17625 Langlois Rd #110 · Desert Edge, CA 92241

$64,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 6 Days on market

Built 1979 Est $99k · 35% under $600/mo HOA · 34% of rent

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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
• 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 Manufactured Home in Vista Grande Spa a 55+ community of year round and seasonal homeowners. This home is fully furnished and turn key for the right party. Everything stays, the furniture, dishes pots, pans and all linen. This home offers 2 master bedrooms 2 bathrooms and all the conveniences of a full time residence. Extremely well maintained with covered parking for 3 cars in the front and easily two cars in the back driveway. Home features upgraded furniture in all the rooms, all appliances dishwasher, range/stove microwave, refrigerator with ice maker along with a nice sized washer and dryer combination in the utility room. The home features three new flat screen TV's in the living room as well as each bedroom. There is also built in office space. Super abundant in storage throughout the house. Outside is a nice rear deck for barbeque's and just taking time to relax. There are two additional storage sheds on the premises with one you can use as a working tool shed. The park features a clubhouse with swimming pool and two mineral hot spas. Park rent is currently $485 per month with no other HOA fees. Park application needs to be made within 5 days of an accepted offer.

Key facts

• Covered deck
• Clubhouse
• Walk in closet

Tags

• CORNER LOT
• OVERSIZED SECOND BEDROOM
• WALK IN CLOSET
• WELL APPOINTED KITCHEN
• COVERED DECK
• CLUBHOUSE

Property features AI

Finance

• Other: Mobile home to remain with sale; Park manager contact available
• Financial info: Listing terms: cash or cash to new loan; Land is not included (space/rented); Rent control applies in the park
• HOA & community: Park/complex: Vista Grande Spa Mobile Home Park (senior park); Community amenities include pool and spa; Association phone available; Homeowner dues apply; Association fees include trash and sewer; Manager approval required for sale; Complex has about 96 units

Exterior

• Parking: Total 5 parking spaces; 4 covered/carport spaces; 1 open space; Carport attached; Concrete driveway; Gated parking
• Security: Gated community; Card/code access; On-site resident manager
• Utilities: Water served by water district; Shared septic sewer; Power details not specified
• Home design: Residential mobile home (double); Single-story; Manufactured home; Entry on main level; Home faces unspecified direction
• Construction: Elastomeric roof; Foundation with pier jacks; Manufactured by Skyline (Homette); Manufacture date: January 1, 1979; Dimensions approximately 60 x 24
• Exterior features: Covered patio; Sliding glass doors; Shed; Corner lot; Close to clubhouse; Gated community; Resident manager on site; Rectangular lot shape; Mountain views

Interior

• Kitchen: Range/oven; Range hood; Laminate counters; Refrigerator; Ice maker; Water line to refrigerator; Dishwasher; Garbage disposal; Hood fan
• Bedrooms: Walk-in closet
• Flooring: Carpet; Laminate
• Bathrooms: One full bath; One 3/4 bath; Shower and tub; Shower stall
• Heating & cooling: Central heating; Air conditioning; Ceiling fans
• Interior features: Detached unit with no common walls; Paneled walls; Mirrored closet doors; Main level entry; Window blinds; Double-pane windows; Furnished or available unfurnished
• Laundry & utility: In-unit laundry room; Washer; Dryer; Central gas water heater

🏷️ Possibly a rental listed for sale. The $64,900 price doesn't fit this home's estimated sale value (~$99,360) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).

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: 218 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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: HOA is 34% of rent.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,900

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.73% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.06%
• DSCR: 2.03
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $99,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17800 Langlois Rd #218	0.17mi	2/2.0	1,440 (0%)	2mo	$50,000	$35	90
17625 Langlois Rd Spc 13	0.09mi	2/2.0	1,344 (-7%)	0mo	$65,000	$48	84
18070 Langlois Rd #220	0.39mi	2/2.0	1,620 (+12%)	1mo	$162,500	$100	60
18555 Roberts Rd #95	0.57mi	2/2.0	1,500 (+4%)	8mo	$80,000	$53	60
18070 Langlois #206	0.39mi	2/2.0	1,250 (-13%)	1mo	$185,000	$148	59
17640 Corkill #78 Rd	0.42mi	2/2.0	1,248 (-13%)	1mo	$69,999	$56	57
17555 Corkill Rd	0.55mi	2/2.0	1,344 (-7%)	7mo	$105,000	$78	57
18555 Roberts Rd #20	0.57mi	2/2.0	1,344 (-7%)	12mo	$55,900	$42	52
18070 Langlois Rd #245	0.39mi	2/2.0	1,248 (-13%)	12mo	$89,000	$71	50
18555 Roberts Rd #10	0.57mi	2/2.0	1,300 (-10%)	11mo	$90,000	$69	48
17640 Corkill Rd #27	0.42mi	3/2.0 (+1)	1,248 (-13%)	7mo	$60,000	$48	47
70875 Dillon Rd #18	0.41mi	3/2.0 (+1)	1,248 (-13%)	8mo	$130,000	$104	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.67×
• Total profit: $12,122
• Equity at exit: $9,677

10-year hold

• IRR: 25.3%
• Equity multiple: 3.25×
• Total profit: $40,804
• Equity at exit: $5,611

Cash invested: $18,172 (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: 218
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$600
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $349

Break-even live

Break-even rent $1,327

Max offer price $64,900

Occupancy floor 75%

Sensitivity live

Price	-10% $394	-5% $372	+0% $349	+5% $327	+10% $304
Rent	-10% $209	-5% $279	+0% $349	+5% $419	+10% $489
Rate	-1.0pp $382	-0.5pp $366	base $349	+0.5pp $332	+1.0pp $315

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	25d	1	0.38mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	0d	1	0.38mi
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	44d	1	0.38mi
69510 Parkside Dr Desert Hot Springs, CA	1.0	1.0	1150	$1,450	$1.26	44d	1	1.11mi
69470 Midpark Dr Desert Hot Springs, CA	1.0	1.0	1298	$1,500	$1.16	44d	1	1.16mi

HOA detail

• Monthly dues: $600 · $7,200/yr
• Likely covers: pool

Listing history 5 events

1. 2026-06-21
   days on market $64,900 Active 6 DOM
2. 2026-06-18
   days on market $64,900 Active 3 DOM
3. 2026-06-17
   days on market $64,900 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $64,900 Active 1 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 4 d/yr ≥109°F today · 11 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: $21,232
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − HOA: −$7,200
• − Depreciation: −$1,888
• Taxable income: $3,813
• Est. tax owed @ 24.0%: −$915
• After-tax cash flow: $3,276/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

-0.2% since first listed

4 events — show timeline

• 2026-06-10 Listed $64,900 TheMLS
• 2021-09-03 Sold (MLS) $65,000 CRMLS
• 2021-05-13 Pending — CRMLS
• 2021-05-05 Listed $65,000 CRMLS