17640 Corkill #40 Rd #40 · Desert Edge, CA 92241

$110,000

3 bd · 2.0 ba · 1,690 sqft · Manufactured · 103 Days on market

Built 2007 Fair condition $65/sqft · at area comps Est $114k · at est.

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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 +9.2/15.0
• 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 MLS

OPEN HOUSE APRIL 25TH & 26TH 11-3PM Wonderful 2007, 3bd, 2ba, 1,690 sf manufactured home in a 55+ senior gated community. Desert Hot Springs Hot Mineral Water pool, spa. Bright and cheery, lg living room, lg kitchen w/ breakfast nook, & a center island. Plenty of cabinet space in kitchen and in the hallway. Stove, refrigerator, dishwasher, washer and dryer included. A formal dining room w/ french doors leading out to the front patio. Large master bedroom with a walk-in closet. Master bathroom has a walk-in shower & plenty of linen closets too! Guest bathroom has a a walk-in shower also. The other bedrooms have mirrored closet doors. Separate, very large laundry room. 2x6 inch walls and dual pane windows. Lg front porch with magnificent mountain views. Have a electric car/truck? No problem, there is already an electric plug outside to charge your vehicle. There is also a storage shed too! Community activities, large clubhouse, billiards room. Don't miss out! THIS PROPERTY QUALIFIES FOR FINANCING!! LOW space rent. Furnished or unfurnished! Whatcha waiting for!!!!

Key facts

• Formal dining room
• Walk-in closet
• Large laundry room

Tags

• FORMAL DINING ROOM
• WALK-IN CLOSET
• WALK-IN SHOWER
• MIRRORED CLOSET DOORS
• LARGE LAUNDRY ROOM
• DUAL PANE WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% 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; 1 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 $761 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $110k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 4→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.68% ✓
• Cap rate: 13.94%
• Cash-on-cash: 27.32%
• DSCR: 2.22
• GRM: 5.0

CMA / ARV

• ARV (median comp): $114,197
• List price: $110,000
• Delta: -3.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17555 Corkill Rd #5	0.17mi	3/2.0	1,680 (-1%)	8mo	$169,000	$101	84
70640 Longyear Rd	0.56mi	3/2.0	1,710 (+1%)	3mo	$350,000	$205	69
69525 Dillon Rd #129	0.52mi	3/2.0	1,620 (-4%)	6mo	$220,000	$136	64
18070 Langlois Rd #220	0.59mi	2/2.0 (-1)	1,620 (-4%)	1mo	$162,500	$100	60
17640 Corkill Rd #78	0.05mi	2/2.0 (-1)	1,440 (-15%)	22mo	$40,000	$28	49
17800 Langlois Rd #218	0.48mi	2/2.0 (-1)	1,440 (-15%)	2mo	$50,000	$35	46
17625 Langlois Rd #112	0.26mi	2/2.0 (-1)	1,440 (-15%)	17mo	$57,500	$40	44
69525 Dillon Rd #71	0.52mi	2/2.0 (-1)	1,440 (-15%)	17mo	$195,000	$135	32
69571 Parkside Dr	0.73mi	3/2.0	1,440 (-15%)	12mo	$145,000	$101	31
69561 Parkside Dr	0.73mi	2/2.0 (-1)	1,830 (+8%)	20mo	$171,500	$94	31

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: 21.3%
• Equity multiple: 1.87×
• Total profit: $26,870
• Equity at exit: $16,401

10-year hold

• IRR: 29.5%
• Equity multiple: 3.63×
• Total profit: $81,028
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $701

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 57%

Sensitivity live

Price	-10% $777	-5% $739	+0% $701	+5% $663	+10% $625
Rent	-10% $555	-5% $628	+0% $701	+5% $774	+10% $847
Rate	-1.0pp $757	-0.5pp $729	base $701	+0.5pp $673	+1.0pp $644

