Is 70200 Dillon Rd #160 in Desert Edge, CA a good investment?

CashFlowRE grades it B with a 23.6% cap rate and $596/mo modeled cash flow at a $49,900 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 70200 Dillon Rd #160?

The modeled cap rate is 23.6% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,350/month, from CashFlowRE's rent model.

B Composite 73.59

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 +13.9/15.0
1% rule +10.0/10.0
DSCR +10.0/10.0
Schools +4.0/10.0
Condition / age +3.8/5.0
Livability +3.4/5.0
Appreciation +2.5/10.0
Rent growth +2.5/5.0
Manufactured-home adj. -6.4

$49,900

70200 Dillon Rd #160 · Desert Edge, CA 92241

1 bd · 1.0 ba · 550 sqft · Manufactured · 141 Days on market

Manufactured home Built 1991 Good condition $91/sqft · 14% below area Est $58k · 14% under ↓ 31% since listing

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

Listing remarks

This inviting vacation retreat is conveniently located near the clubhouse and boasts stunning mountain vistas on the 2nd hole fairway of the golf course. The efficient Park Model home, built in 1991 and measuring approximately 550 sq. ft. , features one bedroom, one bathroom, and a versatile California room that can serve as a second bedroom or office. Relax on your wind-protected deck while admiring lush landscaping and enjoying the soothing sounds of a nearby fountain. Notable upgrades include new flooring, counters, and backsplash, a new refrigerator, reverse osmosis water filtration at the kitchen sink, and a washer/dryer housed in the shed.

Key facts

Mountain vistas
Wind-protected deck
New flooring

What this means for you Summary

Snapshot

This is a 1-bed/1.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $596 ($7k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($1k rent vs $50k).
Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
Cap rate 23.6% vs local median 10.8% 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: 284 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 114d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
This rent runs 36% of the median local income ($45k/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 $345 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

It's been on market 141 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
7 sale attempts since 3y 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); extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 2.71% ✓
Cap rate: 23.65%
Cash-on-cash: 61.97%
DSCR: 3.76
GRM: 3.1

CMA / ARV

ARV (median comp): $58,150
List price: $49,900
Delta: -14.19%
Verdict: UNDERPRICED
Comps: 20 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 #416	0.01mi	1/1.0	550 (0%)	11mo	$48,000	$87	90
70200 Dillon Rd #654	0.01mi	2/1.0 (+1)	550 (0%)	6mo	$97,500	$177	89
70200 Dillon Rd #320	0.00mi	1/1.0	550 (0%)	13mo	$50,000	$91	89
70200 Dillon Rd #213	0.00mi	1/1.0	500 (-9%)	0mo	$49,000	$98	85
70200 Dillon Rd #97	0.01mi	1/1.0	600 (+9%)	8mo	$20,500	$34	78
70200 Dillon Rd #422	0.27mi	1/1.0	600 (+9%)	3mo	$35,600	$59	70
17640 Corkill Rd #64	0.60mi	1/1.0	560 (+2%)	2mo	$32,000	$57	67
70200 Dillon Rd #215	0.27mi	1/1.0	600 (+9%)	7mo	$65,000	$108	67
70200 Dillon Rd #605	0.27mi	1/1.0	600 (+9%)	8mo	$97,500	$163	66
70200 Dillon Rd #590	0.01mi	2/1.0 (+1)	625 (+14%)	7mo	$61,500	$98	66
70200 Dillon Rd #446	0.16mi	2/1.5 (+1)	600 (+9%)	7mo	$75,000	$125	65
70200 Dillon Rd #36	0.27mi	1/1.0	600 (+9%)	11mo	$65,000	$108	64

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: 49.1%
Equity multiple: 3.15×
Total profit: $29,994
Equity at exit: $7,440

10-year hold

IRR: 54.7%
Equity multiple: 6.40×
Total profit: $75,422
Equity at exit: $4,314

Cash invested: $13,972 (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 · 3 under contract
Months of supply: 42.0 mo (2%/mo absorbed)
Median asking: $59,900 ($109/sqft)
Median days on market: 153 d
This list price: 19% of active listings are priced below it
ARV vs active asking: -2.9% 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: 284
Price-to-rent: 3.1×

Monthly cashflow live

Estimated rent: $1,350 medium interval (Pro) →
Mortgage (P&I): −$262
Tax est. 1.5%: −$62 /mo · $748/yr
Insurance: −$21
Flood insurance flood zone: −$125 /mo · $1,502/yr
HOA: −$0
Lot rent leased land?: −$0
Vacancy / Maint / Mgmt: −$283
Net cashflow: $596

