74711 Dillon Rd #318 · Sky Valley, CA 92241

$79,900

3 bd · 2.0 ba · 1,350 sqft · Manufactured · 67 Days on market

Built 1969 Good condition 2,700 sqft lot $59/sqft · 38% below area Est $129k · 38% under

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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
• Condition / age +3.8/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Family Friendly Sky Valley Resort! This 3-bedroom 2 bath home is located on a quiet cul-de-sac with low maintenance landscaping and grogeous curb appeal. The home boasts a French door entrance, laminate flooring, new stainless steel kitchen appliances, a farm style kitchen, a huge bathroom that serves as a laundry room as well, another gorgeous, remodeled bathroom fully covered carport with ample parking. The home shows pride of ownership and has a clean and warm feel. Owners just installed a BRAND NEW 10K HVAC system. Other homes in this Resort have recently sold for up to 175,000. Low monthly space rent of 1,133.00 per month. Enjoy the rare and healing hot mineral water in the many pools and spas of gated Sky Valley Resort, including state of the art pickleball courts, horseshoes, basketball, clubhouse, gym, open Desert hiking and beautiful blue skies! Located in the Coachella Valley, with quaint downtown Palm Springs, fine dining and shopping on El Paseo Drive, Old Town La Quinta, Art Festivals, PGA Golf, Indian Wells tennis tournaments, the Acrisure Arena, Coachella and Stagecoach concerts at the Empire Polo Fields and so much more. Perfect permanent home or a warm Winter getaway! Sellers to do no repairs at this price!

Key facts

• Laminate flooring
• Farm style kitchen
• Remodeled bathroom

Tags

• FRENCH DOOR ENTRANCE
• LAMINATE FLOORING
• FARM STYLE KITCHEN
• HUGE BATHROOM
• REMODELED BATHROOM
• COVERED CARPORT

🏷️ Possibly a rental listed for sale. The $79,900 price doesn't fit this home's estimated sale value (~$129,039) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.9% vs local median 9.6% in Sky Valley — 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 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: 218 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 $552 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

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 $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.62% ✓
• Cap rate: 22.88%
• Cash-on-cash: 59.24%
• DSCR: 3.64
• GRM: 3.2

CMA / ARV

• ARV (median comp): $129,039
• List price: $79,900
• Delta: -38.08%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74711 Dillon Rd #545	0.14mi	2/2.0 (-1)	1,344 (-0%)	9mo	$105,000	$78	81
74711 Dillon Rd #385	0.17mi	2/2.0 (-1)	1,344 (-0%)	17mo	$85,000	$63	73
74711 Dillon Rd #507	0.17mi	2/2.0 (-1)	1,248 (-8%)	3mo	$147,500	$118	72
74711 Dillon Rd #614	0.17mi	2/2.0 (-1)	1,248 (-8%)	6mo	$70,000	$56	70
74711 Dillon Rd #635	0.14mi	2/2.0 (-1)	1,490 (+10%)	2mo	$130,000	$87	69
74711 Dillon #373	0.17mi	2/2.0 (-1)	1,248 (-8%)	14mo	$120,000	$96	63
74711 Dillon Rd #599	0.14mi	2/2.0 (-1)	1,152 (-15%)	1mo	$115,000	$100	63
74711 Dillon Rd #389	0.14mi	2/2.0 (-1)	1,512 (+12%)	9mo	$158,000	$104	61
74711 Dillon Rd #534	0.17mi	2/2.0 (-1)	1,152 (-15%)	4mo	$82,000	$71	59
74711 Dillon Rd #421	0.18mi	2/2.0 (-1)	1,150 (-15%)	4mo	$135,000	$117	59
74711 Dillon Rd #427	0.14mi	2/2.0 (-1)	1,152 (-15%)	14mo	$150,000	$130	52
74711 Dillon Rd #511	0.17mi	2/2.0 (-1)	1,152 (-15%)	18mo	$115,000	$100	48

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: 57.9%
• Equity multiple: 3.57×
• Total profit: $57,432
• Equity at exit: $11,913

10-year hold

• IRR: 62.8%
• Equity multiple: 7.29×
• Total profit: $140,723
• Equity at exit: $6,908

Cash invested: $22,372 (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: 3.2×

Monthly cashflow live

• Estimated rent: $2,097 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $1,105

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 42%

Sensitivity live

Price	-10% $1,160	-5% $1,132	+0% $1,105	+5% $1,077	+10% $1,049
Rent	-10% $939	-5% $1,022	+0% $1,105	+5% $1,187	+10% $1,270
Rate	-1.0pp $1,145	-0.5pp $1,125	base $1,105	+0.5pp $1,084	+1.0pp $1,063

