70200 Dillon Rd #350 · Desert Edge, CA 92241

$35,000

1 bd · 1.0 ba · 400 sqft · Manufactured · 94 Days on market

Manufactured home likely 55+ (park) 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 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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -5.5

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.

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

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 $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.6% vs local median 10.2% 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: 250 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($32k) 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 $31,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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: 2.81% ✓
• Cap rate: 24.64%
• Cash-on-cash: 65.54%
• DSCR: 3.92
• GRM: 3.0

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%)	4mo	$50,000	$125	96
70200 Dillon Rd #190	0.00mi	1/1.0	400 (0%)	6mo	$40,000	$100	95
70200 Dillon Rd #28	0.00mi	1/1.0	400 (0%)	11mo	$38,000	$95	90
70200 Dillon Rd #192	0.11mi	1/1.0	400 (0%)	5mo	$43,000	$108	90
70200 Dillon Rd #585	0.06mi	1/1.0	400 (0%)	8mo	$58,000	$145	90
70200 Dillon Rd #515	0.00mi	1/1.0	400 (0%)	15mo	$45,000	$113	87
70200 Dillon Rd #393	0.27mi	1/1.0	400 (0%)	3mo	$26,500	$66	85
70200 Dillon Rd #25	0.27mi	1/1.0	400 (0%)	4mo	$32,500	$81	84
70200 Dillon Rd #402	0.27mi	1/1.0	400 (0%)	4mo	$95,000	$238	84
70200 Dillon Rd #425	0.27mi	1/1.0	400 (0%)	6mo	$47,000	$118	82
70201 Aurora Rd #149	0.33mi	1/1.0	399 (-0%)	5mo	$54,000	$135	80
17405 Corkill Rd #22	0.40mi	1/1.0	432 (+8%)	6mo	$65,000	$150	63

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: 48.1%
• Equity multiple: 3.10×
• Total profit: $20,535
• Equity at exit: $5,219

10-year hold

• IRR: 53.7%
• Equity multiple: 6.29×
• Total profit: $51,881
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 1 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $72,000 ($180/sqft)
• Median days on market: 117 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: -37.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92241

• Home prices YoY: -22.8%
• Active inventory: 250
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $984 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
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $410

Break-even live

Break-even rent $465

Max offer price $35,000

Occupancy floor 53%

Sensitivity live

Price	-10% $434	-5% $422	+0% $410	+5% $398	+10% $386
Rent	-10% $332	-5% $371	+0% $410	+5% $449	+10% $488
Rate	-1.0pp $428	-0.5pp $419	base $410	+0.5pp $401	+1.0pp $392

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Rental restrictions applyProperty sold as-isSale terms: cash considered; submission requestedPossession at close of escrowIncluded 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 remainMonthly space rent was listed previously
• HOA & community: Monthly association fees reported as $0.00Senior communityCommunity features include community mailbox, trailer storage, pickleball courts, golf course within development, and a dog parkManager approval required (park rules)

Exterior

• Parking: Driveway parkingOne total parking space (uncovered/assigned)No garage, carport, or covered spaces
• Security: Gated community with automatic gate
• Utilities: Water provided by a water districtSeptic tank sewerPUD: Yes
• Home design: Park model (Cavco)Single-storyGround level, no unit abovePark model trailer style
• Construction: Siding exteriorPier jacks and tie-down foundationBuilt by Cavco (2012 model year indicated)
• Exterior features: Gated community with automatic gateAccessory buildings on sitePatio (other)No fencingClose to clubhouseStreet public accessLeisure area faces north; front door faces westUpdated/remodeled conditionHas views of city lights, mountains, hills and desertDetached property

Interior

• Kitchen: Gas cooktopGas ovenMicrowaveRefrigeratorLaminate countertops
• Bedrooms: Main floor bedroom
• Flooring: Laminate flooringWood flooring
• Bathrooms: One full bathroom with shower and tub
• Heating & cooling: Electric forced air heatingAir conditioningCeiling fan(s)
• Interior features: Vaulted ceilingsSliding doorsBlindsPartially furnishedGround-level entry with steps
• Laundry & utility: Community laundryWater heater unit

