64055 Enchanted Rd · Desert Hot Springs, CA 92240

$228,000

2 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 135 Days on market

Built 1972 0.27 ac lot $178/sqft · 131% above area

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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).

• Cash flow +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.1/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this fully upgraded manufactured home where you own the land , NO HOA fees and NO SPACE rent. This beautifully updated 2-bedroom, 2-bathroom home features a functional layout with modern finishes throughout, making it truly move-in ready. Set on a huge lot, the property offers ample space for outdoor living, entertaining, or future expansion. Located minutes from downtown Palm Springs, you'll enjoy easy access to shopping, dining, and entertainment, along with quick freeway access for convenient commuting. An added bonus: private financing is available, making this an excellent opportunity for buyers seeking flexible purchase options. Whether you're looking for a primary residence, or investment property, this home delivers freedom, space, and location — a rare opportunity

Key facts

• Quick freeway access
• Huge lot
• Fully upgraded

Tags

• FULLY UPGRADED
• HUGE LOT
• OUTDOOR LIVING
• EASY ACCESS TO SHOPPING
• QUICK FREEWAY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $228k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (9.5% below list).
• Recommended offer: $201k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.9% in Desert Hot 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 49/100 on livability (#1,149 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D+, amenities F, commute 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: Two Bunch Palms Elementary (711 students, 97% FRL); Painted Hills Middle (741 students, 98% 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 (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 521 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,064/mo this rent would consume 46% of the median local household income ($54k/yr) (locally 2095% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 135 days — a 12% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $92k; list at $228k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 9.2

CMA / ARV

• ARV (median comp): $98,658
• List price: $228,000
• Delta: 131.10%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.66% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-16,628
• Equity at exit: $33,996

10-year hold

• IRR: 3.2%
• Equity multiple: 1.24×
• Total profit: $15,315
• Equity at exit: $19,713

Cash invested: $63,840 (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 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 521
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,064 medium
• Mortgage (P&I): −$1,196
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $299

Break-even live

Break-even rent $1,685

Max offer price $228,000

Occupancy floor 80%

Sensitivity live

Price	-10% $428	-5% $364	+0% $299	+5% $235	+10% $-102
Rent	-10% $136	-5% $218	+0% $299	+5% $381	+10% $462
Rate	-1.0pp $414	-0.5pp $357	base $299	+0.5pp $240	+1.0pp $180

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: $57,000
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $228,000 Active 135 DOM
2. 2026-06-18
   days on market $228,000 Active 132 DOM
3. 2026-06-17
   days on market $228,000 Active 131 DOM
4. 2026-06-16
   days on market $228,000 Active 130 DOM
5. 2026-06-15
   days on market $228,000 Active 129 DOM
6. 2026-06-13
   days on market $228,000 Active 127 DOM
7. 2026-06-13
   days on market $228,000 Active 126 DOM
8. 2026-06-09
   days on market $228,000 Active 123 DOM
9. 2026-06-08
   days on market $228,000 Active 122 DOM
10. 2026-06-07
    days on market $228,000 Active 121 DOM
11. 2026-06-04
    days on market $228,000 Active 118 DOM
12. 2026-06-03
    days on market $228,000 Active 117 DOM
13. 2026-06-02
    days on market $228,000 Active 116 DOM
14. 2026-06-01
    days on market $228,000 Active 115 DOM
15. 2026-05-31
    days on market $228,000 Active 114 DOM
16. 2026-04-17
    price $228,000 801-char remark

    Show marketing remark (801 chars)

    Welcome to this fully upgraded manufactured home where you own the land , NO HOA fees and NO SPACE rent. This beautifully updated 2-bedroom, 2-bathroom home features a functional layout with modern finishes throughout, making it truly move-in ready. Set on a huge lot, the property offers ample space for outdoor living, entertaining, or future expansion. Located minutes from downtown Palm Springs, you'll enjoy easy access to shopping, dining, and entertainment, along with quick freeway access for convenient commuting. An added bonus: private financing is available, making this an excellent opportunity for buyers seeking flexible purchase options. Whether you're looking for a primary residence, or investment property, this home delivers freedom, space, and location — a rare opportunity

17. 2026-02-01
    listed $238,000 Active 801-char remark

    Show marketing remark (801 chars)

    Welcome to this fully upgraded manufactured home where you own the land , NO HOA fees and NO SPACE rent. This beautifully updated 2-bedroom, 2-bathroom home features a functional layout with modern finishes throughout, making it truly move-in ready. Set on a huge lot, the property offers ample space for outdoor living, entertaining, or future expansion. Located minutes from downtown Palm Springs, you'll enjoy easy access to shopping, dining, and entertainment, along with quick freeway access for convenient commuting. An added bonus: private financing is available, making this an excellent opportunity for buyers seeking flexible purchase options. Whether you're looking for a primary residence, or investment property, this home delivers freedom, space, and location — a rare opportunity

18. 2023-03-03
    soldstatus $92,000 Closed 258-char remark

    Show marketing remark (258 chars)

    Amazing opportunity for either a first time home buyer , or investor looking to make some extra cash. The property needs some TLC, it is being sold as is . Located close to Palm Springs area plus super easy access to the freeway . Call to book your showing !

19. 2023-03-03
    soldstatus $92,000

    Show marketing remark (258 chars)

    Amazing opportunity for either a first time home buyer , or investor looking to make some extra cash. The property needs some TLC, it is being sold as is . Located close to Palm Springs area plus super easy access to the freeway . Call to book your showing !

20. 2023-01-21
    status Pending 258-char remark

    Show marketing remark (258 chars)

    Amazing opportunity for either a first time home buyer , or investor looking to make some extra cash. The property needs some TLC, it is being sold as is . Located close to Palm Springs area plus super easy access to the freeway . Call to book your showing !

21. 2023-01-09
    listed $65,000 Active 258-char remark

    Show marketing remark (258 chars)

    Amazing opportunity for either a first time home buyer , or investor looking to make some extra cash. The property needs some TLC, it is being sold as is . Located close to Palm Springs area plus super easy access to the freeway . Call to book your showing !

ⓘ 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: $490 · $41/mo
• Projected year-2 tax: $1,733 · $144/mo
• Expected delta: +$1,243/yr (+$104/mo · 253.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,771
• − Mortgage interest: −$12,772
• − Property taxes: −$490
• − Insurance: −$1,140
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$6,633
• Taxable loss: −$227
• Est. tax savings @ 24.0%: +$55
• After-tax cash flow: $3,645/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 Hot Springs

• Score: 49/100
• State rank: #1149
• US rank: #25774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Riverside County · 2,287,001 people
• City population: 41,615
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 41,615
• Household income: $54,023
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2095.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 23% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 47% English-only · Spanish 50% 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: ▼ -102.10%
• Current HPI: 418.4691
• Rent YoY: ▲ 3.66%
• 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

+250.8% since first listed

6 events — show timeline

• 2026-04-17 Price Changed $228,000 GPSMLS
• 2026-02-01 Listed $238,000 GPSMLS
• 2023-03-03 Sold (Public Records) $92,000 Public Records
• 2023-03-03 Sold (MLS) $92,000 GPSMLS
• 2023-01-21 Pending — GPSMLS
• 2023-01-09 Listed $65,000 GPSMLS

Property tax history

+8.2%/yr

Latest (2025): $490 · -15.9% YoY. Source: county tax records.