74711 Dillon Rd #721 · Sky Valley, CA 92241

$75,000

2 bd · 1.0 ba · 700 sqft · Manufactured · 156 Days on market

Built 1989 Fair condition 1,500 sqft lot $107/sqft · 69% above area

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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 +7.5/15.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location in the park—without premium space rent! This well-maintained home is just steps from the lake and the East Clubhouse. Inside, you’ll find a bright and welcoming living room, a primary bedroom, and an additional bedroom or the California room. The home features laminate flooring throughout, offering a clean and modern feel. The kitchen includes generous cabinetry and a dishwasher, with an open layout that flows seamlessly into the living room and hallway, bathroom and bedroom. Outside, the long paved side yard provides additional parking and leads to a spacious, upgraded porch with an awning—ideal for outdoor dining, relaxing, and entertaining. The cozy backyard is also paved and features installed cloth lines, allowing you to dry clothes and towels naturally in the warm California sunshine. A convenient storage shed provides space for tools and supplies, and the washer located inside the shed offers a "luxury" that most park model homes do not have. The home also includes a central HVAC system that keeps you cool in the summer and warm in the winter. This gated resort community features two clubhouses and a total of 13 natural mineral hot spring pools and jacuzzis, open daily from 8 AM to 11 PM. These therapeutic waters offer relaxation, rejuvenation, and recovery. Additional amenities include: Fully equipped gym Pickleball courts Tennis courts Basketball courts Exercise and yoga rooms Bocce ball Horseshoes Outdoor fire pit Indoor and outdoor concert stages Wild West Wash walking trail Two dog parks—one for large dogs, one for small A beautiful on-site chapel offering weekly Sunday worship services The resort and its residents host a rich variety of activities, including water ball, water aerobics, yoga classes, karaoke, dance nights, bingo, and more. No property tax. No HOA fees. Where else in California can you own a home for under $1,000 per month total, even with a loan? Conveniently located within 15–20 minutes of Desert Hot Springs, Palm Springs, Palm Desert, Rancho Mirage, and Indian Wells, this home offers easy access to everything the Coachella Valley has to offer. Come and live your dream California lifestyle!

Key facts

• Long paved side yard
• Steps from the lake
• Cozy backyard

Tags

• STEPS FROM THE LAKE
• LONG PAVED SIDE YARD
• SPACIOUS UPGRADED PORCH
• COZY BACKYARD
• INSTALLED CLOTH LINES
• CONVENIENT STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 9.6% in Sky Valley — 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 52/100 on livability (#1,041 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: amenities F, commute F, 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: Della S. Lindley Elementary (584 students, 96% 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 (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 218 active listings in the ZIP; 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 2.10% ✓
• Cap rate: 17.90%
• Cash-on-cash: 41.45%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

• ARV (median comp): $44,400
• List price: $75,000
• Delta: 68.92%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74711 Dillon Rd #869	0.02mi	2/1.0	700 (0%)	11mo	$77,500	$111	90
74711 Dillon Rd #1011	0.02mi	2/1.0	700 (0%)	16mo	$57,000	$81	86
74711 Dillon Rd #974	0.02mi	2/1.0	683 (-2%)	14mo	$85,000	$124	83
74711 Dillon Rd #960	0.02mi	2/1.0	650 (-7%)	12mo	$74,000	$114	77
74711 Dillon Rd #183	0.02mi	1/1.0 (-1)	750 (+7%)	14mo	$70,000	$93	70
74711 Dillon Rd Spc 881	0.02mi	1/1.0 (-1)	600 (-14%)	4mo	$63,000	$105	67
74711 Dillon Rd #800	0.02mi	2/1.0	600 (-14%)	11mo	$31,000	$52	66
74711 Dillon Rd Spc 89	0.14mi	1/1.0 (-1)	650 (-7%)	17mo	$88,000	$135	62
74711 Dillon Rd #736	0.02mi	1/1.5 (-1)	600 (-14%)	12mo	$80,000	$133	58
74711 Dillon Rd Spc 218	0.02mi	1/1.0 (-1)	600 (-14%)	16mo	$40,000	$67	57
74711 Dillon Rd Spc 1004	0.02mi	1/1.5 (-1)	800 (+14%)	14mo	$75,000	$94	57
74711 Dillon Rd #713	0.02mi	1/1.5 (-1)	800 (+14%)	16mo	$74,000	$93	55

