70875 Dillon Rd #86 · Desert Edge, CA 92241

$70,000

3 bd · 1.0 ba · 672 sqft · Manufactured · 280 Days on market

Built 1969 Fair condition $104/sqft · 13% above area Est $62k · 13% over

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable resort living in this move in ready 3 bdr 1 bath home located in the all ages Sam's Family Spa Hot Mineral Water Resort. Corner lot features gated and covered parking for multiple vehicles plus off street parking for more. Lots of extra storage space and factory built expanded living room make this home a great fit. Full-size laundry hook up inside the main bathroom with a large step in tub/shower. Extra large fenced corner lot with Mountain View's. Low $700 monthly space rent includes use of the amazing hot pools oasis for you, your friends and family. Park management approval is required with $2500 per month provable income, 2 years taxes or 3 months pay stubs and credit/background check. This all ages resort features an on-site hotel, tiny homes, RV park/campground and 4 covered hot mineral water flow through pools that use no chemicals. The hot pool oasis at Sam's is truly a sight to behold with an oversized swimming pool, covered wading pool, large duck pond with waterfalls. The picnic area at the oasis has lots of shade trees, BBQ grills, tables, volleyball, outdoor showers and even a store with soft serve ice cream, beer and wine.

Key facts

• Extra storage space
• Expanded living room
• 8 parking spots

Tags

• GATED AND COVERED PARKING
• EXTRA STORAGE SPACE
• EXPANDED LIVING ROOM
• FULL-SIZE LAUNDRY HOOK UP
• LARGE STEP IN TUB/SHOWER
• EXTRA LARGE FENCED CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.8% vs local median 14.8% 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-, 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: 216 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 280 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $40k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $70k implies a 600% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.14% ✓
• Cap rate: 27.79%
• Cash-on-cash: 76.79%
• DSCR: 4.42
• GRM: 2.7

CMA / ARV

• ARV (median comp): $62,019
• List price: $70,000
• Delta: 12.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70875 Dillon #75	0.07mi	2/1.0 (-1)	686 (+2%)	21mo	$84,000	$122	71
70875 Dillon Rd #85	0.04mi	2/2.0 (-1)	720 (+7%)	16mo	$130,000	$181	64
17625 Langlois #9	0.47mi	2/1.0 (-1)	700 (+4%)	3mo	$15,000	$21	64
70200 Dillon Rd #384	0.66mi	2/2.0 (-1)	670 (-0%)	4mo	$57,000	$85	56
70200 Dillon Rd #536	0.66mi	2/1.5 (-1)	750 (+12%)	1mo	$90,000	$120	42
70200 Dillon Rd #45	0.65mi	2/1.0 (-1)	750 (+12%)	12mo	$57,500	$77	36
18555 Roberts Rd #84	0.72mi	2/1.0 (-1)	720 (+7%)	17mo	$40,000	$56	36
70200 Dillon Rd #648	0.66mi	2/1.0 (-1)	600 (-11%)	15mo	$104,000	$173	33
18025 Langlois Road Rd #85	0.61mi	2/1.0 (-1)	600 (-11%)	19mo	$29,000	$48	33
70200 Dillon Rd #359	0.64mi	2/1.0 (-1)	600 (-11%)	20mo	$56,500	$94	30
70200 Dillon Rd #6	0.66mi	2/1.0 (-1)	580 (-14%)	13mo	$79,500	$137	30

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: 76.8%
• Equity multiple: 4.50×
• Total profit: $68,574
• Equity at exit: $10,437

10-year hold

• IRR: 80.4%
• Equity multiple: 9.30×
• Total profit: $162,711
• Equity at exit: $6,052

Cash invested: $19,600 (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: 2.7×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $1,254

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 38%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	43d	1	0.04mi

