69256 Midpark Dr · Desert Edge, CA 92241

$164,900

2 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 99 Days on market

Built 1981 3,920 sqft lot $107/sqft · at area comps Est $170k · at est. $152/mo HOA · 9% of rent

---

Why this score? — see what drove the D+ 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 +17.8/30.0
• ARV discount +8.8/15.0
• DSCR +5.6/10.0
• 1% rule +5.3/10.0
• 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 MLS

BEAUTIFUL MOVE-IN READY HOME WITH CATHEDRAL CEILINGS! This well-maintained home is in excellent condition and offers a bright, open floor plan with soaring cathedral ceilings. Featuring 2 bedrooms, 2 bathrooms, plus a bonus room, this property provides generous living spaces and large, comfortable bedrooms. Recent upgrades include a new A/C unit and new water heater. Stylish laminate flooring enhances the kitchen, bathrooms, and inside laundry room, offering both durability and easy maintenance. The spacious two-car carport includes a convenient storage shed, ideal for a golf cart or additional storage needs. All appliances and furniture are included (excluding select personal items), making this home truly turn-key. Located in the desirable Desert Crest Country Club, a 55+ senior community where you OWN THE LAND (no space rent!), with low monthly dues of just $152. Community amenities include unlimited golf on a 9-hole par-3 course, a natural hot mineral water pool and spa, clubhouse with game room, library, gym, entertainment facilities, and 8 enclosed shuffleboard courts. All streets are county-owned and maintained, with city water, sewer, natural gas, and cable/satellite services. Enjoy an active lifestyle with aqua aerobics, longevity (stick) exercises, line dancing, weekly gatherings, dinner dances, bingo, golf, and shuffleboard. The perfect place to live, relax, and play!

Key facts

• Laminate flooring
• New a/c unit
• Cathedral ceilings

Tags

• CATHEDRAL CEILINGS
• NEW A/C UNIT
• NEW WATER HEATER
• LAMINATE FLOORING
• TWO-CAR CARPORT
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $70k; list at $165k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.03% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 8.1

CMA / ARV

• ARV (median comp): $170,000
• List price: $164,900
• Delta: -3.00%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69250 Crestview Dr	0.04mi	2/2.0	1,668 (+9%)	2mo	$175,000	$105	82
69500 Poolside	0.26mi	2/2.0	1,440 (-6%)	2mo	$140,000	$97	76
16400 El Segundo Way	0.10mi	2/2.0	1,440 (-6%)	10mo	$184,500	$128	76
69237 Westwood Ct	0.07mi	3/2.0 (+1)	1,420 (-8%)	4mo	$160,000	$113	76
69288 Parkside Dr	0.10mi	3/2.0 (+1)	1,690 (+10%)	7mo	$177,500	$105	68
69303 Golden Dr W	0.14mi	2/2.0	1,344 (-12%)	7mo	$160,000	$119	67
16411 Vista Cerro	0.46mi	2/2.0	1,430 (-7%)	6mo	$195,000	$136	62
16821 Lakeside Ct	0.33mi	3/2.0 (+1)	1,368 (-11%)	5mo	$170,000	$124	57
69280 Fairway Dr	0.28mi	2/2.0	1,320 (-14%)	8mo	$148,000	$112	57
69571 Parkside Dr	0.37mi	3/2.0 (+1)	1,440 (-6%)	12mo	$145,000	$101	57
69525 Dillon Rd #129	0.57mi	3/2.0 (+1)	1,620 (+6%)	6mo	$220,000	$136	55
69525 Dillon Rd #125	0.57mi	2/2.0	1,344 (-12%)	14mo	$242,500	$180	41

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-18,045
• Equity at exit: $24,587

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-4,347
• Equity at exit: $14,258

Cash invested: $46,172 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,706 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$127 /mo · $1,523/yr
• Insurance: −$69
• HOA: −$152
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $135

Break-even live

Break-even rent $1,535

Max offer price $164,900

Occupancy floor 87%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69470 Midpark Dr Desert Hot Springs, CA	1.0	1.0	1298	$1,500	$1.16	43d	1	0.25mi
69510 Parkside Dr Desert Hot Springs, CA	1.0	1.0	1150	$1,450	$1.26	43d	1	0.30mi
13762 Starlight Way Desert Hot Springs, CA	3.0	2.0	1601	$3,500	$2.19	24d	1	1.29mi

HOA detail

• Monthly dues: $152 · $1,824/yr
• Likely covers: watersewergascablepoolgym

Listing history 10 events

1. 2026-05-16
   status Pending 1401-char remark

   Show marketing remark (1401 chars)

