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311 Kona Ln
D- Composite 39.03
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).

  • ARV discount +12.3/15.0
  • Cash flow +9.0/30.0
  • Condition / age +4.8/5.0
  • Schools +4.0/10.0
  • Livability +3.3/5.0
  • DSCR +2.5/10.0
  • Appreciation +2.5/10.0
  • Rent growth +2.4/5.0
  • 1% rule +1.6/10.0
  • Manufactured-home adj. -3.4

$210,000

311 Kona Ln · Palm Springs, CA 92264
1 bd · 1.0 ba · 630 sqft · Manufactured · 68 Days on market
Manufactured home Built 2021 Excellent condition $333/sqft · 11% below area Est $235k · 11% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Welcome to easy, stylish living in Palm Canyon Mobile Club, a gated, all-ages community in desirable South Palm Springs. Built in 2021, this thoughtfully designed manufactured home offers 630 sq ft of modern comfort with a fresh, move-in-ready feel. Inside, you'll find new luxury vinyl plank flooring and an updated kitchen featuring a new stove, dishwasher, and refrigerator, all replaced approximately six months ago. The space is efficient, bright, and perfect for low-maintenance desert living. Step outside to enjoy an amazing side deck and a private, fully walled yard with a 6-foot vinyl fence--ideal for relaxing, entertaining, or enjoying time with your pets.

Key facts

  • Gated community
  • Updated kitchen
  • 2 parking spots

Tags

GATED COMMUNITYUPDATED KITCHENPRIVATE FULLY WALLED YARDRAINBIRD IRRIGATION SYSTEMRESORT STYLE AMENITIES

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 1-bed/1.0-bath manufactured listed at $210k. Condition is rated excellent.

Deal economics

  • At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
  • To cash-flow at today's rent, offer at most $181k (13.9% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (33.8% below list).
  • Recommended offer: $139k (33.8% below list) — sets the bar for 1% rule.
  • Cap rate 5.4% vs local median 2.6% 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: crime F, cost of living F, health & safety 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: Cahuilla Elementary (421 students, 93% FRL); Raymond Cree Middle (708 students, 98% FRL); Palm Springs High (math 30% / reading 51%, grade F, #508 of 1,170 statewide, top 44%, 1,584 students, 97% FRL) — zoned schools average 96% FRL vs 73% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
  • Market conditions: Rents soft (-0.4%/yr); 643 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $6k 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 68 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
  • 8 sale attempts since 5y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

  • Climate carrying-cost: extreme-heat days projected 9→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer $139,022 (33.8% below list)

Questions for the listing agent

  1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
  2. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
  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. 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?
  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
0.66%
Cap rate
5.35%
Cash-on-cash
-3.36%
DSCR
0.85
GRM
12.6

CMA / ARV

ARV (median comp)
$235,000
List price
$210,000
Delta
-10.64%
Verdict
UNDERPRICED
Comps
3 within 1.0 mi
Show comp detail 5 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
137 Pali Dr 0.26mi 1/1.0 630 (0%) 12mo $230,000 $365 78
606 Bali Dr 0.08mi 1/1.0 630 (0%) 22mo $265,000 $421 78
135 Pali Dr 0.25mi 1/1.0 630 (0%) 16mo $245,000 $389 75
250 Lei Dr Unit . 0.25mi 1/1.0 600 (-5%) 18mo $265,000 $442 65
31 Sahara St 0.15mi 2/1.0 (+1) 700 (+11%) 16mo $210,000 $300 56

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
-24.9%
Equity multiple
0.17×
Total profit
$-48,687
Equity at exit
$31,312
10-year hold
IRR
-30.9%
Equity multiple
-0.23×
Total profit
$-72,031
Equity at exit
$18,157

Cash invested: $58,800 (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.