Listing history 13 events

1. 2026-06-04
   days on market $70,000 Active 280 DOM
2. 2026-06-03
   days on market $70,000 Active 279 DOM
3. 2026-06-02
   days on market $70,000 Active 278 DOM
4. 2026-06-01
   days on market $70,000 Active 277 DOM
5. 2026-05-31
   days on market $70,000 Active 276 DOM
6. 2026-04-19
   price $70,000 1166-char remark

   Show marketing remark (1166 chars)

   Affordable resort living in this move in ready 3 bdr 1 bath home located in the all ages Sam's Family Spa Hot Mineral Water Resort. Corner lot features gated and covered parking for multiple vehicles plus off street parking for more. Lots of extra storage space and factory built expanded living room make this home a great fit. Full-size laundry hook up inside the main bathroom with a large step in tub/shower. Extra large fenced corner lot with Mountain View's. Low $700 monthly space rent includes use of the amazing hot pools oasis for you, your friends and family. Park management approval is required with $2500 per month provable income, 2 years taxes or 3 months pay stubs and credit/background check. This all ages resort features an on-site hotel, tiny homes, RV park/campground and 4 covered hot mineral water flow through pools that use no chemicals. The hot pool oasis at Sam's is truly a sight to behold with an oversized swimming pool, covered wading pool, large duck pond with waterfalls. The picnic area at the oasis has lots of shade trees, BBQ grills, tables, volleyball, outdoor showers and even a store with soft serve ice cream, beer and wine.

7. 2026-01-28
   price $80,000 1166-char remark

   Show marketing remark (1166 chars)

   Affordable resort living in this move in ready 3 bdr 1 bath home located in the all ages Sam's Family Spa Hot Mineral Water Resort. Corner lot features gated and covered parking for multiple vehicles plus off street parking for more. Lots of extra storage space and factory built expanded living room make this home a great fit. Full-size laundry hook up inside the main bathroom with a large step in tub/shower. Extra large fenced corner lot with Mountain View's. Low $700 monthly space rent includes use of the amazing hot pools oasis for you, your friends and family. Park management approval is required with $2500 per month provable income, 2 years taxes or 3 months pay stubs and credit/background check. This all ages resort features an on-site hotel, tiny homes, RV park/campground and 4 covered hot mineral water flow through pools that use no chemicals. The hot pool oasis at Sam's is truly a sight to behold with an oversized swimming pool, covered wading pool, large duck pond with waterfalls. The picnic area at the oasis has lots of shade trees, BBQ grills, tables, volleyball, outdoor showers and even a store with soft serve ice cream, beer and wine.

8. 2025-10-07
   price $100,000 1166-char remark

   Show marketing remark (1166 chars)

   Affordable resort living in this move in ready 3 bdr 1 bath home located in the all ages Sam's Family Spa Hot Mineral Water Resort. Corner lot features gated and covered parking for multiple vehicles plus off street parking for more. Lots of extra storage space and factory built expanded living room make this home a great fit. Full-size laundry hook up inside the main bathroom with a large step in tub/shower. Extra large fenced corner lot with Mountain View's. Low $700 monthly space rent includes use of the amazing hot pools oasis for you, your friends and family. Park management approval is required with $2500 per month provable income, 2 years taxes or 3 months pay stubs and credit/background check. This all ages resort features an on-site hotel, tiny homes, RV park/campground and 4 covered hot mineral water flow through pools that use no chemicals. The hot pool oasis at Sam's is truly a sight to behold with an oversized swimming pool, covered wading pool, large duck pond with waterfalls. The picnic area at the oasis has lots of shade trees, BBQ grills, tables, volleyball, outdoor showers and even a store with soft serve ice cream, beer and wine.

