17069 N Indian Canyon Dr #70 · Desert Hot Springs, CA 92240

$59,000

2 bd · 1.0 ba · 672 sqft · Manufactured · 35 Days on market

Built 1985 Good condition

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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 +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NEW PRICE! BEST DEAL IN THE AREA! LOW SPACE RENT! Beautifully remodeled 2-bedroom, 1-bath manufactured home located in Indian Canyon Mobile Home Park on the north side of Palm Springs with quick access to I-10, placing the entire Coachella Valley just minutes away. This home has been completely remodeled. Upgrades include new flooring, fresh interior and exterior paint, remodeled bathrooms with updated fixtures, new light fixtures/outlets throughout, new window AC units. One of the standout features is the low monthly space rent (Land Lease fee) currently just $695, offering excellent value in today's market. This is a great opportunity to own a beautifully upgraded home in a prime Palm Spr

Key facts

• Garage
• Community pool
• Built 1985

Property features AI

Finance

• Other: Directions: Please use GPS; Cross street: Dillon Rd; Listing terms: Conventional, Submit, Cash to New Loan, Cash; Sale type: Standard; Short term rentals: No; Will consider lease: No; Disclosures: None
• HOA & community: No monthly association fee listed; Land lease amount: $695 annually; Lease land type

Exterior

• Parking: Assigned parking (2 spaces total)
• Security: Community security
• Utilities: Sewer: unknown; PUD: No
• Home design: Detached property; Single-story, ground level with no unit above; Year built: owner provided
• Exterior features: Community pool (in-ground, tile); Community security

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating; Wall/window air conditioning units
• Interior features: Unfurnished; Living Room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $59k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $988 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.4% vs local median 3.9% in Desert Hot Springs — 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 49/100 on livability (#1,149 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D+, schools F, amenities 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: Rents rising (+3.7%/yr); 515 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 39% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 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 + 3.7% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Recommended offer $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 2.99% ✓
• Cap rate: 26.38%
• Cash-on-cash: 71.75%
• DSCR: 4.19
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $217,056
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17401 Louise St	0.37mi	2/1.0	728 (+8%)	14mo	$235,000	$323	57

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: 72.2%
• Equity multiple: 4.30×
• Total profit: $54,557
• Equity at exit: $8,797

10-year hold

• IRR: 76.2%
• Equity multiple: 9.08×
• Total profit: $133,532
• Equity at exit: $5,101

Cash invested: $16,520 (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 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 515
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $988

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,029	-5% $1,008	+0% $988	+5% $967	+10% $947
Rent	-10% $848	-5% $918	+0% $988	+5% $1,058	+10% $1,127
Rate	-1.0pp $1,017	-0.5pp $1,003	base $988	+0.5pp $972	+1.0pp $957

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $59,000 Active 35 DOM
2. 2026-06-17
   days on market $59,000 Active 34 DOM
3. 2026-06-16
   days on market $59,000 Active 33 DOM
4. 2026-06-15
   days on market $59,000 Active 32 DOM
5. 2026-06-13
   days on market $59,000 Active 30 DOM
6. 2026-06-13
   days on market $59,000 Active 29 DOM
7. 2026-06-09
   days on market $59,000 Active 26 DOM
8. 2026-06-08
   days on market $59,000 Active 25 DOM
9. 2026-06-07
   days on market $59,000 Active 24 DOM
10. 2026-06-04
    days on market $59,000 Active 21 DOM
11. 2026-06-03
    days on market $59,000 Active 20 DOM
12. 2026-06-02
    days on market $59,000 Active 19 DOM
13. 2026-06-01
    days on market $59,000 Active 18 DOM
14. 2026-05-31
    days on market $59,000 Active 17 DOM
15. 2026-05-14
    listed $59,000 Active 831-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,197
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$1,716
• Taxable income: $11,604
• Est. tax owed @ 24.0%: −$2,785
• After-tax cash flow: $9,068/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 · 16 photos

Good 80/100 Cosmetic rehab

This beautifully remodeled 2-bedroom, 1-bath manufactured home is move-in ready with new flooring, fresh paint, and updated bathrooms. It offers excellent value in the market with a low monthly space rent.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics.
• Both Upgrading the kitchen appliances — Improves functionality and appeal for both resale and rental.
• Both Adding smart home features — Enhances convenience and marketability for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Upgrading the kitchen appliances — Improves functionality and appeal for both resale and rental. ↑
• Both Adding smart home features — Enhances convenience and marketability for both buyers and renters. ↑

ⓘ 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 Hot Springs

• Score: 49/100
• State rank: #1149
• US rank: #25774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Riverside County · 2,287,001 people
• City population: 41,615
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 41,615
• Household income: $54,023
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2095.0

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

• Neighborhood character: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 23% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 47% English-only · Spanish 50% 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: ▼ -102.10%
• Current HPI: 418.4691
• Rent YoY: ▲ 3.66%
• Metro: Riverside-San Bernardino-Ontario, CA
• 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

1 event — show timeline

• 2026-05-14 Listed $59,000 GPSMLS