70200 Dillon Rd #674 · Desert Edge, CA 92241

$49,000

1 bd · 1.0 ba · 550 sqft · Manufactured · 298 Days on market

Manufactured home 55+ age-restricted Built 2007 Good condition $89/sqft · 12% below area Est $56k · 12% under ↓ 27% 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 +22.5/30.0
• ARV discount +13.1/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -5.4

Listing remarks MLS

HIGHLY MOTIVATED SELLER! Charming and serene! This 2007 Laurel Creek Park Model with ~550 sq. ft. , 1 bedroom, 1 bathroom is delightful with modern touches and style throughout. Situated high above the 3rd hole of the golf course you'll get a bird's eye view of golfing activity and the stunning Mt. San Jacinto peaks while enjoying the covered protected deck. So much beautiful mature landscape to create a private and peaceful feeling, large shed for storage, side patio, paved parking and much more. Caliente Springs is a 55+ Resort with healing amenities of mineral hot spring pool and spas, 8-pickleball courts, tennis courts, laundry facilities, 9-hole golf course and a fun and active community with great schedule events. Lot is not owned, space rent is $811.

Key facts

• Paved parking
• Pickleball courts
• Side patio

Tags

• COVERED PROTECTED DECK
• LARGE SHED FOR STORAGE
• SIDE PATIO
• PAVED PARKING
• MINERAL HOT SPRING POOL
• PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $49k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.5% vs local median 10.2% 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-, 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: 250 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 68d 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).
• This rent runs 38% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $339 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 298 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (27%) 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 $43,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 298 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.90% ✓
• Cap rate: 25.53%
• Cash-on-cash: 68.71%
• DSCR: 4.06
• GRM: 2.9

CMA / ARV

• ARV (median comp): $55,900
• List price: $49,000
• Delta: -12.34%
• Verdict: UNDERPRICED
• 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 #422	0.00mi	1/1.0	600 (+9%)	1mo	$35,600	$59	84
70200 Dillon Rd #215	0.00mi	1/1.0	600 (+9%)	5mo	$65,000	$108	80
70200 Dillon Rd #605	0.00mi	1/1.0	600 (+9%)	6mo	$97,500	$163	80
70200 Dillon Rd #416	0.27mi	1/1.0	550 (0%)	10mo	$48,000	$87	79
17640 Corkill Rd #64	0.37mi	1/1.0	560 (+2%)	1mo	$32,000	$57	79
70200 Dillon Rd #654	0.27mi	2/1.0 (+1)	550 (0%)	5mo	$97,500	$177	78
70200 Dillon Rd #320	0.27mi	1/1.0	550 (0%)	12mo	$50,000	$91	78
70200 Dillon Rd #36	0.00mi	1/1.0	600 (+9%)	9mo	$65,000	$108	77
70200 Dillon Rd #446	0.11mi	2/1.5 (+1)	600 (+9%)	6mo	$75,000	$125	68
70200 Dillon Rd #97	0.27mi	1/1.0	600 (+9%)	6mo	$20,500	$34	67
70200 Dillon Rd #590	0.27mi	2/1.0 (+1)	625 (+14%)	6mo	$61,500	$98	55
17850 Corkill Rd #31	0.53mi	2/1.0 (+1)	600 (+9%)	7mo	$25,000	$42	50

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: 56.4%
• Equity multiple: 3.49×
• Total profit: $34,220
• Equity at exit: $7,306

10-year hold

• IRR: 61.4%
• Equity multiple: 7.15×
• Total profit: $84,359
• Equity at exit: $4,237

Cash invested: $13,720 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 3 under contract
• Months of supply: 9.8 mo (10%/mo absorbed)
• Median asking: $61,400 ($114/sqft)
• Median days on market: 117 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: -10.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92241

• Home prices YoY: -22.8%
• Active inventory: 250
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $660

Break-even live

Break-even rent $587

Max offer price $49,000

Occupancy floor 49%

Sensitivity live

Price	-10% $694	-5% $677	+0% $660	+5% $643	+10% $627
Rent	-10% $548	-5% $604	+0% $660	+5% $717	+10% $773
Rate	-1.0pp $685	-0.5pp $673	base $660	+0.5pp $648	+1.0pp $635

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: $12,250
• Closing costs: $1,470
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	93d	1	0.70mi
69360 Poolside Dr Dsrt Hot Spgs, CA	2.0	2.0	648	$1,800	$2.78	23d	1	0.90mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	67d	1	1.47mi

