70200 Dillon Rd #518 · Desert Edge, CA 92241

$67,500

1 bd · 1.0 ba · 550 sqft · Manufactured · 62 Days on market

Built 2004 Good condition $123/sqft · 29% above area Est $52k · 29% over ↓ 21% 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 +4.0/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Caliente Springs Resort is an exclusive, gated community for ages 55 and up. This spotless 2004 Cavco Park Model offers around 550 sq. ft. of living space with one bedroom and one bathroom. It sits on the lush 8th hole of the golf course, surrounded by beautiful local scenery, mountains, and ponds--all of which you can enjoy from your fully covered deck, perfect for relaxing in peace. Updates include new flooring, a new deck, an upgraded bathroom with a tiled walk-in shower and an energy-efficient toilet, a walk-in closet, paved parking, landscape irrigation, and more. A golf cart is also included for convenient travel around the park. Community amenities feature 8 pickleball courts, tennis courts, laundry facilities, a library, fitness center, a 9-hole golf course, and mineral-fed hot springs pool and spas. In addition to the impressive features of the home and resort, residents enjoy an active social calendar with group activities, classes, and gatherings that foster a warm sense of community. The resort's gated security offers peace of mind, while its prime location provides convenient access to shopping, dining, and local attractions, making everyday living both comfortable and enjoyable. Whether you're seeking a tranquil retreat or an engaging lifestyle, Caliente Springs Resort combines the best of both worlds for those looking to embrace the next chapter in a vibrant 55+ setting. Lot is not owned; space rent is $950 per month.

Key facts

• Gated community
• Upgraded bathroom
• Tiled walk-in shower

Tags

• GATED COMMUNITY
• GOLF COURSE
• FULLY COVERED DECK
• NEW FLOORING
• UPGRADED BATHROOM
• TILED WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $68k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $822 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $63k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.1% 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: 218 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 $467 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $63,450 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 2.65% ✓
• Cap rate: 23.14%
• Cash-on-cash: 60.16%
• DSCR: 3.68
• GRM: 3.1

CMA / ARV

• ARV (median comp): $52,400
• List price: $67,500
• Delta: 28.82%
• Verdict: OVERPRICED
• 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	0.00mi	1/1.0	550 (0%)	8mo	$48,000	$87	93
70200 Dillon Rd #654	0.00mi	2/1.0 (+1)	550 (0%)	3mo	$97,500	$177	92
70200 Dillon Rd #320	0.01mi	1/1.0	550 (0%)	10mo	$50,000	$91	91
70200 Dillon Rd #97	0.00mi	1/1.0	600 (+9%)	5mo	$20,500	$34	81
70200 Dillon Rd #527	0.01mi	2/1.0 (+1)	525 (-4%)	13mo	$55,000	$105	76
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 #590	0.00mi	2/1.0 (+1)	625 (+14%)	4mo	$61,500	$98	69
70200 Dillon Rd #605	0.27mi	1/1.0	600 (+9%)	5mo	$97,500	$163	68
70200 Dillon Rd #446	0.17mi	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: 50.2%
• Equity multiple: 3.20×
• Total profit: $41,543
• Equity at exit: $10,064

10-year hold

• IRR: 55.7%
• Equity multiple: 6.50×
• Total profit: $104,040
• Equity at exit: $5,836

Cash invested: $18,900 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,790 medium
• Mortgage (P&I): −$354
• Tax est. 1.5%: −$84 /mo · $1,012/yr
• Insurance: −$28
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $822

Break-even live

Break-even rent $749

Max offer price $67,500

Occupancy floor 49%

Sensitivity live

Price	-10% $869	-5% $846	+0% $822	+5% $799	+10% $776
Rent	-10% $681	-5% $752	+0% $822	+5% $893	+10% $964
Rate	-1.0pp $856	-0.5pp $840	base $822	+0.5pp $805	+1.0pp $787

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: $16,875
• Closing costs: $2,025
• 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	45d	1	0.92mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	19d	1	1.29mi

