70260 Highway 111 #42 · Rancho Mirage, CA 92270

$149,000

2 bd · 1.0 ba · 676 sqft · Manufactured · 213 Days on market

Built 1959 Good condition 2,845 sqft lot $220/sqft · 45% above area Est $103k · 45% over $432/mo HOA · 13% of rent ↓ 40% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

You own the land! HOA only $432 a month. Pool, clubhouse and more. Blue Skies is a gated 55+ gated community of manufactured homes. This lovely property has 2 bedrooms and one bath with inside laundry. The open living and dining and kitchen area have lots of windows to look out to the mountains and plenty of cabinet space for all your personal items. Large outdoor area with covered patio, garden, and then another patio for more privacy. There's a newer AC. HOA dues include cable TV, internet, water and trash pick up. Sold furnished. Unit #42

Key facts

• Gated community
• Newer ac
• Garden

Tags

• GATED COMMUNITY
• LARGE OUTDOOR AREA
• COVERED PATIO
• GARDEN
• NEWER AC

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $149k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 3.0% in Rancho Mirage — 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 51/100 on livability (#1,065 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: amenities F, commute F, cost of living 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.
• Market conditions: Rents rising (+3.7%/yr); 532 active listings in the ZIP; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 36% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 3.7% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.17% ✓
• Cap rate: 15.11%
• Cash-on-cash: 31.48%
• DSCR: 2.40
• GRM: 3.8

CMA / ARV

• ARV (median comp): $102,954
• List price: $149,000
• Delta: 44.72%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70260 Highway 111 #2	0.08mi	2/1.0	675 (-0%)	10mo	$115,000	$170	88
70260 Highway 111 #148	0.12mi	1/1.0 (-1)	720 (+6%)	7mo	$110,000	$153	73

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 2.16×
• Total profit: $48,232
• Equity at exit: $22,216

10-year hold

• IRR: 35.6%
• Equity multiple: 4.42×
• Total profit: $142,857
• Equity at exit: $12,883

Cash invested: $41,720 (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 92270

• Rents YoY: 3.7%
• Active inventory: 532
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $3,236 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$432
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $1,094

Break-even live

Break-even rent $1,850

Max offer price $149,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,197	-5% $1,146	+0% $1,094	+5% $1,043	+10% $991
Rent	-10% $839	-5% $967	+0% $1,094	+5% $1,222	+10% $1,350
Rate	-1.0pp $1,169	-0.5pp $1,132	base $1,094	+0.5pp $1,056	+1.0pp $1,016

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $432 · $5,184/yr
• Likely covers: watertrashinternetcablepoolsecurity

Listing history 24 events

1. 2026-06-21
   days on market $149,000 Active 213 DOM
2. 2026-06-18
   days on market $149,000 Active 210 DOM
3. 2026-06-17
   days on market $149,000 Active 209 DOM
4. 2026-06-16
   days on market $149,000 Active 208 DOM
5. 2026-06-15
   days on market $149,000 Active 207 DOM
6. 2026-06-13
   days on market $149,000 Active 205 DOM
7. 2026-06-13
   days on market $149,000 Active 204 DOM
8. 2026-06-09
   days on market $149,000 Active 201 DOM
9. 2026-06-08
   days on market $149,000 Active 200 DOM
10. 2026-06-07
    days on market $149,000 Active 199 DOM
11. 2026-06-04
    days on market $149,000 Active 196 DOM
12. 2026-06-03
    days on market $149,000 Active 195 DOM
13. 2026-06-02
    days on market $149,000 Active 194 DOM
14. 2026-06-01
    days on market $149,000 Active 193 DOM
15. 2026-05-31
    days on market $149,000 Active 192 DOM
16. 2026-04-12
    price $149,000 550-char remark

    Show marketing remark (550 chars)

    You own the land! HOA only $432 a month. Pool, clubhouse and more. Blue Skies is a gated 55+ gated community of manufactured homes. This lovely property has 2 bedrooms and one bath with inside laundry. The open living and dining and kitchen area have lots of windows to look out to the mountains and plenty of cabinet space for all your personal items. Large outdoor area with covered patio, garden, and then another patio for more privacy. There's a newer AC. HOA dues include cable TV, internet, water and trash pick up. Sold furnished. Unit #42

