69530 Dillon Rd #65 · Desert Edge, CA 92241

$30,000

1 bd · 1.0 ba · 408 sqft · Manufactured · 83 Days on market

Manufactured home Built 1986 Good condition $74/sqft · 36% below area Est $47k · 36% under ↓ 14% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -6.5

Listing remarks MLS

MODERN INTERIOR DESIGN | MOVE-IN READY! ALL AGES PARK COMMUNITY!!! SELLER FINANCING AVILABLE!! This comfortable and well-maintained 1-bedroom, 1-bathroom home features a thoughtfully designed layout with a bright living room, functional kitchen, and ample cabinetry for personal belongings and kitchenware. All appliances are included, including washer and dryer, making this home truly move-in ready. Upgraded windows throughout enhance natural light and energy efficiency, while the private patio offers the perfect space to relax and enjoy beautiful sunrise or sunset views. Parking is abundant with space under the covered carport as well as additional parking on the side of the home. Conveniently located major routes, this home offers the ideal balance of accessibility and peaceful living. Community amenities include pool and spa, laundry facility, banquet room, ping pong table in the clubhouse. Perfect for first-time buyers, downsizers, or anyone seeking affordable living without sacrificing comfort. A fantastic opportunity you won't want to miss!

Key facts

• Functional kitchen
• Ample cabinetry
• Bright living room

Tags

• MOVE IN READY
• THOUGHTFULLY DESIGNED LAYOUT
• BRIGHT LIVING ROOM
• FUNCTIONAL KITCHEN
• AMPLE CABINETRY
• UPGRADED WINDOWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $30k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.
• Cap rate 30.0% 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; 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.

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 $28,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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: 3.38% ✓
• Cap rate: 30.04%
• Cash-on-cash: 84.80%
• DSCR: 4.77
• GRM: 2.5

CMA / ARV

• ARV (median comp): $47,000
• List price: $30,000
• Delta: -36.17%
• Verdict: UNDERPRICED
• Comps: 11 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 #393	0.40mi	1/1.0	400 (-2%)	3mo	$26,500	$66	76
70200 Dillon Rd #192	0.36mi	1/1.0	400 (-2%)	5mo	$43,000	$108	75
70200 Dillon Rd #25	0.39mi	1/1.0	400 (-2%)	4mo	$32,500	$81	75
70200 Dillon Rd #402	0.40mi	1/1.0	400 (-2%)	4mo	$95,000	$238	74
70200 Dillon Rd #2	0.41mi	1/1.0	400 (-2%)	4mo	$50,000	$125	74
70200 Dillon Rd #425	0.39mi	1/1.0	400 (-2%)	6mo	$47,000	$118	73
70200 Dillon Rd #190	0.41mi	1/1.0	400 (-2%)	6mo	$40,000	$100	72
70200 Dillon Rd #585	0.42mi	1/1.0	400 (-2%)	8mo	$58,000	$145	70
17405 Corkill Rd #22	0.33mi	1/1.0	432 (+6%)	6mo	$65,000	$150	70
70200 Dillon Rd #28	0.41mi	1/1.0	400 (-2%)	11mo	$38,000	$95	68
70201 Aurora Rd #149	0.53mi	1/1.0	399 (-2%)	5mo	$54,000	$135	68
70200 Dillon Rd #515	0.41mi	1/1.0	400 (-2%)	15mo	$45,000	$113	65

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: 66.3%
• Equity multiple: 3.98×
• Total profit: $25,062
• Equity at exit: $4,473

10-year hold

• IRR: 70.6%
• Equity multiple: 8.22×
• Total profit: $60,611
• Equity at exit: $2,594

Cash invested: $8,400 (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: 21 active · 1 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $72,000 ($180/sqft)
• Median days on market: 117 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: -36.0% 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: 2.5×

Monthly cashflow live

• Estimated rent: $1,014 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $468

Break-even live

Break-even rent $421

Max offer price $30,000

Occupancy floor 49%

Sensitivity live

Price	-10% $489	-5% $479	+0% $468	+5% $458	+10% $448
Rent	-10% $388	-5% $428	+0% $468	+5% $508	+10% $548
Rate	-1.0pp $483	-0.5pp $476	base $468	+0.5pp $461	+1.0pp $453

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: $7,500
• Closing costs: $900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-01
   price $30,000 1061-char remark

   Show marketing remark (1061 chars)

   MODERN INTERIOR DESIGN | MOVE-IN READY! ALL AGES PARK COMMUNITY!!! SELLER FINANCING AVILABLE!! This comfortable and well-maintained 1-bedroom, 1-bathroom home features a thoughtfully designed layout with a bright living room, functional kitchen, and ample cabinetry for personal belongings and kitchenware. All appliances are included, including washer and dryer, making this home truly move-in ready. Upgraded windows throughout enhance natural light and energy efficiency, while the private patio offers the perfect space to relax and enjoy beautiful sunrise or sunset views. Parking is abundant with space under the covered carport as well as additional parking on the side of the home. Conveniently located major routes, this home offers the ideal balance of accessibility and peaceful living. Community amenities include pool and spa, laundry facility, banquet room, ping pong table in the clubhouse. Perfect for first-time buyers, downsizers, or anyone seeking affordable living without sacrificing comfort. A fantastic opportunity you won't want to miss!

2. 2026-03-04
   listed $35,000 Active 1061-char remark

   Show marketing remark (1061 chars)

   MODERN INTERIOR DESIGN | MOVE-IN READY! ALL AGES PARK COMMUNITY!!! SELLER FINANCING AVILABLE!! This comfortable and well-maintained 1-bedroom, 1-bathroom home features a thoughtfully designed layout with a bright living room, functional kitchen, and ample cabinetry for personal belongings and kitchenware. All appliances are included, including washer and dryer, making this home truly move-in ready. Upgraded windows throughout enhance natural light and energy efficiency, while the private patio offers the perfect space to relax and enjoy beautiful sunrise or sunset views. Parking is abundant with space under the covered carport as well as additional parking on the side of the home. Conveniently located major routes, this home offers the ideal balance of accessibility and peaceful living. Community amenities include pool and spa, laundry facility, banquet room, ping pong table in the clubhouse. Perfect for first-time buyers, downsizers, or anyone seeking affordable living without sacrificing comfort. A fantastic opportunity you won't want to miss!

ⓘ 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: $12,166
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$1,652
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$873
• Taxable income: $5,564
• Est. tax owed @ 24.0%: −$1,335
• After-tax cash flow: $4,285/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $2,040–$6,120 screening

This move-in ready manufactured home is in good condition with modern updates and a well-maintained exterior and interior. It offers a good balance of curb appeal and interior functionality, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can attract more buyers and renters. ↑
• Resale Upgrading kitchen appliances — Modern appliances can increase the home's appeal to potential buyers. ↑
• Resale Upgrading bathroom fixtures — Modern fixtures can improve the home's appeal to potential buyers. ↑
• Rental Landscaping and patio furniture — A well-maintained patio can attract more renters and increase rental 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

-14.3% since first listed

2 events — show timeline

• 2026-04-01 Price Changed $30,000 GPSMLS
• 2026-03-04 Listed $35,000 GPSMLS