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: 38.0%
• Equity multiple: 2.62×
• Total profit: $34,074
• Equity at exit: $11,183

10-year hold

• IRR: 44.6%
• Equity multiple: 5.25×
• Total profit: $89,263
• Equity at exit: $6,485

Cash invested: $21,000 (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: 218
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $725

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 49%

Sensitivity live

Price	-10% $777	-5% $751	+0% $725	+5% $700	+10% $674
Rent	-10% $601	-5% $663	+0% $725	+5% $788	+10% $850
Rate	-1.0pp $763	-0.5pp $745	base $725	+0.5pp $706	+1.0pp $686

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2025-12-19
   listed $75,000 Active 2255-char remark

   Show marketing remark (2255 chars)

   Great location in the park—without premium space rent! This well-maintained home is just steps from the lake and the East Clubhouse. Inside, you’ll find a bright and welcoming living room, a primary bedroom, and an additional bedroom or the California room. The home features laminate flooring throughout, offering a clean and modern feel. The kitchen includes generous cabinetry and a dishwasher, with an open layout that flows seamlessly into the living room and hallway, bathroom and bedroom. Outside, the long paved side yard provides additional parking and leads to a spacious, upgraded porch with an awning—ideal for outdoor dining, relaxing, and entertaining. The cozy backyard is also paved and features installed cloth lines, allowing you to dry clothes and towels naturally in the warm California sunshine. A convenient storage shed provides space for tools and supplies, and the washer located inside the shed offers a "luxury" that most park model homes do not have. The home also includes a central HVAC system that keeps you cool in the summer and warm in the winter. This gated resort community features two clubhouses and a total of 13 natural mineral hot spring pools and jacuzzis, open daily from 8 AM to 11 PM. These therapeutic waters offer relaxation, rejuvenation, and recovery. Additional amenities include: Fully equipped gym Pickleball courts Tennis courts Basketball courts Exercise and yoga rooms Bocce ball Horseshoes Outdoor fire pit Indoor and outdoor concert stages Wild West Wash walking trail Two dog parks—one for large dogs, one for small A beautiful on-site chapel offering weekly Sunday worship services The resort and its residents host a rich variety of activities, including water ball, water aerobics, yoga classes, karaoke, dance nights, bingo, and more. No property tax. No HOA fees. Where else in California can you own a home for under $1,000 per month total, even with a loan? Conveniently located within 15–20 minutes of Desert Hot Springs, Palm Springs, Palm Desert, Rancho Mirage, and Indian Wells, this home offers easy access to everything the Coachella Valley has to offer. Come and live your dream California lifestyle!

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 20 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: $18,892
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$2,182
• Taxable income: $7,987
• Est. tax owed @ 24.0%: −$1,917
• After-tax cash flow: $6,789/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

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance, with a focus on exterior and interior painting. Upgrades to the kitchen and landscaping would significantly enhance its resale and rental value.

Repairs flagged

• Moderate exterior siding — Weathered and needs repainting
• Minor interior paint — Faded and could be refreshed

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Resale Paint interior walls — Refreshes the home's appearance
• Resale Replace dated kitchen cabinets — Modernizes the kitchen and adds value
• Both Landscaping and curb appeal — Improves the home's overall appearance and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Weathered and needs repainting	Moderate	$3,000–15,000
interior paint · Faded and could be refreshed	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Resale Paint interior walls — Refreshes the home's appearance ↑
• Resale Replace dated kitchen cabinets — Modernizes the kitchen and adds value ↑
• Both Landscaping and curb appeal — Improves the home's overall appearance and 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 — Sky Valley

• Score: 52/100
• State rank: #1041
• US rank: #25108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sky Valley, 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

1 event — show timeline

• 2025-12-19 Listed $75,000 CRMLS