169 Balboa Dr · Palm Springs, CA 92264

$100,000

1 bd · 2.0 ba · 1,060 sqft · Manufactured · 180 Days on market

Built 1963 Fair condition $94/sqft · 7% above area Est $94k · 7% 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
• ARV discount +4.4/15.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious double wide mobilehome in Safari Park, a very sought after Palm Springs location. Home has a very large bedroom, walk-in closet, wardrobe closet, ensuite bath with a new tile and glass walk in shower with 3 heads on wall selector (rainhead, wand, and conventional), and a bench seat. Hall bathroom with a walk-in shower. All new flooring. Carpeted bedroom and hardwood floors. Central Air & Heating! Large corner lot with 2 covered areas. One carport and another side patio.

Key facts

• Large corner lot
• Ensuite bath
• Carport

Tags

• WALK IN CLOSET
• ENSUITE BATH
• LARGE CORNER LOT
• CARPORT
• SIDE PATIO

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.3% 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: schools C-, crime F, cost of living 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.
• Market conditions: Rents soft (-0.4%/yr); 492 active listings in the ZIP; 24 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 40% 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 $691 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 2.56% ✓
• Cap rate: 22.29%
• Cash-on-cash: 57.13%
• DSCR: 3.54
• GRM: 3.3

CMA / ARV

• ARV (median comp): $93,595
• List price: $100,000
• Delta: 6.84%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147 Camarillo St	0.10mi	2/2.0 (+1)	1,100 (+4%)	2mo	$58,000	$53	83
179 Balboa	0.05mi	2/2.0 (+1)	1,060 (0%)	15mo	$215,000	$203	80
171 Balboa Dr	0.02mi	1/1.0	945 (-11%)	1mo	$95,000	$101	76
235 Newport	0.13mi	2/2.0 (+1)	1,080 (+2%)	13mo	$125,000	$116	74
86 Santa Monica St	0.06mi	2/2.0 (+1)	1,070 (+1%)	22mo	$118,000	$110	72
54 Santa Maria	0.11mi	2/2.0 (+1)	1,000 (-6%)	14mo	$147,000	$147	69
257 Del Mar	0.12mi	2/2.0 (+1)	1,200 (+13%)	1mo	$125,000	$104	67
7 Carmel	0.16mi	2/2.0 (+1)	1,120 (+6%)	15mo	$143,000	$128	65
46 Santa Maria	0.14mi	1/2.0	920 (-13%)	11mo	$95,000	$103	62
226 Newport Dr	0.09mi	2/2.0 (+1)	1,200 (+13%)	18mo	$111,000	$93	53
144 Jupiter St	0.24mi	2/2.0 (+1)	1,152 (+9%)	20mo	$225,000	$195	53
136 Laguna	0.04mi	2/1.0 (+1)	1,200 (+13%)	24mo	$30,000	$25	47

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: 52.2%
• Equity multiple: 3.19×
• Total profit: $61,231
• Equity at exit: $14,910

10-year hold

• IRR: 56.3%
• Equity multiple: 5.78×
• Total profit: $133,786
• Equity at exit: $8,646

Cash invested: $28,000 (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: 492
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,562 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $1,333