Break-even live

Break-even rent $595

Max offer price $49,900

Occupancy floor 51%

Sensitivity live

Price	-10% $631	-5% $614	+0% $596	+5% $579	+10% $562
Rent	-10% $490	-5% $543	+0% $596	+5% $650	+10% $703
Rate	-1.0pp $621	-0.5pp $609	base $596	+0.5pp $583	+1.0pp $570

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: $12,475
Closing costs: $1,497
Club membership (one-time): —
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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69360 Poolside Dr Dsrt Hot Spgs, CA	2.0	2.0	648	$1,700	$2.62	7d	1	0.76mi
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	139d	1	0.92mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	113d	1	1.29mi

Property features AI

Finance

Other: Rental restrictions applyProperty sold as-is
Financial info: Sale considered cash; seller may accept offers (submit)Seller will consider close of escrow possession
HOA & community: Senior communityMonthly association fees listed as $0 (verify with association)Space rent applies (monthly space rent noted separately in mobile/manufactured details)

Exterior

Parking: Assigned parkingTwo total parking spaces (includes one covered space and one carport space)
Security: Gated community with automatic gateResident manager on site
Utilities: Water provided by water districtSeptic tankHas water wellPUD (planned unit development)
Home design: Detached park-model homeSingle-story (1 story)Entrance/primary living on ground levelLeisure areas face north and south; front door faces northUpdated/remodeled condition
Construction: Siding exteriorPier jacks and tie-down foundationBuilt as a park model (manufacturer: National, manufacture year 1991)
Exterior features: Covered deck/patioAccessory buildings on siteNo fencingClose to clubhouseOn golf course and greenbeltLevel, private lot settingCommunity pool and heated, fenced community spa/hot tubCommunity amenities including pickleball courts, dog park, trailer storage, community mailbox

Interior

Kitchen: Granite countersGas ovenMicrowaveRefrigerator
Bedrooms: Main floor bedroom
Flooring: Laminate flooring
Bathrooms: One full bathroom with shower and tub
Heating & cooling: Central heating (electric)Air conditioning with ceiling fan(s)
Interior features: Vaulted ceilingsSliding doorsGround-level entry with stepsPartially furnishedBlinds and drapes
Laundry & utility: Washer and dryer includedLaundry in individual room and community laundry availableWater heater unit

Listing history 50 events

2026-09-24

days on market $49,900 Active 141 DOM
2026-09-23

days on market $49,900 Active 140 DOM
2026-09-22

days on market $49,900 Active 139 DOM
2026-09-21

days on market $49,900 Active 138 DOM
2026-09-20

days on market $49,900 Active 137 DOM
2026-09-19

days on market $49,900 Active 136 DOM
2026-09-18

days on market $49,900 Active 135 DOM
2026-09-17

days on market $49,900 Active 134 DOM
2026-09-16

days on market $49,900 Active 133 DOM
2026-09-15

days on market $49,900 Active 132 DOM
2026-09-14

days on market $49,900 Active 131 DOM
2026-09-13

days on market $49,900 Active 130 DOM
2026-09-12

days on market $49,900 Active 129 DOM
2026-09-11

days on market $49,900 Active 128 DOM
2026-09-05

days on market $49,900 Active 122 DOM
2026-09-04

days on market $49,900 Active 121 DOM
2026-09-03

days on market $49,900 Active 120 DOM
2026-08-31

days on market $49,900 Active 117 DOM
2026-08-30

days on market $49,900 Active 116 DOM
2026-08-29

days on market $49,900 Active 115 DOM
2026-08-28

days on market $49,900 Active 114 DOM
2026-08-27

days on market $49,900 Active 113 DOM
2026-08-25

days on market $49,900 Active 111 DOM
2026-08-24

days on market $49,900 Active 110 DOM
2026-08-23

days on market $49,900 Active 109 DOM
2026-08-22

days on market $49,900 Active 108 DOM
2026-08-21

days on market $49,900 Active 107 DOM
2026-08-20

days on market $49,900 Active 106 DOM
2026-08-19

days on market $49,900 Active 105 DOM
2026-08-18

days on market $49,900 Active 104 DOM
2026-08-17

days on market $49,900 Active 103 DOM
2026-08-16

days on market $49,900 Active 102 DOM
2026-08-15

days on market $49,900 Active 101 DOM
2026-08-14

days on market $49,900 Active 100 DOM
2026-08-13

days on market $49,900 Active 99 DOM
2026-08-12

days on market $49,900 Active 98 DOM
2026-08-11

days on market $49,900 Active 97 DOM
2026-08-10

days on market $49,900 Active 96 DOM
2026-08-09

days on market $49,900 Active 95 DOM
2026-08-08

days on market $49,900 Active 94 DOM
2026-08-06

days on market $49,900 Active 92 DOM
2026-08-05

days on market $49,900 Active 91 DOM
2026-08-04

days on market $49,900 Active 90 DOM
2026-08-03

days on market $49,900 Active 89 DOM
2026-07-31

days on market $49,900 Active 86 DOM
2026-07-30

days on market $49,900 Active 84 DOM
2026-07-28

days on market $49,900 Active 83 DOM
2026-07-26

days on market $49,900 Active 81 DOM
2026-07-24

days on market $49,900 Active 79 DOM
2026-07-23

days on market $49,900 Active 78 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 3/10 Moderate
🌡 Heat 8/10 Severe 4 d/yr ≥109°F today · 12 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

