70200 Dillon Rd #350 · Desert Edge, CA 92241

$35,000

1 bd · 1.0 ba · 400 sqft · Manufactured · 46 Days on market

Built 2012 Good condition 400 sqft lot $88/sqft · 22% below area Est $45k · 22% under ↓ 36% 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
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located near the Clubhouse and centrally positioned within the community, this 2012 Cavco park model home offers an excellent opportunity for either a vacation retreat or year-round residence. The property features approximately 400 sq. ft. , including 1 bedroom, 1 bathroom, and impressive views of Mt. San Jacinto from the living room. Designed for efficiency and ease of maintenance, the home is in outstanding condition and showcases contemporary finishes throughout. Exterior amenities include a spacious shed and stone-paved parking, providing ample space to personalize the area. Residents of Caliente Springs 55+ RV Resort enjoy access to numerous amenities such as mineral-fed hot spring po

Key facts

• Spacious shed
• Stone paved parking
• Tennis courts

Tags

• SPACIOUS SHED
• STONE PAVED PARKING
• MINERAL FED HOT SPRING POOL
• EIGHT PICKLEBALL COURTS
• TENNIS COURTS
• NINE HOLE GOLF COURSE

Property features AI

Finance

• Other: Rental restrictions apply; Property sold as-is; Sale terms: cash considered; submission requested; Possession at close of escrow; Included in sale: partially
• Financial info: Space rent applies (monthly space rent listed separately to park) — mobile-home-in-park arrangement (only the home is owned, not the lot); Mobile home to remain; Monthly space rent was listed previously
• HOA & community: Monthly association fees reported as $0.00; Senior community; Community features include community mailbox, trailer storage, pickleball courts, golf course within development, and a dog park; Manager approval required (park rules)

Exterior

• Parking: Driveway parking; One total parking space (uncovered/assigned); No garage, carport, or covered spaces
• Security: Gated community with automatic gate
• Utilities: Water provided by a water district; Septic tank sewer; PUD: Yes
• Home design: Park model (Cavco); Single-story; Ground level, no unit above; Park model trailer style
• Construction: Siding exterior; Pier jacks and tie-down foundation; Built by Cavco (2012 model year indicated)
• Exterior features: Gated community with automatic gate; Accessory buildings on site; Patio (other); No fencing; Close to clubhouse; Street public access; Leisure area faces north; front door faces west; Updated/remodeled condition; Has views of city lights, mountains, hills and desert; Detached property

Interior

• Kitchen: Gas cooktop; Gas oven; Microwave; Refrigerator; Laminate countertops
• Bedrooms: Main floor bedroom
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: One full bathroom with shower and tub
• Heating & cooling: Electric forced air heating; Air conditioning; Ceiling fan(s)
• Interior features: Vaulted ceilings; Sliding doors; Blinds; Partially furnished; Ground-level entry with steps
• Laundry & utility: Community laundry; Water heater unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $35k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 33.1% vs local median 14.8% in Desert Edge — 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 68/100 on livability (#297 in CA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, commute D-, employment 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: Julius Corsini Elementary (409 students, 98% FRL); Desert Springs Middle (803 students, 99% 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 98% FRL vs 73% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 218 active listings in the ZIP; 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.71% ✓
• Cap rate: 33.15%
• Cash-on-cash: 95.91%
• DSCR: 5.27
• GRM: 2.2

CMA / ARV

• ARV (median comp): $45,000
• List price: $35,000
• Delta: -22.22%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70200 Dillon Rd #2	0.00mi	1/1.0	400 (0%)	3mo	$50,000	$125	98
70200 Dillon Rd #190	0.00mi	1/1.0	400 (0%)	5mo	$40,000	$100	96
70200 Dillon Rd #192	0.11mi	1/1.0	400 (0%)	4mo	$43,000	$108	92
70200 Dillon Rd #28	0.00mi	1/1.0	400 (0%)	10mo	$38,000	$95	92
70200 Dillon Rd #585	0.06mi	1/1.0	400 (0%)	7mo	$58,000	$145	92
70200 Dillon Rd #515	0.00mi	1/1.0	400 (0%)	14mo	$45,000	$113	88
70200 Dillon Rd #393	0.27mi	1/1.0	400 (0%)	2mo	$26,500	$66	86
70200 Dillon Rd #25	0.27mi	1/1.0	400 (0%)	2mo	$32,500	$81	86
70200 Dillon Rd #402	0.27mi	1/1.0	400 (0%)	3mo	$95,000	$238	85
70200 Dillon Rd #425	0.27mi	1/1.0	400 (0%)	4mo	$47,000	$118	84
70201 Aurora Rd #149	0.33mi	1/1.0	399 (-0%)	3mo	$54,000	$135	81
17405 Corkill Rd #22	0.40mi	1/1.0	432 (+8%)	4mo	$65,000	$150	65