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 43%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2391 Mira Monte Cir W Palm Springs, CA	2.0	2.0	1180	$2,850	$2.42	43d	1	0.32mi
2350 Miramonte Cir E Unit A Palm Springs, CA	2.0	2.0	1264	$3,000	$2.37	24d	1	0.36mi
2350 Miramonte Cir E Unit E Palm Springs, CA	2.0	2.0	1241	$4,500	$3.63	43d	1	0.36mi
2601 S Broadmoor Dr Palm Springs, CA	2.0	2.0	1178	$2,050	$1.74	43d	2	0.56mi
2441 S Birdie Way Unit E Palm Springs, CA	2.0	2.0	1438	$3,250	$2.26	24d	1	0.59mi
4850 N Winners Cir Unit A Palm Springs, CA	2.0	2.0	1275	$2,700	$2.12	16d	1	0.61mi
1700 S Araby Dr Palm Springs, CA	1.0–2.0	1.0–2.0	871	$2,217	$2.54	1d	3	0.72mi
5225 E Waverly Dr #66 Palm Springs, CA	1.0	2.0	887	$3,600	$4.06	43d	1	0.73mi
5300 E Waverly Dr Unit C4 Palm Springs, CA	2.0	1.5	768	$1,900	$2.47	2d	1	0.80mi
5301 E Waverly Dr #192 Palm Springs, CA	2.0	2.0	979	$2,300	$2.35	24d	1	0.86mi
5301 E Waverly Dr #120 Palm Springs, CA	1.0	2.0	887	$2,800	$3.16	43d	1	0.86mi
5300 E Waverly Dr Palm Springs, CA	1.0–2.0	1.5–2.0	768	$1,750	$2.28	24d	2	0.89mi
5301 E Waverly Dr Palm Springs, CA	1.0–2.0	2.0	933	$2,100	$2.25	18d	2	0.93mi
5301 E Waverly Dr Palm Springs, CA	1.0–2.0	2.0	933	$2,100	$2.25	15d	2	0.93mi
2800 Lawrence Crossley Rd Palm Springs, CA	2.0	2.0	905	$2,022	$2.23	43d	1	1.03mi
2700 Lawrence Crossley Rd Unit B15 Palm Springs, CA	2.0	2.0	885	$1,950	$2.20	43d	1	1.04mi
2700 Lawrence Crossley Rd #18 Palm Springs, CA	2.0	2.0	885	$2,050	$2.32	18d	1	1.04mi
2701 E Mesquite Ave Palm Springs, CA	2.0	2.0	1175	$2,898	$2.47	15d	4	1.30mi
2701 E Mesquite Ave Palm Springs, CA	2.0	2.0	1175	$3,435	$2.92	20d	4	1.30mi
2701 E Mesquite Ave Palm Springs, CA	2.0	2.0	1175	$2,982	$2.54	24d	5	1.30mi
2010 Lawrence Crossley Rd Unit 8 Palm Springs, CA	2.0	1.5	993	$1,895	$1.91	14d	1	1.32mi
2700 E Mesquite Ave Palm Springs, CA	2.0	2.0	1175	$3,025	$2.57	43d	2	1.32mi
6071 Hazeltine Plz Palm Springs, CA	2.0	2.0	1168	$3,200	$2.74	43d	1	1.46mi
3737 E Calle De Carlos Unit 3 Palm Springs, CA	—	1.0	705	$1,499	$2.13	20d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $100,000 Active 180 DOM
2. 2026-06-17
   days on market $100,000 Active 179 DOM
3. 2026-06-16
   days on market $100,000 Active 178 DOM
4. 2026-06-15
   days on market $100,000 Active 177 DOM
5. 2026-06-13
   days on market $100,000 Active 175 DOM
6. 2026-06-13
   days on market $100,000 Active 174 DOM
7. 2026-06-09
   days on market $100,000 Active 171 DOM
8. 2026-06-08
   days on market $100,000 Active 170 DOM
9. 2026-06-07
   days on market $100,000 Active 169 DOM
10. 2026-06-04
    days on market $100,000 Active 166 DOM
11. 2026-06-03
    days on market $100,000 Active 165 DOM
12. 2026-06-02
    days on market $100,000 Active 164 DOM
13. 2026-06-01
    days on market $100,000 Active 163 DOM
14. 2026-05-31
    days on market $100,000 Active 162 DOM
15. 2025-12-20
    listed $100,000 Active 489-char remark

    Show marketing remark (489 chars)

    Spacious double wide mobilehome in Safari Park, a very sought after Palm Springs location. Home has a very large bedroom, walk-in closet, wardrobe closet, ensuite bath with a new tile and glass walk in shower with 3 heads on wall selector (rainhead, wand, and conventional), and a bench seat. Hall bathroom with a walk-in shower. All new flooring. Carpeted bedroom and hardwood floors. Central Air & Heating! Large corner lot with 2 covered areas. One carport and another side patio.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 21 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: $30,747
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,460
• − Management: −$2,460
• − Depreciation: −$2,909
• Taxable income: $15,317
• Est. tax owed @ 24.0%: −$3,676
• After-tax cash flow: $12,321/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This double-wide mobile home requires moderate repairs and maintenance, with a focus on exterior siding and interior walls. Upgrades to the exterior and interior will significantly enhance its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major interior walls — Peeling paint
• Minor bathroom fixtures — Dated fixtures

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Both Replace carpet with hardwood flooring — Improves both resale and rental value
• Resale Replace dated bathroom fixtures — Modernizes the bathroom

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior walls · Peeling paint	Major	$15,000–50,000
bathroom fixtures · Dated fixtures	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Both Replace carpet with hardwood flooring — Improves both resale and rental value ↑
• Resale Replace dated bathroom fixtures — Modernizes the bathroom ↑

ⓘ 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

1 event — show timeline

• 2025-12-20 Listed $100,000 CRMLS