Active competition Active MLS

For sale now
3 active
Median asking
$234,500 ($372/sqft)
Median days on market
119 d
This list price
lowest-priced of the active set
ARV vs active asking
+0.2% vs current asking $/sqft

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

ZIP-level market 92264

Rents YoY
-0.4%
Active inventory
643
Price-to-rent
12.6×

Monthly cashflow live

Estimated rent
$1,390 high interval (Pro) →
Mortgage (P&I)
$1,101
Tax from tax record
$74 /mo · $890/yr
Insurance
$88
HOA
$0
Lot rent leased land?
$0
Vacancy / Maint / Mgmt
$292
Net cashflow
$-165

Break-even live

Break-even rent $1,599
Max offer price $180,908
Occupancy floor

Sensitivity live

Price -10% $-46 -5% $-105 +0% $-165 +5% $-224 +10% $-284
Rent -10% $-275 -5% $-220 +0% $-165 +5% $-110 +10% $-55
Rate -1.0pp $-59 -0.5pp $-111 base $-165 +0.5pp $-219 +1.0pp $-274

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
$52,500
Closing costs
$6,300
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 30 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
1674 Via Salida Unit 6 Palm Springs, CA 1.0 1.0 500 $1,550 $3.10 98d 1 0.21mi
1674 Via Salida Unit 3 Palm Springs, CA 1.0 1.0 550 $1,650 $3.00 110d 1 0.21mi
1500 S Camino Real Unit 304A Palm Springs, CA 1.0 1.0 684 $1,950 $2.85 37d 1 0.31mi
1500 S Camino Real Palm Springs, CA 1.0 1.0 684 $2,000 $2.92 10d 1 0.32mi
1111 E Palm Canyon Dr Palm Springs, CA 1.0 1.0 557 $2,525 $4.53 60d 3 0.33mi
1111 E Palm Canyon Dr #347 Palm Springs, CA 1.0 1.0 590 $2,000 $3.39 18d 1 0.38mi
2080 S Camino Real Unit 11 Palm Springs, CA 1.0 1.0 735 $1,695 $2.31 61d 1 0.40mi
2290 S Palm Canyon Dr Palm Springs, CA 1.0 1.0 551 $1,548 $2.81 27d 2 0.59mi
2290 S Palm Canyon Dr #4 Palm Springs, CA 1.0 1.0 552 $1,495 $2.71 10d 1 0.60mi
1530 E Palm Canyon Dr Unit 210 Palm Springs, CA 1.0 1.0 460 $1,995 $4.34 56d 1 0.68mi
1530 E Palm Canyon Dr Unit 111 Palm Springs, CA 1.0 1.0 460 $1,595 $3.47 0d 1 0.68mi
1530 E Palm Canyon Dr Unit 209 Palm Springs, CA 2.0 2.0 740 $2,595 $3.51 98d 1 0.68mi
1530 E Palm Canyon Dr Unit 102 Palm Springs, CA 1.0 1.0 460 $1,595 $3.47 89d 1 0.68mi
1530 E Palm Canyon Dr Unit 101 Palm Springs, CA 1.0 460 $1,895 $4.12 69d 1 0.68mi
777 E San Lorenzo Rd Unit 3 Palm Springs, CA 1.0 1.0 550 $1,765 $3.21 114d 1 0.71mi
671 S Riverside Dr Apt 7 Palm Springs, CA 1.0 1.0 700 $1,650 $2.36 80d 1 0.76mi
750 N Riverside Dr Palm Springs, CA 1.0 1.0 675 $1,500 $2.22 24d 1 0.84mi
788 N Riverside Dr Palm Springs, CA 1.0 1.0 725 $1,648 $2.27 139d 1 0.84mi
817 Riverside Pl Palm Springs, CA 1.0 550 $1,295 $2.35 10d 1 0.86mi
594 Calle Abronia S Unit 03 Palm Springs, CA 2.0 2.0 662 $1,895 $2.86 139d 1 1.05mi
585 Calle Abronia S Unit B Palm Springs, CA 1.0 1.0 750 $2,100 $2.80 139d 1 1.05mi
622 S Warm Sands Dr Apt 1 Palm Springs, CA 2.0 1.0 700 $1,985 $2.84 18d 1 1.06mi
630 S Grenfall Rd Unit 03 Palm Springs, CA 1.0 400 $1,350 $3.38 27d 1 1.07mi
1800 Smoke Tree Ln Palm Springs, CA 1.0 400 $1,350 $3.38 0d 1 1.08mi
620 S Thornhill Rd Unit 3 Palm Springs, CA 2.0 1.0 700 $1,985 $2.84 120d 1 1.14mi
620 S Thornhill Rd Unit 6 Palm Springs, CA 1.0 1.0 656 $1,765 $2.69 120d 1 1.14mi
1311 Camino Amapola Unit 1 Palm Springs, CA 1.0 1.0 500 $1,635 $3.27 18d 1 1.19mi
540 S Thornhill Rd Apt 6 Palm Springs, CA 1.0 1.0 620 $1,695 $2.73 10d 1 1.22mi
134 Fondulac St Palm Springs, CA 1.0 1.0 350 $1,095 $3.13 54d 1 1.23mi
300 S Calle El Segundo Palm Springs, CA 1.0–2.0 1.0 554 $1,437 $2.59 0d 1 1.40mi