Listing history 19 events

1. 2026-06-21
   days on market $67,500 Active 62 DOM
2. 2026-06-18
   days on market $67,500 Active 59 DOM
3. 2026-06-17
   days on market $67,500 Active 58 DOM
4. 2026-06-16
   days on market $67,500 Active 57 DOM
5. 2026-06-15
   days on market $67,500 Active 56 DOM
6. 2026-06-13
   days on market $67,500 Active 54 DOM
7. 2026-06-13
   days on market $67,500 Active 53 DOM
8. 2026-06-09
   days on market $67,500 Active 50 DOM
9. 2026-06-08
   days on market $67,500 Active 49 DOM
10. 2026-06-07
    days on market $67,500 Active 48 DOM
11. 2026-06-04
    days on market $67,500 Active 45 DOM
12. 2026-06-03
    days on market $67,500 Active 44 DOM
13. 2026-06-02
    days on market $67,500 Active 43 DOM
14. 2026-06-01
    days on market $67,500 Active 42 DOM
15. 2026-05-31
    days on market $67,500 Active 41 DOM
16. 2026-04-20
    listed $67,500 Active 1456-char remark

    Show marketing remark (1456 chars)

    Caliente Springs Resort is an exclusive, gated community for ages 55 and up. This spotless 2004 Cavco Park Model offers around 550 sq. ft. of living space with one bedroom and one bathroom. It sits on the lush 8th hole of the golf course, surrounded by beautiful local scenery, mountains, and ponds--all of which you can enjoy from your fully covered deck, perfect for relaxing in peace. Updates include new flooring, a new deck, an upgraded bathroom with a tiled walk-in shower and an energy-efficient toilet, a walk-in closet, paved parking, landscape irrigation, and more. A golf cart is also included for convenient travel around the park. Community amenities feature 8 pickleball courts, tennis courts, laundry facilities, a library, fitness center, a 9-hole golf course, and mineral-fed hot springs pool and spas. In addition to the impressive features of the home and resort, residents enjoy an active social calendar with group activities, classes, and gatherings that foster a warm sense of community. The resort's gated security offers peace of mind, while its prime location provides convenient access to shopping, dining, and local attractions, making everyday living both comfortable and enjoyable. Whether you're seeking a tranquil retreat or an engaging lifestyle, Caliente Springs Resort combines the best of both worlds for those looking to embrace the next chapter in a vibrant 55+ setting. Lot is not owned; space rent is $950 per month.

17. 2026-04-14
    historical
18. 2026-01-28
    price $73,000
19. 2025-11-13
    listed $85,000 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 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: −$3,781
• − Property taxes: −$1,012
• − Insurance: −$1,840
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$1,964
• Taxable income: $9,445
• Est. tax owed @ 24.0%: −$2,267
• After-tax cash flow: $7,601/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 80/100 Cosmetic rehab

This 2004 Cavco Park Model is in good condition with a good condition score of 80. It has a fully covered deck, a lush lawn, and a well-maintained interior. The property is move-in ready and has a good potential for value increase with minor cosmetic upgrades.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the property's value.
• Both Landscaping improvements — A well-maintained lawn and landscaping can increase both resale and rental value.
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and increase the property's resale value.
• Resale Upgrading the bathroom fixtures — Upgrading the bathroom fixtures can make the property more appealing to potential buyers and increase its resale value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the property's value. ↑
• Both Landscaping improvements — A well-maintained lawn and landscaping can increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and increase the property's resale value. ↑
• Resale Upgrading the bathroom fixtures — Upgrading the bathroom fixtures can make the property more appealing to potential buyers and increase its resale value. ↑

ⓘ 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

-20.6% since first listed

4 events — show timeline

• 2026-04-20 Listed $67,500 GPSMLS
• 2026-04-14 Listing Removed — GPSMLS
• 2026-01-28 Price Changed $73,000 GPSMLS
• 2025-11-13 Listed $85,000 GPSMLS