   BEAUTIFUL MOVE-IN READY HOME WITH CATHEDRAL CEILINGS! This well-maintained home is in excellent condition and offers a bright, open floor plan with soaring cathedral ceilings. Featuring 2 bedrooms, 2 bathrooms, plus a bonus room, this property provides generous living spaces and large, comfortable bedrooms. Recent upgrades include a new A/C unit and new water heater. Stylish laminate flooring enhances the kitchen, bathrooms, and inside laundry room, offering both durability and easy maintenance. The spacious two-car carport includes a convenient storage shed, ideal for a golf cart or additional storage needs. All appliances and furniture are included (excluding select personal items), making this home truly turn-key. Located in the desirable Desert Crest Country Club, a 55+ senior community where you OWN THE LAND (no space rent!), with low monthly dues of just $152. Community amenities include unlimited golf on a 9-hole par-3 course, a natural hot mineral water pool and spa, clubhouse with game room, library, gym, entertainment facilities, and 8 enclosed shuffleboard courts. All streets are county-owned and maintained, with city water, sewer, natural gas, and cable/satellite services. Enjoy an active lifestyle with aqua aerobics, longevity (stick) exercises, line dancing, weekly gatherings, dinner dances, bingo, golf, and shuffleboard. The perfect place to live, relax, and play!

2. 2026-04-10
   price $164,900 1401-char remark

   Show marketing remark (1401 chars)

   BEAUTIFUL MOVE-IN READY HOME WITH CATHEDRAL CEILINGS! This well-maintained home is in excellent condition and offers a bright, open floor plan with soaring cathedral ceilings. Featuring 2 bedrooms, 2 bathrooms, plus a bonus room, this property provides generous living spaces and large, comfortable bedrooms. Recent upgrades include a new A/C unit and new water heater. Stylish laminate flooring enhances the kitchen, bathrooms, and inside laundry room, offering both durability and easy maintenance. The spacious two-car carport includes a convenient storage shed, ideal for a golf cart or additional storage needs. All appliances and furniture are included (excluding select personal items), making this home truly turn-key. Located in the desirable Desert Crest Country Club, a 55+ senior community where you OWN THE LAND (no space rent!), with low monthly dues of just $152. Community amenities include unlimited golf on a 9-hole par-3 course, a natural hot mineral water pool and spa, clubhouse with game room, library, gym, entertainment facilities, and 8 enclosed shuffleboard courts. All streets are county-owned and maintained, with city water, sewer, natural gas, and cable/satellite services. Enjoy an active lifestyle with aqua aerobics, longevity (stick) exercises, line dancing, weekly gatherings, dinner dances, bingo, golf, and shuffleboard. The perfect place to live, relax, and play!

3. 2026-02-05
   listed $170,000 Active 1401-char remark

   Show marketing remark (1401 chars)

   BEAUTIFUL MOVE-IN READY HOME WITH CATHEDRAL CEILINGS! This well-maintained home is in excellent condition and offers a bright, open floor plan with soaring cathedral ceilings. Featuring 2 bedrooms, 2 bathrooms, plus a bonus room, this property provides generous living spaces and large, comfortable bedrooms. Recent upgrades include a new A/C unit and new water heater. Stylish laminate flooring enhances the kitchen, bathrooms, and inside laundry room, offering both durability and easy maintenance. The spacious two-car carport includes a convenient storage shed, ideal for a golf cart or additional storage needs. All appliances and furniture are included (excluding select personal items), making this home truly turn-key. Located in the desirable Desert Crest Country Club, a 55+ senior community where you OWN THE LAND (no space rent!), with low monthly dues of just $152. Community amenities include unlimited golf on a 9-hole par-3 course, a natural hot mineral water pool and spa, clubhouse with game room, library, gym, entertainment facilities, and 8 enclosed shuffleboard courts. All streets are county-owned and maintained, with city water, sewer, natural gas, and cable/satellite services. Enjoy an active lifestyle with aqua aerobics, longevity (stick) exercises, line dancing, weekly gatherings, dinner dances, bingo, golf, and shuffleboard. The perfect place to live, relax, and play!

4. 2024-12-03
   price
5. 2024-04-05
   listed Active
6. 2017-11-09
   soldstatus $70,000
7. 2009-01-20
   soldstatus $50,000
8. 2007-05-25
   historical
9. 2007-05-08
   soldstatus $143,090
10. 2007-02-01
    listed

ⓘ 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: $1,523 · $127/mo
• Projected year-2 tax: $1,523 · $127/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥109°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,468
• − Mortgage interest: −$9,237
• − Property taxes: −$1,523
• − Insurance: −$824
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − HOA: −$1,824
• − Depreciation: −$4,797
• Taxable loss: −$1,012
• Est. tax savings @ 24.0%: +$243
• After-tax cash flow: $1,864/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

+15.2% since first listed

10 events — show timeline

• 2026-05-16 Pending — GPSMLS
• 2026-04-10 Price Changed $164,900 GPSMLS
• 2026-02-05 Listed $170,000 GPSMLS
• 2024-12-03 Price Changed — TheMLS
• 2024-04-05 Listed — TheMLS
• 2017-11-09 Sold (Public Records) $70,000 Public Records
• 2009-01-20 Sold (Public Records) $50,000 Public Records
• 2007-05-25 Delisted — PALM
• 2007-05-08 Sold (Public Records) $143,090 Public Records
• 2007-02-01 Listed — PALM

Property tax history

+0.5%/yr

Latest (2025): $1,523 · -1.6% YoY. Source: county tax records.