Property features AI

Finance

Other
Park type: FamilyPark name: Palm Canyon MobileManager approval required: YesSpace rent includes trashPet restrictions disclosed
Financial info
Land is lease type; annual land lease reported as $16,200 (monthly space rent listed separately as $1,350)Land lease purchase: NoListing terms: Cash or cash to new loan
HOA & community
No monthly association fee listedCommunity features include dog park, community pool and in-ground community spa/hot tub

Exterior

Parking
Attached covered tandem carport (2 carport spaces) with additional driveway parking — total 2 parking spaces
Security
Gated community
Utilities
Mutual water sourceOther sewer
Home design
Detached single-wide manufactured homeModern styleOne levelPier jacks foundation
Construction
Wood exteriorManufactured home model: SilvercrestManufacture date: 2/29/2021Length approximately 45.5 ftOne shed on property
Exterior features
Covered deck/patioVinyl fencingMountain viewStreet lightsDrip and sprinkler irrigation

Interior

Kitchen
Gas rangeMicrowaveDishwasher
Bedrooms
Main floor bedroom
Flooring
Vinyl
Bathrooms
One full bath with shower stall
Heating & cooling
Central heatingCentral airCeiling fan(s)
Interior features
Custom window coveringsSliding doorsUnfurnished
Laundry & utility
Washer and dryer (in closet)

Listing history 50 events

  1. 2026-09-23
    days on market $210,000 Active 68 DOM
  2. 2026-09-22
    days on market $210,000 Active 67 DOM
  3. 2026-09-21
    days on market $210,000 Active 66 DOM
  4. 2026-09-20
    days on market $210,000 Active 65 DOM
  5. 2026-09-19
    days on market $210,000 Active 64 DOM
  6. 2026-09-18
    days on market $210,000 Active 63 DOM
  7. 2026-09-17
    days on market $210,000 Active 62 DOM
  8. 2026-09-16
    days on market $210,000 Active 61 DOM
  9. 2026-09-15
    days on market $210,000 Active 60 DOM
  10. 2026-09-14
    days on market $210,000 Active 59 DOM
  11. 2026-09-13
    days on market $210,000 Active 58 DOM
  12. 2026-09-12
    days on market $210,000 Active 57 DOM
  13. 2026-09-11
    days on market $210,000 Active 56 DOM
  14. 2026-09-05
    days on market $210,000 Active 50 DOM
  15. 2026-09-04
    days on market $210,000 Active 49 DOM
  16. 2026-09-03
    days on market $210,000 Active 48 DOM
  17. 2026-08-31
    days on market $210,000 Active 45 DOM
  18. 2026-08-30
    days on market $210,000 Active 44 DOM
  19. 2026-08-29
    days on market $210,000 Active 43 DOM
  20. 2026-08-28
    days on market $210,000 Active 42 DOM
  21. 2026-08-27
    days on market $210,000 Active 41 DOM
  22. 2026-08-25
    days on market $210,000 Active 39 DOM
  23. 2026-08-24
    days on market $210,000 Active 38 DOM
  24. 2026-08-23
    days on market $210,000 Active 37 DOM
  25. 2026-08-22
    days on market $210,000 Active 36 DOM
  26. 2026-08-21
    days on market $210,000 Active 35 DOM
  27. 2026-08-20
    days on market $210,000 Active 34 DOM
  28. 2026-08-19
    days on market $210,000 Active 33 DOM
  29. 2026-08-18
    days on market $210,000 Active 32 DOM
  30. 2026-08-17
    days on market $210,000 Active 31 DOM
  31. 2026-08-16
    price $210,000 Active 30 DOM
  32. 2026-08-16
    days on market $218,000 Active 30 DOM
  33. 2026-08-15
    days on market $218,000 Active 29 DOM
  34. 2026-08-14
    days on market $218,000 Active 28 DOM
  35. 2026-08-13
    days on market $218,000 Active 27 DOM
  36. 2026-08-12
    days on market $218,000 Active 26 DOM
  37. 2026-08-11
    days on market $218,000 Active 25 DOM
  38. 2026-08-10
    days on market $218,000 Active 24 DOM
  39. 2026-08-09
    days on market $218,000 Active 23 DOM
  40. 2026-08-08
    days on market $218,000 Active 22 DOM
  41. 2026-08-06
    pricedays on market $218,000 Active 20 DOM
  42. 2026-08-05
    days on market $225,000 Active 19 DOM
  43. 2026-08-04
    days on market $225,000 Active 18 DOM
  44. 2026-08-03
    days on market $225,000 Active 17 DOM
  45. 2026-07-31
    days on market $225,000 Active 14 DOM
  46. 2026-07-30
    days on market $225,000 Active 12 DOM
  47. 2026-07-28
    days on market $225,000 Active 11 DOM
  48. 2026-07-26
    days on market $225,000 Active 9 DOM
  49. 2026-07-24
    days on market $225,000 Active 7 DOM
  50. 2026-07-23
    days on market $225,000 Active 6 DOM