Listing history 50 events

1. 2026-08-08
   days on market $49,000 Active 298 DOM
2. 2026-08-06
   days on market $49,000 Active 296 DOM
3. 2026-08-05
   days on market $49,000 Active 295 DOM
4. 2026-08-04
   days on market $49,000 Active 294 DOM
5. 2026-08-03
   days on market $49,000 Active 293 DOM
6. 2026-07-31
   days on market $49,000 Active 290 DOM
7. 2026-07-30
   days on market $49,000 Active 288 DOM
8. 2026-07-28
   days on market $49,000 Active 287 DOM
9. 2026-07-26
   days on market $49,000 Active 285 DOM
10. 2026-07-24
    days on market $49,000 Active 283 DOM
11. 2026-07-23
    days on market $49,000 Active 282 DOM
12. 2026-07-22
    days on market $49,000 Active 281 DOM
13. 2026-07-21
    days on market $49,000 Active 280 DOM
14. 2026-07-20
    days on market $49,000 Active 279 DOM
15. 2026-07-18
    days on market $49,000 Active 277 DOM
16. 2026-07-18
    days on market $49,000 Active 276 DOM
17. 2026-07-16
    days on market $49,000 Active 275 DOM
18. 2026-07-15
    days on market $49,000 Active 274 DOM
19. 2026-07-14
    days on market $49,000 Active 273 DOM
20. 2026-07-13
    days on market $49,000 Active 272 DOM
21. 2026-07-13
    days on market $49,000 Active 271 DOM
22. 2026-07-11
    days on market $49,000 Active 270 DOM
23. 2026-07-10
    days on market $49,000 Active 269 DOM
24. 2026-07-09
    days on market $49,000 Active 268 DOM
25. 2026-07-07
    days on market $49,000 Active 266 DOM
26. 2026-07-06
    days on market $49,000 Active 265 DOM
27. 2026-07-06
    days on market $49,000 Active 264 DOM
28. 2026-07-05
    days on market $49,000 Active 263 DOM
29. 2026-07-03
    days on market $49,000 Active 262 DOM
30. 2026-07-02
    days on market $49,000 Active 261 DOM
31. 2026-07-01
    days on market $49,000 Active 260 DOM
32. 2026-06-30
    days on market $49,000 Active 259 DOM
33. 2026-06-29
    days on market $49,000 Active 258 DOM
34. 2026-06-28
    days on market $49,000 Active 257 DOM
35. 2026-06-27
    days on market $49,000 Active 256 DOM
36. 2026-06-26
    days on market $49,000 Active 255 DOM
37. 2026-06-24
    days on market $49,000 Active 253 DOM
38. 2026-06-22
    days on market $49,000 Active 251 DOM
39. 2026-06-21
    days on market $49,000 Active 250 DOM
40. 2026-06-18
    days on market $49,000 Active 247 DOM
41. 2026-06-17
    days on market $49,000 Active 246 DOM
42. 2026-06-16
    days on market $49,000 Active 245 DOM
43. 2026-06-15
    days on market $49,000 Active 244 DOM
44. 2026-06-13
    days on market $49,000 Active 242 DOM
45. 2026-06-13
    days on market $49,000 Active 241 DOM
46. 2026-06-09
    days on market $49,000 Active 238 DOM
47. 2026-06-08
    days on market $49,000 Active 237 DOM
48. 2026-06-07
    days on market $49,000 Active 236 DOM
49. 2026-06-04
    days on market $49,000 Active 233 DOM
50. 2026-06-03
    days on market $49,000 Active 232 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 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: $17,077
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$1,748
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$1,425
• Taxable income: $7,692
• Est. tax owed @ 24.0%: −$1,846
• After-tax cash flow: $6,079/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $2,750–$8,250 screening

This 2007 Laurel Creek Park model is in good condition with a good exterior and interior. It's a great investment opportunity with a good ROI.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Julius Corsini Elementary Middle Desert Springs Middle High Desert Hot Springs High F CA #532/1,170 Nat'l #8,293/17,239

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

C Composite livability gradescore 68/100

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
• County: Riverside · 2,664,475 people
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 8,624
• Household income: $45,210
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 12% of renters

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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%

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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%

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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

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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

-27.4% since first listed

6 events — show timeline

• 2026-04-18 Price Changed $49,000 GPSMLS
• 2026-03-13 Price Changed $55,000 GPSMLS
• 2026-01-10 Price Changed $60,000 GPSMLS
• 2025-10-14 Listing Removed — GPSMLS
• 2025-10-14 Listed $67,500 GPSMLS
• 2025-04-14 Listed $67,500 GPSMLS