74711 Dillon Rd #431 · Sky Valley, CA 92241

$139,900

2 bd · 2.0 ba · 1,650 sqft · Manufactured · 23 Days on market

Built 1991 Good condition 2,500 sqft lot $85/sqft · 8% above area Est $129k · 8% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Condition / age +3.8/5.0
• ARV discount +3.7/15.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice well kept 2 bedroom 2 bathroom home in the heavily sought after Sky Valley Resort. This home is extremely inviting the second you walk in. Living room, dining area, sun room (possible 3rd bedroom) and kitchen all connect together making it a very open floor plan that is also really bright. The bedrooms are spacious and the master has an attached bathroom with closet. Lots of storage in the closets and garage. The garage has a built in work bench and door that leads to a big and beautiful backyard. The backyard has priceless views and a flower garden. Many upgrades recently that include new AC/Heater, dish washer, microwave and more! Space rent will be $811 per month

Key facts

• Dog park
• Desert sky views
• Pickleball courts

Tags

• GEOTHERMAL MINERAL WATER
• PICKLEBALL COURTS
• DOG PARK
• HIKING TRAILS
• MOUNTAIN VIEWS
• DESERT SKY VIEWS

Property features AI

Finance

• Other: Rental restrictions apply; Short-term rentals allowed; Mobile home to remain; manager approval required; Most furnishings included (list to be provided); Property sold as-is
• Financial info: Accepts cash and other financing terms
• HOA & community: Gated community; Community features include pickleball courts; Monthly association fee listed as $0.00; Space rent includes trash (park-managed family park)

Exterior

• Parking: Attached garage (1 car); 2 carport spaces; Driveway parking (total 3 parking spaces)
• Security: Card/code access
• Utilities: Water from district (CVWD); Septic tank
• Home design: Detached double-wide mobile home; Traditional style; Single-story
• Construction: Manufactured home (Lancer), double wide; Wood skirting; Manufacture date 01/01/1981; Addition of approximately 150 sq ft
• Exterior features: Covered patio; Community pool (in-ground gunite); Community spa (in-ground gunite); Desert and mountain views; Street lights

Interior

• Kitchen: Self-cleaning oven; Gas oven; Gas cooktop; Microwave; Refrigerator; Dishwasher
• Flooring: Carpet; Laminate; Ceramic tile
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Partially furnished; Dining area; Family room; Other room; Card/code access
• Laundry & utility: Washer and dryer in individual laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#1,041 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: schools F, amenities F, commute 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.
• Market conditions: 216 active listings in the ZIP; 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 $967 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $72k; list at $140k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.37% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.75%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $129,039
• List price: $139,900
• Delta: 8.42%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74711 Dillon Rd #544	0.13mi	2/2.0	1,603 (-3%)	12mo	$130,000	$81	80
74711 Dillon Rd #611	0.13mi	2/2.0	1,628 (-1%)	17mo	$105,000	$64	78
74711 Dillon Rd #541	0.21mi	2/2.0	1,689 (+2%)	11mo	$138,900	$82	77
74711 Dillon Rd #506	0.13mi	3/2.0 (+1)	1,700 (+3%)	10mo	$164,000	$96	75
74711 Dillon Rd #553	0.13mi	3/2.0 (+1)	1,680 (+2%)	14mo	$176,000	$105	74
74711 Dillon Rd #635	0.17mi	2/2.0	1,490 (-10%)	2mo	$130,000	$87	74
74711 Dillon Rd #552	0.13mi	3/2.0 (+1)	1,568 (-5%)	9mo	$116,000	$74	73
74711 Dillon Rd #389	0.17mi	2/2.0	1,512 (-8%)	9mo	$158,000	$104	71
74711 Dillon Rd #615	0.30mi	2/2.0	1,780 (+8%)	9mo	$122,500	$69	65
74711 Dillon Rd #637	0.17mi	2/2.0	1,880 (+14%)	12mo	$110,000	$59	59
74711 Dillon Rd #602	0.13mi	3/2.0 (+1)	1,830 (+11%)	18mo	$125,000	$68	56

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: 7.9%
• Equity multiple: 1.31×
• Total profit: $12,190
• Equity at exit: $20,860

10-year hold

• IRR: 17.2%
• Equity multiple: 2.42×
• Total profit: $55,582
• Equity at exit: $12,096

Cash invested: $39,172 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,916 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $547

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 66%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-02
   status $139,900 Pending 23 DOM
2. 2026-06-01
   days on market $139,900 Active 23 DOM
3. 2026-05-31
   days on market $139,900 Active 22 DOM
4. 2026-05-09
   listed $139,900 Active 1136-char remark
5. 2020-07-17
   soldstatus $72,000 Closed Sale 684-char remark

   Show marketing remark (684 chars)

   Very nice well kept 2 bedroom 2 bathroom home in the heavily sought after Sky Valley Resort. This home is extremely inviting the second you walk in. Living room, dining area, sun room (possible 3rd bedroom) and kitchen all connect together making it a very open floor plan that is also really bright. The bedrooms are spacious and the master has an attached bathroom with closet. Lots of storage in the closets and garage. The garage has a built in work bench and door that leads to a big and beautiful backyard. The backyard has priceless views and a flower garden. Many upgrades recently that include new AC/Heater, dish washer, microwave and more! Space rent will be $811 per month

6. 2020-04-18
   listed $85,000 Active 684-char remark

   Show marketing remark (684 chars)

   Very nice well kept 2 bedroom 2 bathroom home in the heavily sought after Sky Valley Resort. This home is extremely inviting the second you walk in. Living room, dining area, sun room (possible 3rd bedroom) and kitchen all connect together making it a very open floor plan that is also really bright. The bedrooms are spacious and the master has an attached bathroom with closet. Lots of storage in the closets and garage. The garage has a built in work bench and door that leads to a big and beautiful backyard. The backyard has priceless views and a flower garden. Many upgrades recently that include new AC/Heater, dish washer, microwave and more! Space rent will be $811 per month

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 21 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: $22,993
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$4,070
• Taxable income: $4,609
• Est. tax owed @ 24.0%: −$1,106
• After-tax cash flow: $5,456/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 75/100 Cosmetic rehab

This manufactured home in Sky Valley Resort is in good condition with cosmetic updates needed. The home is move-in ready with a calming and peaceful vacation vibe.

Repairs flagged

• Minor kitchen cabinets — dated design
• Minor bathroom fixtures — dated design

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale update kitchen cabinets — new cabinets improve functionality and aesthetics
• Resale update bathroom fixtures — new fixtures enhance functionality and aesthetics
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated design	Minor	$500–3,000
bathroom fixtures · dated design	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale update kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Resale update bathroom fixtures — new fixtures enhance functionality and aesthetics ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ 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 — Sky Valley

• Score: 52/100
• State rank: #1041
• US rank: #25108

Category grades

Amenities F Commute F Cost of living B- Crime B- Employment F Housing A Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sky Valley, 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

+64.6% since first listed

4 events — show timeline

• 2026-06-01 Pending — GPSMLS
• 2026-05-09 Listed $139,900 GPSMLS
• 2020-07-17 Sold (MLS) $72,000 CRMLS
• 2020-04-18 Listed $85,000 CRMLS