ⓘ 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
$890 · $74/mo
Projected year-2 tax
$1,596 · $133/mo
Expected delta
+$706/yr (+$59/mo · 79.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

  • 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 12% chance over 30 yrs
  • 🔥 Wildfire 4/10 Moderate
  • 🌡 Heat 9/10 Extreme 9 d/yr ≥110°F today · 27 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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$16,683
− Mortgage interest
−$11,763
− Property taxes
−$890
− Insurance
−$1,050
− Repairs & maintenance
−$1,335
− Management
−$1,335
− Depreciation
−$6,109
Taxable loss
−$5,799
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,392
After-tax cash flow
$-584/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

Excellent 95/100 None rehab

This move-in-ready manufactured home in Palm Canyon Mobile Club offers modern comfort and a fresh, stylish design.

Value-add opportunities

  • Both landscaping — enhances curb appeal and adds value
  • Both furniture — modern furniture enhances the home's aesthetic and appeal
  • Both smart home integration — increases convenience and marketability
F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Cahuilla Elementary Middle Raymond Cree Middle High Palm Springs High F CA #508/1,170 Nat'l #8,052/17,239

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 66/100

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 · 2,664,475 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
13% of renters

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

Price history

+50.0% since first listed
20 events — show timeline
  • 2026-07-16 Listed $225,000 GPSMLS
  • 2026-07-15 Listing Removed GPSMLS
  • 2026-06-06 Listing Removed GPSMLS
  • 2026-05-29 Relisted GPSMLS
  • 2026-05-27 Contingent GPSMLS
  • 2026-03-25 Price Changed $225,000 GPSMLS
  • 2026-02-28 Price Changed $240,000 GPSMLS
  • 2026-02-02 Price Changed $250,000 GPSMLS
  • 2026-01-05 Listed $265,000 GPSMLS
  • 2026-01-05 Listed $225,000 GPSMLS
  • 2024-03-25 Sold (MLS) $265,000 GPSMLS
  • 2024-02-06 Pending GPSMLS
  • 2024-01-17 Listed $268,000 GPSMLS
  • 2023-11-29 Listing Removed GPSMLS
  • 2023-10-06 Listed $260,000 GPSMLS
  • 2022-03-21 Sold (MLS) $193,000 TheMLS
  • 2022-02-22 Contingent TheMLS
  • 2022-02-20 Listed $195,000 TheMLS
  • 2021-06-10 Sold (MLS) $150,000 TheMLS
  • 2021-03-01 Listed $150,000 TheMLS

Property tax history

-5.0%/yr

Latest (2025): $890 · -6.7% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…