9. 2025-08-28
   listed $110,000 Active 1166-char remark

   Show marketing remark (1166 chars)

   Affordable resort living in this move in ready 3 bdr 1 bath home located in the all ages Sam's Family Spa Hot Mineral Water Resort. Corner lot features gated and covered parking for multiple vehicles plus off street parking for more. Lots of extra storage space and factory built expanded living room make this home a great fit. Full-size laundry hook up inside the main bathroom with a large step in tub/shower. Extra large fenced corner lot with Mountain View's. Low $700 monthly space rent includes use of the amazing hot pools oasis for you, your friends and family. Park management approval is required with $2500 per month provable income, 2 years taxes or 3 months pay stubs and credit/background check. This all ages resort features an on-site hotel, tiny homes, RV park/campground and 4 covered hot mineral water flow through pools that use no chemicals. The hot pool oasis at Sam's is truly a sight to behold with an oversized swimming pool, covered wading pool, large duck pond with waterfalls. The picnic area at the oasis has lots of shade trees, BBQ grills, tables, volleyball, outdoor showers and even a store with soft serve ice cream, beer and wine.

10. 2020-12-29
    soldstatus $10,000 Sold 263-char remark

    Show marketing remark (263 chars)

    2 BR 1 Full BA with covered carport. Family community with many amenities: convenience store, pools, hot mineral spring pools, picnic area, playground, dog park, laundry facilities and more. Monthly space rent is $478. RV Storage and RV space rental is available.

11. 2020-11-10
    historical Backup Offers Accepted 263-char remark

    Show marketing remark (263 chars)

    2 BR 1 Full BA with covered carport. Family community with many amenities: convenience store, pools, hot mineral spring pools, picnic area, playground, dog park, laundry facilities and more. Monthly space rent is $478. RV Storage and RV space rental is available.

12. 2020-11-06
    status Pending 263-char remark

    Show marketing remark (263 chars)

    2 BR 1 Full BA with covered carport. Family community with many amenities: convenience store, pools, hot mineral spring pools, picnic area, playground, dog park, laundry facilities and more. Monthly space rent is $478. RV Storage and RV space rental is available.

13. 2020-11-02
    listed $15,000 Active 263-char remark

    Show marketing remark (263 chars)

    2 BR 1 Full BA with covered carport. Family community with many amenities: convenience store, pools, hot mineral spring pools, picnic area, playground, dog park, laundry facilities and more. Monthly space rent is $478. RV Storage and RV space rental is available.

ⓘ 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 6 d/yr ≥109°F today · 15 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: $26,400
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$2,036
• Taxable income: $14,819
• Est. tax owed @ 24.0%: −$3,556
• After-tax cash flow: $11,494/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and increase its value. Repairs to the roof and exterior siding, along with trimming the landscaping, can significantly enhance its curb appeal and attract potential buyers.

Repairs flagged

• Major roof — Signs of wear and possible leaks
• Major exterior siding — Weathered and rusted
• Major landscaping — Overgrown and in need of trimming

Value-add opportunities

• Both Paint exterior — Fresh paint can improve curb appeal and value
• Both Trim landscaping — Well-maintained landscaping can enhance curb appeal and attract potential buyers
• Both Clean and maintain roof — A clean and maintained roof can prevent leaks and improve the home's overall condition

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and possible leaks	Major	$15,000–50,000
exterior siding · Weathered and rusted	Major	$15,000–50,000
landscaping · Overgrown and in need of trimming	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint exterior — Fresh paint can improve curb appeal and value ↑
• Both Trim landscaping — Well-maintained landscaping can enhance curb appeal and attract potential buyers ↑
• Both Clean and maintain roof — A clean and maintained roof can prevent leaks and improve the home's overall condition ↑

ⓘ 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

+366.7% since first listed

8 events — show timeline

• 2026-04-19 Price Changed $70,000 TheMLS
• 2026-01-28 Price Changed $80,000 TheMLS
• 2025-10-07 Price Changed $100,000 TheMLS
• 2025-08-28 Listed $110,000 TheMLS
• 2020-12-29 Sold (MLS) $10,000 TheMLS
• 2020-11-10 Contingent — TheMLS
• 2020-11-06 Pending — TheMLS
• 2020-11-02 Listed $15,000 TheMLS