mi
585 Calle Abronia S Unit B Palm Springs, CA	1.0	1.0	750	$2,100	$2.80	46d	1	0.71mi
300 S Calle El Segundo Palm Springs, CA	1.0–2.0	1.0	554	$1,671	$3.02	5d	1	0.74mi
1530 E Palm Canyon Dr Unit 209 Palm Springs, CA	2.0	2.0	740	$2,595	$3.51	5d	1	0.85mi
1530 E Palm Canyon Dr Unit 210 Palm Springs, CA	1.0	1.0	460	$1,995	$4.34	24d	1	0.85mi
2300 E Tahquitz Canyon Way Palm Springs, CA	1.0–2.0	1.0–2.0	851	$2,045	$2.40	12d	6	0.87mi
2900 E Ramon Rd Palm Springs, CA	1.0–2.0	1.0	626	$2,150	$3.43	1d	7	0.91mi
449 E Arenas Rd Palm Springs, CA	2.0	1.0–2.0	715	$2,395	$3.35	10d	1	0.91mi
2580 E Tahquitz Canyon Way Unit 107 Palm Springs, CA	1.0	1.0	750	$1,500	$2.00	26d	1	0.94mi
2580 E Tahquitz Canyon Way Palm Springs, CA	1.0	1.0	625	$1,550	$2.48	19d	2	0.94mi
2580 E Tahquitz Canyon Way Unit 103 Palm Springs, CA	1.0	1.0	750	$1,550	$2.07	26d	1	0.94mi
1111 E Palm Canyon Dr Palm Springs, CA	1.0	1.0	525	$2,525	$4.81	26d	2	0.98mi
1150 E Amado Rd Palm Springs, CA	1.0	1.0	633	$1,745	$2.76	12d	2	0.99mi
353 N Hermosa Dr Unit 10A1 Palm Springs, CA	1.0	1.0	633	$2,900	$4.58	46d	1	0.99mi
353 N Hermosa Dr Unit 10A1 Palm Springs, CA	1.0	1.0	633	$2,900	$4.58	17d	1	0.99mi
2720 E Tahquitz Canyon Way Palm Springs, CA	1.0–2.0	1.0–2.0	855	$2,025	$2.37	0d	9	1.03mi
222 N Calle El Segundo #522 Palm Springs, CA	1.0	1.0	539	$2,450	$4.55	46d	1	1.04mi
1674 Via Salida Unit 6 Palm Springs, CA	1.0	1.0	500	$1,550	$3.10	5d	1	1.12mi
1674 Via Salida Unit 3 Palm Springs, CA	1.0	1.0	550	$1,650	$3.00	17d	1	1.12mi
550 El Cielo Rd Unit 12 Palm Springs, CA	1.0	1.0	600	$1,350	$2.25	26d	1	1.13mi
500 E Amado Rd Palm Springs, CA	1.0	2.0–3.0	736	$2,900	$3.94	20d	2	1.13mi
561 Desert View Dr Unit 03 Palm Springs, CA	2.0	1.0	500	$1,599	$3.20	19d	1	1.15mi
508 S Desert View Dr Palm Springs, CA	1.0	1.0	750	$1,845	$2.46	46d	1	1.19mi
579 Highland Dr Apt 4 Palm Springs, CA	1.0	1.0	558	$1,399	$2.51	46d	1	1.20mi
562 Highland Dr Palm Springs, CA	1.0	1.0	630	$1,595	$2.53	10d	1	1.23mi
540 S Mountain View Dr Unit 546 Palm Springs, CA	1.0	1.0	450	$1,495	$3.32	46d	1	1.33mi
587 El Placer Rd Palm Springs, CA	1.0	1.0	550	$1,750	$3.18	46d	1	1.35mi

Listing history 12 events

1. 2026-06-15
   status $85,000 Pending 36 DOM
2. 2026-06-13
   days on market $85,000 Active 36 DOM
3. 2026-06-13
   days on market $85,000 Active 35 DOM
4. 2026-06-09
   days on market $85,000 Active 32 DOM
5. 2026-06-08
   days on market $85,000 Active 31 DOM
6. 2026-06-07
   days on market $85,000 Active 30 DOM
7. 2026-06-04
   days on market $85,000 Active 27 DOM
8. 2026-06-03
   days on market $85,000 Active 26 DOM
9. 2026-06-02
   days on market $85,000 Active 25 DOM
10. 2026-06-01
    days on market $85,000 Active 24 DOM
11. 2026-05-31
    days on market $85,000 Active 23 DOM
12. 2026-05-07
    listed $85,000 Active 866-char remark

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 8 d/yr ≥110°F today · 23 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: $24,105
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$2,473
• Taxable income: $11,314
• Est. tax owed @ 24.0%: −$2,715
• After-tax cash flow: $9,278/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 · 30 photos

Good 80/100 Cosmetic rehab

This mobile home in Ramon Park is in good condition with recent upgrades and amenities. It's move-in ready with potential for further updates to enhance its value.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace outdoor light fixtures — Modernize and improve curb appeal
• Both Install new flooring in bathrooms — Update and improve functionality
• Both Replace kitchen appliances — Modernize and improve functionality
• Both Install new bathroom fixtures — Modernize and improve functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace outdoor light fixtures — Modernize and improve curb appeal ↑
• Both Install new flooring in bathrooms — Update and improve functionality ↑
• Both Replace kitchen appliances — Modernize and improve functionality ↑
• Both Install new bathroom fixtures — Modernize and improve functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Palm Springs

• Score: 66/100
• State rank: #348
• US rank: #11850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, CA
• County: Riverside County · 2,287,001 people
• City population: 46,786
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 19,899
• Household income: $77,688
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1215.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 12% Asian 6% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 13% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -489.04%
• Current HPI: 357.0969
• Rent YoY: ▼ -0.43%
• 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

2 events — show timeline

• 2026-06-13 Pending — GPSMLS
• 2026-05-07 Listed $85,000 GPSMLS