70200 Dillon Rd #160 · Desert Edge, CA 92241

$49,900

1 bd · 1.0 ba · 550 sqft · Manufactured · 43 Days on market

Built 1991 Good condition $91/sqft · at area comps Est $52k · at est. ↓ 31% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

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. To enhance energy efficiency, the roof has be

Key facts

• Mountain vistas
• Wind-protected deck
• New flooring

Tags

• MOUNTAIN VISTAS
• CALIFORNIA ROOM
• WIND-PROTECTED DECK
• LUSH LANDSCAPING
• NEW FLOORING
• NEW COUNTERS

Property features AI

Finance

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

Exterior

• Parking: Assigned parking; Two total parking spaces (includes one covered space and one carport space)
• Security: Gated community with automatic gate; Resident manager on site
• Utilities: Water provided by water district; Septic tank; Has water well; PUD (planned unit development)
• Home design: Detached park-model home; Single-story (1 story); Entrance/primary living on ground level; Leisure areas face north and south; front door faces north; Updated/remodeled condition
• Construction: Siding exterior; Pier jacks and tie-down foundation; Built as a park model (manufacturer: National, manufacture year 1991)
• Exterior features: Covered deck/patio; Accessory buildings on site; No fencing; Close to clubhouse; On golf course and greenbelt; Level, private lot setting; Community pool and heated, fenced community spa/hot tub; Community amenities including pickleball courts, dog park, trailer storage, community mailbox

Interior

• Kitchen: Granite counters; Gas oven; Microwave; Refrigerator
• 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 ceilings; Sliding doors; Ground-level entry with steps; Partially furnished; Blinds and drapes
• Laundry & utility: Washer and dryer included; Laundry in individual room and community laundry available; Water heater unit

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 $944 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.0% vs local median 14.8% 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-, 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: 216 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($48k) 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 $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 3.59% ✓
• Cap rate: 32.01%
• Cash-on-cash: 91.83%
• DSCR: 5.09
• GRM: 2.3

CMA / ARV

• ARV (median comp): $52,400
• List price: $49,900
• Delta: -4.77%
• Verdict: FAIR
• 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%)	8mo	$48,000	$87	93
70200 Dillon Rd #654	0.01mi	2/1.0 (+1)	550 (0%)	3mo	$97,500	$177	92
70200 Dillon Rd #320	0.00mi	1/1.0	550 (0%)	10mo	$50,000	$91	91
70200 Dillon Rd #97	0.01mi	1/1.0	600 (+9%)	4mo	$20,500	$34	81
70200 Dillon Rd #527	0.00mi	2/1.0 (+1)	525 (-4%)	13mo	$55,000	$105	77
70200 Dillon Rd #324	0.27mi	1/1.0	570 (+4%)	12mo	$76,000	$133	71
70200 Dillon Rd #215	0.27mi	1/1.0	600 (+9%)	4mo	$65,000	$108	69
70200 Dillon Rd #605	0.27mi	1/1.0	600 (+9%)	5mo	$97,500	$163	69
70200 Dillon Rd #590	0.01mi	2/1.0 (+1)	625 (+14%)	4mo	$61,500	$98	68
70200 Dillon Rd #446	0.16mi	2/1.5 (+1)	600 (+9%)	4mo	$75,000	$125	67
70200 Dillon Rd #36	0.27mi	1/1.0	600 (+9%)	8mo	$65,000	$108	66
70200 Dillon Rd #244	0.27mi	1/1.0	630 (+14%)	13mo	$55,900	$89	52

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: 81.4%
• Equity multiple: 4.73×
• Total profit: $52,141
• Equity at exit: $7,440

10-year hold

• IRR: 84.8%
• Equity multiple: 9.82×
• Total profit: $123,244
• 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 →

ZIP-level market 92241

• Home prices YoY: -22.8%
• Active inventory: 216
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,790 medium
• 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
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $944

Break-even live

Break-even rent $595

Max offer price $49,900

Occupancy floor 42%

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
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	44d	1	0.92mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	18d	1	1.29mi

Listing history 32 events

1. 2026-06-18
   days on market $49,900 Active 43 DOM
2. 2026-06-17
   days on market $49,900 Active 42 DOM
3. 2026-06-16
   days on market $49,900 Active 41 DOM
4. 2026-06-15
   days on market $49,900 Active 40 DOM
5. 2026-06-13
   days on market $49,900 Active 38 DOM
6. 2026-06-13
   days on market $49,900 Active 37 DOM
7. 2026-06-09
   days on market $49,900 Active 34 DOM
8. 2026-06-08
   days on market $49,900 Active 33 DOM
9. 2026-06-07
   days on market $49,900 Active 32 DOM
10. 2026-06-04
    days on market $49,900 Active 29 DOM
11. 2026-06-03
    days on market $49,900 Active 28 DOM
12. 2026-06-02
    days on market $49,900 Active 27 DOM
13. 2026-06-01
    days on market $49,900 Active 26 DOM
14. 2026-05-31
    days on market $49,900 Active 25 DOM
15. 2026-05-04
    listed $49,900 Active 1691-char remark
16. 2026-05-02
    historical
17. 2025-12-23
    listed $49,900 Active
18. 2025-03-04
    historical
19. 2025-01-01
    historical
20. 2025-01-01
    listed $57,000 Active
21. 2024-07-31
    historical
22. 2024-07-31
    listed $57,000 Active
23. 2024-04-30
    listed $57,000 Active
24. 2024-04-09
    historical
25. 2024-03-04
    price $65,900
26. 2024-03-04
    price $65
27. 2024-02-06
    price $69,900
28. 2024-01-08
    listed $74,900 Active
29. 2023-04-01
    historical
30. 2023-03-08
    price $69,900
31. 2023-01-31
    listed $72,500 Active
32. 2023-01-28
    historical

ⓘ 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

Taxation est. · year 1

• Rental income: $21,479
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$1,752
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$1,452
• Taxable income: $11,295
• Est. tax owed @ 24.0%: −$2,711
• After-tax cash flow: $8,617/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 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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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 — 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

-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