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	45d	1	0.59mi

Listing history 29 events

1. 2026-06-21
   days on market $110,000 Active 103 DOM
2. 2026-06-18
   days on market $110,000 Active 100 DOM
3. 2026-06-17
   days on market $110,000 Active 99 DOM
4. 2026-06-16
   days on market $110,000 Active 98 DOM
5. 2026-06-15
   days on market $110,000 Active 97 DOM
6. 2026-06-13
   days on market $110,000 Active 95 DOM
7. 2026-06-13
   days on market $110,000 Active 94 DOM
8. 2026-06-09
   days on market $110,000 Active 91 DOM
9. 2026-06-08
   days on market $110,000 Active 90 DOM
10. 2026-06-07
    pricedays on market $110,000 Active 89 DOM
11. 2026-06-04
    days on market $129,999 Active 86 DOM
12. 2026-06-03
    days on market $129,999 Active 85 DOM
13. 2026-06-02
    days on market $129,999 Active 84 DOM
14. 2026-06-01
    days on market $129,999 Active 83 DOM
15. 2026-05-31
    days on market $129,999 Active 82 DOM
16. 2026-03-10
    listed $129,999 Active 1095-char remark

    Show marketing remark (1095 chars)

    OPEN HOUSE APRIL 25TH & 26TH 11-3PM Wonderful 2007, 3bd, 2ba, 1,690 sf manufactured home in a 55+ senior gated community. Desert Hot Springs Hot Mineral Water pool, spa. Bright and cheery, lg living room, lg kitchen w/ breakfast nook, & a center island. Plenty of cabinet space in kitchen and in the hallway. Stove, refrigerator, dishwasher, washer and dryer included. A formal dining room w/ french doors leading out to the front patio. Large master bedroom with a walk-in closet. Master bathroom has a walk-in shower & plenty of linen closets too! Guest bathroom has a a walk-in shower also. The other bedrooms have mirrored closet doors. Separate, very large laundry room. 2x6 inch walls and dual pane windows. Lg front porch with magnificent mountain views. Have a electric car/truck? No problem, there is already an electric plug outside to charge your vehicle. There is also a storage shed too! Community activities, large clubhouse, billiards room. Don't miss out! THIS PROPERTY QUALIFIES FOR FINANCING!! LOW space rent. Furnished or unfurnished! Whatcha waiting for!!!!

17. 2024-12-06
    listed Active
18. 2015-02-12
    soldstatus $60,000 Closed
19. 2015-02-12
    soldstatus $60,000 Closed
20. 2015-02-12
    status Pending
21. 2015-01-28
    status Backup Offers Accepted
22. 2014-09-17
    price $60,000
23. 2014-09-14
    listed $70,000 Active
24. 2013-04-23
    historical
25. 2013-04-06
    listed $67,000 Active
26. 2012-12-22
    historical
27. 2012-11-30
    status Active
28. 2012-11-19
    historical
29. 2012-11-17
    listed $70,000

ⓘ 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 4 d/yr ≥109°F today · 10 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: $22,200
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$3,200
• Taxable income: $7,086
• Est. tax owed @ 24.0%: −$1,701
• After-tax cash flow: $6,715/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

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs needed, particularly in the kitchen and bathrooms. Upgrading the kitchen and painting the interior walls would significantly increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Minor bathroom fixtures — standard fixtures that could be replaced

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to both buyers and renters
• Both paint interior walls — fresh paint can make a significant difference in the home's appearance
• Both landscape and improve curb appeal — improved landscaping can enhance the home's curb appeal and attract more potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · standard fixtures that could be replaced	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint can make a significant difference in the home's appearance ↑
• Both landscape and improve curb appeal — improved landscaping can enhance the home's curb appeal and attract more potential buyers ↑

ⓘ 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

+85.7% since first listed

14 events — show timeline

• 2026-03-10 Listed $129,999 CRMLS
• 2024-12-06 Listed — TheMLS
• 2015-02-12 Sold (MLS) $60,000 GPSMLS
• 2015-02-12 Sold (MLS) $60,000 GPSMLS
• 2015-02-12 Pending — GPSMLS
• 2015-01-28 Pending — GPSMLS
• 2014-09-17 Price Changed $60,000 GPSMLS
• 2014-09-14 Listed $70,000 GPSMLS
• 2013-04-23 Listing Removed — GPSMLS
• 2013-04-06 Listed $67,000 GPSMLS
• 2012-12-22 Listing Removed — GPSMLS
• 2012-11-30 Relisted — GPSMLS
• 2012-11-19 Listing Removed — GPSMLS
• 2012-11-17 Listed $70,000 GPSMLS