Listing history 50 events

1. 2026-08-08
   days on market $35,000 Active 94 DOM
2. 2026-08-06
   days on market $35,000 Active 92 DOM
3. 2026-08-05
   days on market $35,000 Active 91 DOM
4. 2026-08-04
   days on market $35,000 Active 90 DOM
5. 2026-08-03
   days on market $35,000 Active 89 DOM
6. 2026-07-31
   days on market $35,000 Active 86 DOM
7. 2026-07-30
   days on market $35,000 Active 84 DOM
8. 2026-07-28
   days on market $35,000 Active 83 DOM
9. 2026-07-26
   days on market $35,000 Active 81 DOM
10. 2026-07-24
    days on market $35,000 Active 79 DOM
11. 2026-07-23
    days on market $35,000 Active 78 DOM
12. 2026-07-22
    days on market $35,000 Active 77 DOM
13. 2026-07-21
    days on market $35,000 Active 76 DOM
14. 2026-07-20
    days on market $35,000 Active 75 DOM
15. 2026-07-18
    days on market $35,000 Active 73 DOM
16. 2026-07-18
    days on market $35,000 Active 72 DOM
17. 2026-07-16
    days on market $35,000 Active 71 DOM
18. 2026-07-15
    days on market $35,000 Active 70 DOM
19. 2026-07-14
    days on market $35,000 Active 69 DOM
20. 2026-07-13
    days on market $35,000 Active 68 DOM
21. 2026-07-13
    days on market $35,000 Active 67 DOM
22. 2026-07-11
    days on market $35,000 Active 66 DOM
23. 2026-07-10
    days on market $35,000 Active 65 DOM
24. 2026-07-09
    days on market $35,000 Active 64 DOM
25. 2026-07-07
    days on market $35,000 Active 62 DOM
26. 2026-07-06
    days on market $35,000 Active 61 DOM
27. 2026-07-06
    days on market $35,000 Active 60 DOM
28. 2026-07-05
    days on market $35,000 Active 59 DOM
29. 2026-07-03
    days on market $35,000 Active 58 DOM
30. 2026-07-02
    days on market $35,000 Active 57 DOM
31. 2026-07-01
    days on market $35,000 Active 56 DOM
32. 2026-06-30
    days on market $35,000 Active 55 DOM
33. 2026-06-29
    days on market $35,000 Active 54 DOM
34. 2026-06-28
    days on market $35,000 Active 53 DOM
35. 2026-06-27
    days on market $35,000 Active 52 DOM
36. 2026-06-26
    days on market $35,000 Active 51 DOM
37. 2026-06-24
    days on market $35,000 Active 49 DOM
38. 2026-06-22
    days on market $35,000 Active 47 DOM
39. 2026-06-21
    days on market $35,000 Active 46 DOM
40. 2026-06-18
    days on market $35,000 Active 43 DOM
41. 2026-06-17
    days on market $35,000 Active 42 DOM
42. 2026-06-16
    days on market $35,000 Active 41 DOM
43. 2026-06-15
    days on market $35,000 Active 40 DOM
44. 2026-06-13
    days on market $35,000 Active 38 DOM
45. 2026-06-13
    days on market $35,000 Active 37 DOM
46. 2026-06-09
    days on market $35,000 Active 34 DOM
47. 2026-06-08
    days on market $35,000 Active 33 DOM
48. 2026-06-07
    days on market $35,000 Active 32 DOM
49. 2026-06-04
    days on market $35,000 Active 29 DOM
50. 2026-06-03
    days on market $35,000 Active 28 DOM

ⓘ 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: $11,804
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$1,678
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$1,018
• Taxable income: $4,734
• Est. tax owed @ 24.0%: −$1,136
• After-tax cash flow: $3,784/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 Est. rehab $2,000–$6,000 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Julius Corsini Elementary Middle Desert Springs Middle High Desert Hot Springs High F CA #532/1,170 Nat'l #8,293/17,239

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

C Composite livability gradescore 68/100

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
• County: Riverside · 2,664,475 people
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 8,624
• Household income: $45,210
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Rental restrictions applyProperty sold as-isSale terms: cash considered; submission requestedPossession at close of escrowIncluded 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 remainMonthly space rent was listed previously
• HOA & community: Monthly association fees reported as $0.00Senior communityCommunity features include community mailbox, trailer storage, pickleball courts, golf course within development, and a dog parkManager approval required (park rules)

Exterior

• Parking: Driveway parkingOne total parking space (uncovered/assigned)No garage, carport, or covered spaces
• Security: Gated community with automatic gate
• Utilities: Water provided by a water districtSeptic tank sewerPUD: Yes
• Home design: Park model (Cavco)Single-storyGround level, no unit abovePark model trailer style
• Construction: Siding exteriorPier jacks and tie-down foundationBuilt by Cavco (2012 model year indicated)
• Exterior features: Gated community with automatic gateAccessory buildings on sitePatio (other)No fencingClose to clubhouseStreet public accessLeisure area faces north; front door faces westUpdated/remodeled conditionHas views of city lights, mountains, hills and desertDetached property

Interior

• Kitchen: Gas cooktopGas ovenMicrowaveRefrigeratorLaminate countertops
• Bedrooms: Main floor bedroom
• Flooring: Laminate flooringWood flooring
• Bathrooms: One full bathroom with shower and tub
• Heating & cooling: Electric forced air heatingAir conditioningCeiling fan(s)
• Interior features: Vaulted ceilingsSliding doorsBlindsPartially furnishedGround-level entry with steps
• Laundry & utility: Community laundryWater heater unit

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