17300 Corkill Rd #162 · Desert Edge, CA 92241

$57,960

2 bd · 1.0 ba · 684 sqft · Manufactured · 16 Days on market

Built 1985 Fair condition Est $73k · 20% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

2 ROOMS. 1 BATHROOMS. LAMINATE FLOORING. COVERED PARKING. POOL & SPA. CLUBHOUSE. ALL AGE COMMUNITY. SELLER FINANCING AVAILABLE.

Key facts

• Laminate flooring
• Covered parking
• Clubhouse

Tags

• LAMINATE FLOORING
• COVERED PARKING
• POOL
• SPA
• CLUBHOUSE
• ALL AGE COMMUNITY

Property features AI

Finance

• Other: Living area reported by seller
• HOA & community: Land lease of approximately $627.14 per month

Exterior

• Parking: Located in Casa Del Sol park
• Utilities: Public sewer; District/public water
• Home design: Single wide mobile home; Single-story; Mobile home remains on site
• Construction: Mobile home dimensions approximately 12 ft by 57 ft; Year built reported by seller
• Exterior features: Association pool; Front yard; Street lighting

Interior

• Bedrooms: Entry level is 1
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window cooling
• Interior features: One-level home; Association spa
• Laundry & utility: Laundry inside in a dedicated room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $58k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $57k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.5% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $401 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,090 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.21% ✓
• Cap rate: 28.48%
• Cash-on-cash: 79.23%
• DSCR: 4.53
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $72,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17300 Corkill Rd #3	0.13mi	3/1.0 (+1)	670 (-2%)	3mo	$49,960	$75	83
70200 Dillon Rd #384	0.21mi	2/2.0	670 (-2%)	4mo	$57,000	$85	79
70200 Dillon Rd #569	0.21mi	1/1.0 (-1)	700 (+2%)	4mo	$74,000	$106	78
70200 Dillon Rd #499	0.21mi	1/1.0 (-1)	650 (-5%)	3mo	$100,000	$154	74
17625 Langlois #9	0.45mi	2/1.0	700 (+2%)	3mo	$15,000	$21	72
70200 Dillon Rd #146	0.39mi	1/1.0 (-1)	675 (-1%)	4mo	$49,000	$73	72
70200 Dillon Rd #536	0.21mi	2/1.5	750 (+10%)	1mo	$90,000	$120	72
70200 Dillon Rd #590	0.39mi	2/1.0	625 (-9%)	4mo	$61,500	$98	64
70200 Dillon Rd #446	0.25mi	2/1.5	600 (-12%)	4mo	$75,000	$125	63
70200 Dillon Rd #215	0.21mi	1/1.0 (-1)	600 (-12%)	4mo	$65,000	$108	62
69548 Crestview Dr	0.63mi	2/2.0	672 (-2%)	3mo	$90,000	$134	61
70200 Dillon Rd #437	0.38mi	1/1.0 (-1)	780 (+14%)	1mo	$65,000	$83	53

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: 79.4%
• Equity multiple: 4.63×
• Total profit: $58,883
• Equity at exit: $8,642

10-year hold

• IRR: 82.8%
• Equity multiple: 9.58×
• Total profit: $139,267
• Equity at exit: $5,011

Cash invested: $16,229 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,863 medium
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $869/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $1,072

Break-even live

Break-even rent $507

Max offer price $57,960

Occupancy floor 38%

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: $14,490
• Closing costs: $1,739
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69360 Poolside Dr Desert Hot Springs, CA	3.0	2.0	648	$1,800	$2.78	1d	1	0.79mi
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	43d	1	0.84mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	17d	1	1.36mi

Listing history 12 events

1. 2026-06-18
   days on market $57,960 Active 16 DOM
2. 2026-06-17
   days on market $57,960 Active 15 DOM
3. 2026-06-16
   days on market $57,960 Active 14 DOM
4. 2026-06-15
   days on market $57,960 Active 13 DOM
5. 2026-06-13
   days on market $57,960 Active 11 DOM
6. 2026-06-13
   days on market $57,960 Active 10 DOM
7. 2026-06-09
   days on market $57,960 Active 7 DOM
8. 2026-06-08
   days on market $57,960 Active 6 DOM
9. 2026-06-07
   days on market $57,960 Active 5 DOM
10. 2026-06-04
    days on market $57,960 Active 2 DOM
11. 2026-06-02
    remarks 129-char remark
12. 2026-06-02
    listed $57,960 Active 1 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥109°F today · 14 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: $22,361
• − Mortgage interest: −$3,247
• − Property taxes: −$869
• − Insurance: −$290
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$1,686
• Taxable income: $12,691
• Est. tax owed @ 24.0%: −$3,046
• After-tax cash flow: $9,813/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 · 4 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and bathroom, and a fresh coat of paint to enhance its curb appeal and interior aesthetics.

Repairs flagged

• Minor kitchen backsplash — basic tile backsplash
• Minor bathroom shower door — basic glass shower door
• Minor kitchen countertops — basic countertops

Value-add opportunities

• Resale update kitchen backsplash — modernizes kitchen
• Resale update bathroom shower door — modernizes bathroom
• Both paint interior walls — enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · basic tile backsplash	Minor	$500–3,000
bathroom shower door · basic glass shower door	Minor	$500–3,000
kitchen countertops · basic countertops	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale update kitchen backsplash — modernizes kitchen ↑
• Resale update bathroom shower door — modernizes bathroom ↑
• Both paint interior walls — enhances curb appeal and interior aesthetics ↑

ⓘ 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

1 event — show timeline

• 2026-06-02 Listed $57,960 CRMLS