17. 2026-03-07
    status Active 550-char remark

    Show marketing remark (550 chars)

    You own the land! HOA only $432 a month. Pool, clubhouse and more. Blue Skies is a gated 55+ gated community of manufactured homes. This lovely property has 2 bedrooms and one bath with inside laundry. The open living and dining and kitchen area have lots of windows to look out to the mountains and plenty of cabinet space for all your personal items. Large outdoor area with covered patio, garden, and then another patio for more privacy. There's a newer AC. HOA dues include cable TV, internet, water and trash pick up. Sold furnished. Unit #42

18. 2026-02-17
    historical Active Under Contract 550-char remark

    Show marketing remark (550 chars)

    You own the land! HOA only $432 a month. Pool, clubhouse and more. Blue Skies is a gated 55+ gated community of manufactured homes. This lovely property has 2 bedrooms and one bath with inside laundry. The open living and dining and kitchen area have lots of windows to look out to the mountains and plenty of cabinet space for all your personal items. Large outdoor area with covered patio, garden, and then another patio for more privacy. There's a newer AC. HOA dues include cable TV, internet, water and trash pick up. Sold furnished. Unit #42

19. 2025-11-20
    listed $165,000 Active 550-char remark

    Show marketing remark (550 chars)

    You own the land! HOA only $432 a month. Pool, clubhouse and more. Blue Skies is a gated 55+ gated community of manufactured homes. This lovely property has 2 bedrooms and one bath with inside laundry. The open living and dining and kitchen area have lots of windows to look out to the mountains and plenty of cabinet space for all your personal items. Large outdoor area with covered patio, garden, and then another patio for more privacy. There's a newer AC. HOA dues include cable TV, internet, water and trash pick up. Sold furnished. Unit #42

20. 2025-09-17
    historical
21. 2025-08-07
    price $199,999
22. 2025-08-07
    price $200
23. 2025-06-15
    price $225,000
24. 2025-03-16
    listed $249,900 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 X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 8 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,826
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$3,106
• − Management: −$3,106
• − HOA: −$5,184
• − Depreciation: −$4,335
• Taxable income: $11,769
• Est. tax owed @ 24.0%: −$2,825
• After-tax cash flow: $10,308/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

Good 75/100 Cosmetic rehab

This manufactured home in Blue Skies RV Village is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for value increase through cosmetic updates.

Value-add opportunities

• Both Paint exterior siding — Fresh paint enhances curb appeal and value.
• Both Replace outdoor furniture — New furniture improves aesthetics and functionality.
• Resale Upgrade kitchen appliances — Modern appliances attract more buyers.
• Both Install smart home devices — Enhances comfort and energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint enhances curb appeal and value. ↑
• Both Replace outdoor furniture — New furniture improves aesthetics and functionality. ↑
• Resale Upgrade kitchen appliances — Modern appliances attract more buyers. ↑
• Both Install smart home devices — Enhances comfort and energy efficiency. ↑

ⓘ 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 — Rancho Mirage

• Score: 51/100
• State rank: #1065
• US rank: #25255

Category grades

Amenities F Commute F Cost of living F Crime B- Employment A+ Housing C+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Mirage, CA
• County: Riverside County · 2,287,001 people
• City population: 17,563
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 17,563
• Household income: $107,364
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 498.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, South Korea, China
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -210.99%
• Current HPI: 282.2957
• Rent YoY: ▲ 3.72%
• Metro: Riverside-San Bernardino-Ontario, CA
• 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

-40.4% since first listed

9 events — show timeline

• 2026-04-12 Price Changed $149,000 GPSMLS
• 2026-03-07 Relisted — GPSMLS
• 2026-02-17 Contingent — GPSMLS
• 2025-11-20 Listed $165,000 GPSMLS
• 2025-09-17 Listing Removed — GPSMLS
• 2025-08-07 Price Changed $199,999 GPSMLS
• 2025-08-07 Price Changed $200 GPSMLS
• 2025-06-15 Price Changed $225,000 GPSMLS
• 2025-03-16 Listed $249,900 GPSMLS