69433 Parkside Dr · Desert Edge, CA 92241

$195,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 6 Days on market

Built 1974 Est $136k · 44% over

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Why this score? — see what drove the F 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 +13.3/30.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Best view of the whole community. This has not been available for 20 years. Sits on the golf course. Land owned so the 150 dollars park fee includes use of pool, hot tubs, weight room, golf, and club house. The main house has 2 bedrooms and 2 bathrooms. Has a separate entrance guest room with bathroom. The guest area includes a sitting room or office. Extra large 2 car garage with workbench area. Lots of storage. The house had all new flooring installed 5 years ago. The kitchen is large with custom cabinets and granite countertops. Very beautiful home with exceptional view. Must be over 55 to own in Desert Crest County Club.

Key facts

• Custom cabinets
• Granite countertops
• Built 1974

Tags

• SITS ON THE GOLF COURSE
• SEPARATE ENTRANCE GUEST ROOM
• NEW FLOORING INSTALLED
• CUSTOM CABINETS
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $0 ($-5/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (21.7% below list).
• Recommended offer: $153k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 14.6% in Desert Edge — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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-, commute D-, 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: Julius Corsini Elementary (409 students, 98% 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 (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 218 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $195k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,638 (21.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.78% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $135,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69300 Fairway Dr	0.18mi	2/2.0	1,152 (-4%)	1mo	$109,000	$95	84
16725 Camino Mirasol Dr	0.13mi	2/2.0	1,248 (+4%)	8mo	$165,000	$132	81
69525 Dillon Rd #88	0.31mi	3/2.0 (+1)	1,248 (+4%)	6mo	$180,000	$144	69
69280 Fairway Dr	0.20mi	2/2.0	1,320 (+10%)	8mo	$148,000	$112	68
69285 Midpark	0.21mi	2/2.0	1,048 (-13%)	2mo	$95,000	$91	67
69303 Golden Dr W	0.20mi	2/2.0	1,344 (+12%)	7mo	$160,000	$119	65
16821 Lakeside Ct	0.07mi	3/2.0 (+1)	1,368 (+14%)	5mo	$170,000	$124	64
69601 Country Club Dr	0.25mi	2/2.0	1,040 (-13%)	4mo	$166,500	$160	63
69525 Dillon Rd #85	0.31mi	2/2.0	1,050 (-12%)	7mo	$119,000	$113	59
17555 Corkill Rd #53	0.69mi	3/2.0 (+1)	1,056 (-12%)	1mo	$70,000	$66	42
17555 Corkill Rd	0.69mi	2/2.0	1,344 (+12%)	7mo	$105,000	$78	42
17555 Corkill Rd #57	0.69mi	2/2.0	1,040 (-13%)	8mo	$85,000	$82	39

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-31,690
• Equity at exit: $29,075

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-27,891
• Equity at exit: $16,860

Cash invested: $54,600 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,526 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$102 /mo · $1,229/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-0

Break-even live

Break-even rent $1,527

Max offer price $194,922

Occupancy floor 95%

Sensitivity live

Price	-10% $110	-5% $55	+0% $0	+5% $-56	+10% $-111
Rent	-10% $-121	-5% $-61	+0% $0	+5% $60	+10% $120
Rate	-1.0pp $98	-0.5pp $49	base $0	+0.5pp $-51	+1.0pp $-102

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69470 Midpark Dr Desert Hot Springs, CA	1.0	1.0	1298	$1,500	$1.16	45d	1	0.10mi
69510 Parkside Dr Desert Hot Springs, CA	1.0	1.0	1150	$1,450	$1.26	45d	1	0.12mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	26d	1	1.40mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	1d	1	1.40mi
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	45d	1	1.40mi
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	45d	1	1.50mi

Listing history 5 events

1. 2026-06-21
   days on market $195,000 Active 6 DOM
2. 2026-06-18
   days on market $195,000 Active 3 DOM
3. 2026-06-17
   days on market $195,000 Active 2 DOM
4. 2026-06-15
   remarks 632-char remark
5. 2026-06-15
   listed $195,000 Active 1 DOM

ⓘ 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: $1,229 · $102/mo
• Projected year-2 tax: $1,482 · $124/mo
• Expected delta: +$253/yr (+$21/mo · 20.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,317
• − Mortgage interest: −$10,923
• − Property taxes: −$1,229
• − Insurance: −$975
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$5,673
• Taxable loss: −$3,414
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $814/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 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

+225.0% since first listed

2 events — show timeline

• 2026-06-16 Listed $195,000 FSBO.com
• 2005-05-19 Sold (Public Records) $60,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,229 · -1.4% YoY. Source: county tax records.