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: 80.9%
• Equity multiple: 4.71×
• Total profit: $36,336
• Equity at exit: $5,219

10-year hold

• IRR: 84.3%
• Equity multiple: 9.78×
• Total profit: $85,999
• Equity at exit: $3,026

Cash invested: $9,800 (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 92241

• Home prices YoY: -22.8%
• Active inventory: 218
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $658

Break-even live

Break-even rent $465

Max offer price $35,000

Occupancy floor 44%

Sensitivity live

Price	-10% $682	-5% $670	+0% $658	+5% $646	+10% $634
Rent	-10% $556	-5% $607	+0% $658	+5% $709	+10% $761
Rate	-1.0pp $676	-0.5pp $667	base $658	+0.5pp $649	+1.0pp $640

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $35,000 Active 46 DOM
2. 2026-06-18
   days on market $35,000 Active 43 DOM
3. 2026-06-17
   days on market $35,000 Active 42 DOM
4. 2026-06-16
   days on market $35,000 Active 41 DOM
5. 2026-06-15
   days on market $35,000 Active 40 DOM
6. 2026-06-13
   days on market $35,000 Active 38 DOM
7. 2026-06-13
   days on market $35,000 Active 37 DOM
8. 2026-06-09
   days on market $35,000 Active 34 DOM
9. 2026-06-08
   days on market $35,000 Active 33 DOM
10. 2026-06-07
    days on market $35,000 Active 32 DOM
11. 2026-06-04
    days on market $35,000 Active 29 DOM
12. 2026-06-03
    days on market $35,000 Active 28 DOM
13. 2026-06-02
    days on market $35,000 Active 27 DOM
14. 2026-06-01
    days on market $35,000 Active 26 DOM
15. 2026-05-31
    days on market $35,000 Active 25 DOM
16. 2026-05-02
    historical
17. 2026-05-02
    listed $35,000 Active 1510-char remark
18. 2025-12-17
    listed $35,000 Active
19. 2025-04-26
    historical
20. 2025-02-02
    historical
21. 2025-02-02
    listed $45,000 Active
22. 2024-11-02
    listed $55,000 Active
23. 2024-11-01
    historical
24. 2024-07-07
    listed $55,000 Active

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 16 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: $15,571
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$1,678
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$1,018
• Taxable income: $7,899
• Est. tax owed @ 24.0%: −$1,896
• After-tax cash flow: $6,001/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 · 6 photos

Good 80/100 Cosmetic rehab

This 2012 Cavco park model home is in good condition with minimal repairs needed. It offers an excellent opportunity for either a vacation retreat or year-round residence.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value.
• Both Clean the windows — Clean windows can improve the home's appearance and increase its value.
• Both Landscaping improvements — Improving the landscaping can enhance the curb appeal and increase the home's value.
• Both Replace the carpet — Replacing the carpet can improve the home's appearance and increase its value.
• Both Update the kitchen appliances — Updating the kitchen appliances can improve the home's appearance and increase its value.
• Both Update the bathroom fixtures — Updating the bathroom fixtures can improve the home's appearance and increase its value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value. ↑
• Both Clean the windows — Clean windows can improve the home's appearance and increase its value. ↑
• Both Landscaping improvements — Improving the landscaping can enhance the curb appeal and increase the home's value. ↑
• Both Replace the carpet — Replacing the carpet can improve the home's appearance and increase its value. ↑
• Both Update the kitchen appliances — Updating the kitchen appliances can improve the home's appearance and increase its value. ↑
• Both Update the bathroom fixtures — Updating the bathroom fixtures can improve the home's appearance and increase its value. ↑

ⓘ 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 — 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

-36.4% since first listed

9 events — show timeline

• 2026-05-02 Listing Removed — GPSMLS
• 2026-05-02 Listed $35,000 GPSMLS
• 2025-12-17 Listed $35,000 GPSMLS
• 2025-04-26 Listing Removed — GPSMLS
• 2025-02-02 Listing Removed — GPSMLS
• 2025-02-02 Listed $45,000 GPSMLS
• 2024-11-02 Listed $55,000 GPSMLS
• 2024-11-01 Listing Removed — GPSMLS
• 2024-07-07 Listed $55,000 GPSMLS