70200 Dillon Rd #536 · Desert Edge, CA 92241

$107,500

2 bd · 1.5 ba · 750 sqft · Manufactured · 79 Days on market

Built 2002 Good condition $143/sqft · 65% above area ↓ 28% since listing

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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
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This impressive, recently remodeled 2002 Fleetwood Park Model offers approximately 750 square feet of thoughtfully designed living space. Featuring two bedrooms (one with room for a king size bed) and one and a half bathrooms, the home includes a luxurious spa-style bathroom with a walk-in tile shower and an energy-efficient flush toilet system. The property showcases quality construction and expansive views of the 8th hole on the golf course. High-end upgrades include a gourmet kitchen equipped with a modern backsplash and range hood, solid surface counters, dishwasher, washer/dryer, three mini-split units, garbage disposal, and premium vinyl flooring throughout--ideal for entertaining guests. Enjoy the large deck, which provides scenic views of water features and serves as a private wildlife sanctuary, perfect for relaxing while watching sunsets over Mt. San Jacinto. Located in the 55+ Caliente Springs Resort community, residents have access to amenities such as a mineral hot spring pool and spas, fitness center, 9-hole golf course, eight pickleball courts, tennis courts, library, chapel services, and a variety of organized community events. Please note, the lot is not owned; space rent is $950 per month.

Key facts

• Remodeled
• Expansive views
• Walk-in tile shower

Tags

• REMODELED
• LUXURIOUS SPA-STYLE BATHROOM
• WALK-IN TILE SHOWER
• EXPANSIVE VIEWS
• GOURMET KITCHEN
• MODERN BACKSPLASH

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $108k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $101k (6.0% below list) — sets the bar for market timing.

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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $743 of loan paydown is wiped out by about $3k 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 $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $22k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,050 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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: 1.75% ✓
• Cap rate: 14.60%
• Cash-on-cash: 29.66%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (median comp): $65,000
• List price: $107,500
• Delta: 65.38%
• 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 #536	0.00mi	2/1.5	750 (0%)	1mo	$90,000	$120	100
70200 Dillon Rd #102	0.11mi	2/1.5	800 (+7%)	0mo	$72,000	$90	84
70200 Dillon Rd #550	0.11mi	2/2.0	800 (+7%)	1mo	$122,000	$153	81
70200 Dillon Rd #376	0.00mi	1/1.0 (-1)	800 (+7%)	3mo	$60,000	$75	80
70200 Dillon Rd #664	0.27mi	2/1.5	800 (+7%)	3mo	$95,000	$119	74
70200 Dillon Rd #437	0.27mi	1/1.0 (-1)	780 (+4%)	1mo	$65,000	$83	73
70200 Dillon Rd #499	0.00mi	1/1.0 (-1)	650 (-13%)	3mo	$100,000	$154	68
17625 Langlois #9	0.44mi	2/1.0	700 (-7%)	3mo	$15,000	$21	64
70200 Dillon Rd #146	0.27mi	1/1.0 (-1)	675 (-10%)	4mo	$49,000	$73	61
17300 Corkill Rd #3	0.31mi	3/1.0 (+1)	670 (-11%)	3mo	$49,960	$75	58
17625 Langlois #105	0.44mi	2/2.0	840 (+12%)	1mo	$55,000	$65	57
69548 Crestview Dr	0.74mi	2/2.0	672 (-10%)	3mo	$90,000	$134	44

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: 18.1%
• Equity multiple: 1.73×
• Total profit: $22,096
• Equity at exit: $16,029

10-year hold

• IRR: 26.6%
• Equity multiple: 3.34×
• Total profit: $70,416
• Equity at exit: $9,295

Cash invested: $30,100 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$564
• Tax est. 1.5%: −$134 /mo · $1,612/yr
• Insurance: −$45
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $619

Break-even live

Break-even rent $1,099

Max offer price $107,500

Occupancy floor 62%

Sensitivity live

Price	-10% $693	-5% $656	+0% $619	+5% $582	+10% $544
Rent	-10% $470	-5% $544	+0% $619	+5% $693	+10% $767
Rate	-1.0pp $673	-0.5pp $646	base $619	+0.5pp $591	+1.0pp $563

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	44d	1	0.70mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	25d	1	0.80mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	0d	1	0.80mi
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	44d	1	0.80mi
69360 Poolside Dr Desert Hot Springs, CA	3.0	2.0	648	$1,800	$2.78	3d	1	0.90mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	19d	1	1.47mi

Listing history 14 events

1. 2026-05-31
   status $107,500 Pending 79 DOM
2. 2026-04-27
   price $107,500 1226-char remark

   Show marketing remark (1226 chars)