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $16,199
− Mortgage interest: −$2,795
− Property taxes: −$748
− Insurance: −$1,752
− Repairs & maintenance: −$1,296
− Management: −$1,296
− Depreciation: −$1,452
Taxable income: $6,860

Your marginal tax rate % combined federal + state — saved on this device

Est. tax owed @ 24.0%: −$1,646
After-tax cash flow: $5,510/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 Est. rehab $2,750–$8,250 screening

This well-maintained mobile home is move-in ready with recent updates and a good condition score, making it an attractive investment for both resale and rental.

Value-add opportunities

Both Paint exterior — Fresh paint enhances curb appeal and value ↑
Both Replace outdoor furniture — New furniture improves aesthetics and functionality ↑
Both Install new outdoor lighting — Enhances safety and curb appeal ↑

ⓘ 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

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
#4 Apple Cupertino $391.0B #7 Alphabet Mountain View $350.0B #22 Meta Platforms Menlo Park $164.5B #31 NVIDIA Santa Clara $130.5B #83 Cisco Systems San Jose $53.8B #84 HP Inc Palo Alto $53.6B #86 Intel Santa Clara $53.1B #88 Broadcom Palo Alto $52.4B #109 Qualcomm San Diego $39.0B #112 Salesforce San Francisco $38.4B #140 Applied Materials Santa Clara $27.2B #155 AMD Santa Clara $22.7B #330 Intuit Mountain View $16.3B #242 Lam Research Fremont $15.8B #252 Western Digital San Jose $13.0B #366 ServiceNow Santa Clara $11.0B #282 KLA Corporation Milpitas $10.8B #405 Workday Pleasanton $7.9B #302 Arista Networks Santa Clara $6.7B #365 NetApp San Jose $6.5B #352 Synopsys Sunnyvale $6.1B #331 Autodesk San Francisco $6.0B #395 Juniper Networks Sunnyvale $5.6B #403 Cadence Design Systems San Jose $4.6B #430 Veeva Systems Pleasanton $2.4B #397 Teradata San Diego $1.8B #461 Dolby Laboratories San Francisco $1.3B
Financial Services	3	$174B
#33 Wells Fargo San Francisco $125.4B #272 Visa San Francisco $35.9B #308 LPL Financial Holdings San Diego $12.3B
Retail	3	$44B
#162 Ross Stores Dublin $20.9B #231 Gap San Francisco $15.6B #323 Williams-Sonoma San Francisco $7.7B
Insurance	3	$26B
#241 Pacific Life Newport Beach $13.4B #293 First American Financial Santa Ana $7.7B #482 Mercury General Los Angeles $5.2B
Media / Entertainment	2	$115B
#46 Walt Disney Burbank $91.4B #263 Live Nation Entertainment Beverly Hills $23.2B
Pharmaceuticals / Biotech	2	$62B
#126 Amgen Thousand Oaks $33.3B #137 Gilead Sciences Foster City $28.4B

Price history

-31.2% since first listed

18 events — show timeline

2026-05-04 Listed $49,900 GPSMLS
2026-05-02 Listing Removed — GPSMLS
2025-12-23 Listed $49,900 GPSMLS
2025-03-04 Listing Removed — GPSMLS
2025-01-01 Listing Removed — GPSMLS
2025-01-01 Listed $57,000 GPSMLS
2024-07-31 Listing Removed — GPSMLS
2024-07-31 Listed $57,000 GPSMLS
2024-04-30 Listed $57,000 GPSMLS
2024-04-09 Listing Removed — GPSMLS
2024-03-04 Price Changed $65,900 GPSMLS
2024-03-04 Price Changed $65 GPSMLS
2024-02-06 Price Changed $69,900 GPSMLS
2024-01-08 Listed $74,900 GPSMLS
2023-04-01 Listing Removed — GPSMLS
2023-03-08 Price Changed $69,900 GPSMLS
2023-01-31 Listed $72,500 GPSMLS
2023-01-28 Coming Soon — GPSMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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