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $79,900 Active 67 DOM
2. 2026-06-18
   days on market $79,900 Active 64 DOM
3. 2026-06-17
   days on market $79,900 Active 63 DOM
4. 2026-06-16
   days on market $79,900 Active 62 DOM
5. 2026-06-15
   days on market $79,900 Active 61 DOM
6. 2026-06-13
   days on market $79,900 Active 59 DOM
7. 2026-06-13
   days on market $79,900 Active 58 DOM
8. 2026-06-09
   days on market $79,900 Active 55 DOM
9. 2026-06-08
   days on market $79,900 Active 54 DOM
10. 2026-06-07
    days on market $79,900 Active 53 DOM
11. 2026-06-04
    days on market $79,900 Active 50 DOM
12. 2026-06-03
    days on market $79,900 Active 49 DOM
13. 2026-06-02
    days on market $79,900 Active 48 DOM
14. 2026-06-01
    days on market $79,900 Active 47 DOM
15. 2026-05-31
    days on market $79,900 Active 46 DOM
16. 2026-04-15
    historical

    Show marketing remark (1260 chars)

    Welcome to Family Friendly Sky Valley Resort! This 3-bedroom 2 bath home is located on a quiet cul-de-sac with low maintenance landscaping and grogeous curb appeal. The home boasts a French door entrance, laminate flooring, new stainless steel kitchen appliances, a farm style kitchen, a huge bathroom that serves as a laundry room as well, another gorgeous, remodeled bathroom fully covered carport with ample parking. The home shows pride of ownership and has a clean and warm feel. Owners just installed a BRAND NEW 10K HVAC system. Other homes in this Resort have recently sold for up to 175,000. Low monthly space rent of 1,133.00 per month. Enjoy the rare and healing hot mineral water in the many pools and spas of gated Sky Valley Resort, including state of the art pickleball courts, horseshoes, basketball, clubhouse, gym, open Desert hiking and beautiful blue skies! Located in the Coachella Valley, with quaint downtown Palm Springs, fine dining and shopping on El Paseo Drive, Old Town La Quinta, Art Festivals, PGA Golf, Indian Wells tennis tournaments, the Acrisure Arena, Coachella and Stagecoach concerts at the Empire Polo Fields and so much more. Perfect permanent home or a warm Winter getaway! Sellers to do no repairs at this price!

17. 2026-04-15
    listed $79,900 Active 1260-char remark

    Show marketing remark (1260 chars)

    Welcome to Family Friendly Sky Valley Resort! This 3-bedroom 2 bath home is located on a quiet cul-de-sac with low maintenance landscaping and grogeous curb appeal. The home boasts a French door entrance, laminate flooring, new stainless steel kitchen appliances, a farm style kitchen, a huge bathroom that serves as a laundry room as well, another gorgeous, remodeled bathroom fully covered carport with ample parking. The home shows pride of ownership and has a clean and warm feel. Owners just installed a BRAND NEW 10K HVAC system. Other homes in this Resort have recently sold for up to 175,000. Low monthly space rent of 1,133.00 per month. Enjoy the rare and healing hot mineral water in the many pools and spas of gated Sky Valley Resort, including state of the art pickleball courts, horseshoes, basketball, clubhouse, gym, open Desert hiking and beautiful blue skies! Located in the Coachella Valley, with quaint downtown Palm Springs, fine dining and shopping on El Paseo Drive, Old Town La Quinta, Art Festivals, PGA Golf, Indian Wells tennis tournaments, the Acrisure Arena, Coachella and Stagecoach concerts at the Empire Polo Fields and so much more. Perfect permanent home or a warm Winter getaway! Sellers to do no repairs at this price!

18. 2026-04-06
    status Active
19. 2026-03-20
    price $79,900
20. 2026-03-20
    status Pending
21. 2025-09-18
    listed $69,900 Active

ⓘ 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: $25,165
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − Depreciation: −$2,324
• Taxable income: $12,741
• Est. tax owed @ 24.0%: −$3,058
• After-tax cash flow: $10,197/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 3-bedroom 2-bath home in Sky Valley Resort is in good condition with a new HVAC system and low maintenance landscaping. It shows pride of ownership and has a clean and warm feel.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace gutters — improves drainage and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace gutters — improves drainage and aesthetics ↑

ⓘ 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

+14.3% since first listed

6 events — show timeline

• 2026-04-15 Listed $79,900 GPSMLS
• 2026-04-15 Listing Removed — GPSMLS
• 2026-04-06 Relisted — GPSMLS
• 2026-03-20 Price Changed $79,900 GPSMLS
• 2026-03-20 Pending — GPSMLS
• 2025-09-18 Listed $69,900 GPSMLS