   This impressive, recently remodeled 2002 Fleetwood Park Model offers approximately 750 square feet of thoughtfully designed living space. Featuring two bedrooms (one with room for a king size bed) and one and a half bathrooms, the home includes a luxurious spa-style bathroom with a walk-in tile shower and an energy-efficient flush toilet system. The property showcases quality construction and expansive views of the 8th hole on the golf course. High-end upgrades include a gourmet kitchen equipped with a modern backsplash and range hood, solid surface counters, dishwasher, washer/dryer, three mini-split units, garbage disposal, and premium vinyl flooring throughout--ideal for entertaining guests. Enjoy the large deck, which provides scenic views of water features and serves as a private wildlife sanctuary, perfect for relaxing while watching sunsets over Mt. San Jacinto. Located in the 55+ Caliente Springs Resort community, residents have access to amenities such as a mineral hot spring pool and spas, fitness center, 9-hole golf course, eight pickleball courts, tennis courts, library, chapel services, and a variety of organized community events. Please note, the lot is not owned; space rent is $950 per month.

3. 2026-03-23
   price $119,500 1226-char remark

   Show marketing remark (1226 chars)

   This impressive, recently remodeled 2002 Fleetwood Park Model offers approximately 750 square feet of thoughtfully designed living space. Featuring two bedrooms (one with room for a king size bed) and one and a half bathrooms, the home includes a luxurious spa-style bathroom with a walk-in tile shower and an energy-efficient flush toilet system. The property showcases quality construction and expansive views of the 8th hole on the golf course. High-end upgrades include a gourmet kitchen equipped with a modern backsplash and range hood, solid surface counters, dishwasher, washer/dryer, three mini-split units, garbage disposal, and premium vinyl flooring throughout--ideal for entertaining guests. Enjoy the large deck, which provides scenic views of water features and serves as a private wildlife sanctuary, perfect for relaxing while watching sunsets over Mt. San Jacinto. Located in the 55+ Caliente Springs Resort community, residents have access to amenities such as a mineral hot spring pool and spas, fitness center, 9-hole golf course, eight pickleball courts, tennis courts, library, chapel services, and a variety of organized community events. Please note, the lot is not owned; space rent is $950 per month.

4. 2026-03-11
   listed $129,500 Active 1226-char remark

   Show marketing remark (1226 chars)

   This impressive, recently remodeled 2002 Fleetwood Park Model offers approximately 750 square feet of thoughtfully designed living space. Featuring two bedrooms (one with room for a king size bed) and one and a half bathrooms, the home includes a luxurious spa-style bathroom with a walk-in tile shower and an energy-efficient flush toilet system. The property showcases quality construction and expansive views of the 8th hole on the golf course. High-end upgrades include a gourmet kitchen equipped with a modern backsplash and range hood, solid surface counters, dishwasher, washer/dryer, three mini-split units, garbage disposal, and premium vinyl flooring throughout--ideal for entertaining guests. Enjoy the large deck, which provides scenic views of water features and serves as a private wildlife sanctuary, perfect for relaxing while watching sunsets over Mt. San Jacinto. Located in the 55+ Caliente Springs Resort community, residents have access to amenities such as a mineral hot spring pool and spas, fitness center, 9-hole golf course, eight pickleball courts, tennis courts, library, chapel services, and a variety of organized community events. Please note, the lot is not owned; space rent is $950 per month.

5. 2025-10-16
   soldstatus $120,000 Closed 1176-char remark

   Show marketing remark (1176 chars)

   Step into this stunning and brand-new remodel with impressive construction and magnificent views of the 8th hole of the golf course in this stunning 2002 Fleetwood Park Model with ~750 sq. ft. , 2 beds (one king), a plush spa style bathroom with walk-in tile shower and energy flush toilet system, this home is complete with all the designer touches and the feel of a traditional stick-built residence. Beautiful high-end additions include a gourmet kitchen with modern backsplash and hood over range, solid surface counters, dishwasher, washer/dryer, 3 mini-splits, garbage disposal, premium vinyl flooring throughout in this large home and perfect for entertaining. Step out onto your expansive deck and take the scenery and water features, enjoy your private wildlife sanctuary, and watch the sun set over Mt. San Jacinto. All furnishings come with the home and a golf cart too! Located in 55+ Caliente Springs Resort with amenities that include mineral hot spring pool and spas, fitness center, 9-hole golf course, 8-pickleball courts, tennis courts, library, chapel services and fun organized community events. Lot not owned; space rent $950. Easy lender financing (OAC).

6. 2025-10-07
   status Pending 1176-char remark

   Show marketing remark (1176 chars)

   Step into this stunning and brand-new remodel with impressive construction and magnificent views of the 8th hole of the golf course in this stunning 2002 Fleetwood Park Model with ~750 sq. ft. , 2 beds (one king), a plush spa style bathroom with walk-in tile shower and energy flush toilet system, this home is complete with all the designer touches and the feel of a traditional stick-built residence. Beautiful high-end additions include a gourmet kitchen with modern backsplash and hood over range, solid surface counters, dishwasher, washer/dryer, 3 mini-splits, garbage disposal, premium vinyl flooring throughout in this large home and perfect for entertaining. Step out onto your expansive deck and take the scenery and water features, enjoy your private wildlife sanctuary, and watch the sun set over Mt. San Jacinto. All furnishings come with the home and a golf cart too! Located in 55+ Caliente Springs Resort with amenities that include mineral hot spring pool and spas, fitness center, 9-hole golf course, 8-pickleball courts, tennis courts, library, chapel services and fun organized community events. Lot not owned; space rent $950. Easy lender financing (OAC).

7. 2025-10-02
   historical

   Show marketing remark (1176 chars)

   Step into this stunning and brand-new remodel with impressive construction and magnificent views of the 8th hole of the golf course in this stunning 2002 Fleetwood Park Model with ~750 sq. ft. , 2 beds (one king), a plush spa style bathroom with walk-in tile shower and energy flush toilet system, this home is complete with all the designer touches and the feel of a traditional stick-built residence. Beautiful high-end additions include a gourmet kitchen with modern backsplash and hood over range, solid surface counters, dishwasher, washer/dryer, 3 mini-splits, garbage disposal, premium vinyl flooring throughout in this large home and perfect for entertaining. Step out onto your expansive deck and take the scenery and water features, enjoy your private wildlife sanctuary, and watch the sun set over Mt. San Jacinto. All furnishings come with the home and a golf cart too! Located in 55+ Caliente Springs Resort with amenities that include mineral hot spring pool and spas, fitness center, 9-hole golf course, 8-pickleball courts, tennis courts, library, chapel services and fun organized community events. Lot not owned; space rent $950. Easy lender financing (OAC).

8. 2025-10-02
   listed $139,900 Active 1176-char remark

   Show marketing remark (1176 chars)

   Step into this stunning and brand-new remodel with impressive construction and magnificent views of the 8th hole of the golf course in this stunning 2002 Fleetwood Park Model with ~750 sq. ft. , 2 beds (one king), a plush spa style bathroom with walk-in tile shower and energy flush toilet system, this home is complete with all the designer touches and the feel of a traditional stick-built residence. Beautiful high-end additions include a gourmet kitchen with modern backsplash and hood over range, solid surface counters, dishwasher, washer/dryer, 3 mini-splits, garbage disposal, premium vinyl flooring throughout in this large home and perfect for entertaining. Step out onto your expansive deck and take the scenery and water features, enjoy your private wildlife sanctuary, and watch the sun set over Mt. San Jacinto. All furnishings come with the home and a golf cart too! Located in 55+ Caliente Springs Resort with amenities that include mineral hot spring pool and spas, fitness center, 9-hole golf course, 8-pickleball courts, tennis courts, library, chapel services and fun organized community events. Lot not owned; space rent $950. Easy lender financing (OAC).

9. 2025-03-18
   historical
10. 2025-03-18
    listed $139,900 Active
11. 2025-02-17
    price $139,900
12. 2024-12-18
    historical
13. 2024-12-18
    listed $149,900 Active
14. 2024-09-17
    listed $149,900 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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 16 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: $22,586
• − Mortgage interest: −$6,022
• − Property taxes: −$1,612
• − Insurance: −$2,040
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$3,127
• Taxable income: $6,171
• Est. tax owed @ 24.0%: −$1,481
• After-tax cash flow: $5,944/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 recently remodeled 2002 Fleetwood Park Model is in good condition with modern updates and a great location. It's ready for immediate occupancy and can be further enhanced with some landscaping and curb appeal improvements.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Painting exterior and interior walls — Fresh paint can make a home look more inviting and increase its value.
• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior and interior walls — Fresh paint can make a home look more inviting and increase its value. ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value for both resale and rental. ↑

ⓘ 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

-28.3% since first listed

13 events — show timeline

• 2026-04-27 Price Changed $107,500 GPSMLS
• 2026-03-23 Price Changed $119,500 GPSMLS
• 2026-03-11 Listed $129,500 GPSMLS
• 2025-10-16 Sold (MLS) $120,000 GPSMLS
• 2025-10-07 Pending — GPSMLS
• 2025-10-02 Listing Removed — GPSMLS
• 2025-10-02 Listed $139,900 GPSMLS
• 2025-03-18 Listing Removed — GPSMLS
• 2025-03-18 Listed $139,900 GPSMLS
• 2025-02-17 Price Changed $139,900 GPSMLS
• 2024-12-18 Listing Removed — GPSMLS
• 2024-12-18 Listed $149,900 GPSMLS
• 2024-09-17 Listed $149,900 GPSMLS