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

$54,999

2 bd · 1.0 ba · 672 sqft · Manufactured · 17 Days on market

Manufactured home Built 1985 Good condition $82/sqft · 27% below area Est $75k · 27% under ↓ 7% 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 +4.0/5.0
• Rent growth +3.4/5.0
• Appreciation +2.5/10.0
• Livability +2.5/5.0
• Manufactured-home adj. -6.5

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.

Key facts

• 2 parking spots
• Community pool
• Built 1985

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.3% 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+, 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.
• Zoned schools: Two Bunch Palms Elementary (711 students, 97% FRL); Painted Hills Middle (741 students, 98% 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 (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 626 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 31% 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 $380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $54,174 (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. 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?
4. 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.
5. 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.
6. 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: 2.57% ✓
• Cap rate: 22.33%
• Cash-on-cash: 57.27%
• DSCR: 3.55
• GRM: 3.2

CMA / ARV

• ARV (median comp): $75,000
• List price: $54,999
• Delta: -26.67%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17069 N Indian Canyon Dr #46	0.47mi	2/2.0	720 (+7%)	1mo	$75,000	$104	61
17401 Louise St	0.37mi	2/1.0	728 (+8%)	16mo	$235,000	$323	56
17211 Covey St	0.37mi	1/1.0 (-1)	598 (-11%)	28mo	$260,000	$435	39
17069 N Indian Canyon Dr #15	0.47mi	2/2.0	840 (+25%)	29mo	$65,000	$77	29
64155 16th Ave	0.95mi	1/1.0 (-1)	524 (-22%)	35mo	$114,000	$218	15

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: 56.5%
• Equity multiple: 3.52×
• Total profit: $38,866
• Equity at exit: $8,201

10-year hold

• IRR: 61.7%
• Equity multiple: 7.37×
• Total profit: $98,134
• Equity at exit: $4,755

Cash invested: $15,400 (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: 2 active · 1 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $67,000 ($101/sqft)
• Median days on market: 59 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +10.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 626
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $735

Break-even live

Break-even rent $481

Max offer price $54,999

Occupancy floor 43%

Sensitivity live

Price	-10% $773	-5% $754	+0% $735	+5% $716	+10% $697
Rent	-10% $624	-5% $679	+0% $735	+5% $791	+10% $847
Rate	-1.0pp $763	-0.5pp $749	base $735	+0.5pp $721	+1.0pp $706

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: $13,750
• Closing costs: $1,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Please use GPS for directions; cross street: Dillon RdShort term rentals not allowedWill not consider lease
• Financial info: Land lease amount: $695 annuallyLand type: LeaseListing terms include cash and cash to new loan; also other
• HOA & community: No monthly association fee (0.00)

Exterior

• Parking: Assigned parking (2 spaces)No garage, carport, or covered parking
• Security: Community security
• Utilities: Sewer: UnknownPUD: No
• Home design: Detached propertySingle-storyGround level, no unit above
• Construction: Year built: Owner-reported
• Exterior features: Community pool (in-ground)Community security

Interior

• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heatingWall/window air conditioning unit(s)
• Interior features: Unfurnished

Listing history 50 events

1. 2026-08-08
   days on market $54,999 Active 17 DOM
2. 2026-08-06
   days on market $54,999 Active 15 DOM
3. 2026-08-05
   days on market $54,999 Active 14 DOM
4. 2026-08-04
   days on market $54,999 Active 13 DOM
5. 2026-08-03
   days on market $54,999 Active 12 DOM
6. 2026-07-31
   days on market $54,999 Active 9 DOM
7. 2026-07-30
   days on market $54,999 Active 7 DOM
8. 2026-07-28
   days on market $54,999 Active 6 DOM
9. 2026-07-26
   days on market $54,999 Active 4 DOM
10. 2026-07-24
    days on market $54,999 Active 2 DOM
11. 2026-07-23
    pricedays on marketlisting id $54,999 Active 1 DOM
12. 2026-07-20
    days on market $55,000 Active 67 DOM
13. 2026-07-18
    days on market $55,000 Active 65 DOM
14. 2026-07-18
    days on market $55,000 Active 64 DOM
15. 2026-07-16
    days on market $55,000 Active 63 DOM
16. 2026-07-15
    days on market $55,000 Active 62 DOM
17. 2026-07-14
    days on market $55,000 Active 61 DOM
18. 2026-07-13
    days on market $55,000 Active 60 DOM
19. 2026-07-13
    days on market $55,000 Active 59 DOM
20. 2026-07-11
    pricedays on market $55,000 Active 58 DOM
21. 2026-07-10
    days on market $59,000 Active 57 DOM
22. 2026-07-09
    days on market $59,000 Active 56 DOM
23. 2026-07-07
    days on market $59,000 Active 54 DOM
24. 2026-07-06
    days on market $59,000 Active 53 DOM
25. 2026-07-06
    days on market $59,000 Active 52 DOM
26. 2026-07-05
    days on market $59,000 Active 51 DOM
27. 2026-07-03
    days on market $59,000 Active 50 DOM
28. 2026-07-02
    days on market $59,000 Active 49 DOM
29. 2026-07-01
    days on market $59,000 Active 48 DOM
30. 2026-06-30
    days on market $59,000 Active 47 DOM
31. 2026-06-29
    days on market $59,000 Active 46 DOM
32. 2026-06-28
    days on market $59,000 Active 45 DOM
33. 2026-06-27
    days on market $59,000 Active 44 DOM
34. 2026-06-26
    days on market $59,000 Active 43 DOM
35. 2026-06-24
    days on market $59,000 Active 41 DOM
36. 2026-06-22
    days on market $59,000 Active 39 DOM
37. 2026-06-21
    days on market $59,000 Active 38 DOM
38. 2026-06-18
    days on market $59,000 Active 35 DOM
39. 2026-06-17
    days on market $59,000 Active 34 DOM
40. 2026-06-16
    days on market $59,000 Active 33 DOM
41. 2026-06-15
    days on market $59,000 Active 32 DOM
42. 2026-06-13
    days on market $59,000 Active 30 DOM
43. 2026-06-13
    days on market $59,000 Active 29 DOM
44. 2026-06-09
    days on market $59,000 Active 26 DOM
45. 2026-06-08
    days on market $59,000 Active 25 DOM
46. 2026-06-07
    days on market $59,000 Active 24 DOM
47. 2026-06-04
    days on market $59,000 Active 21 DOM
48. 2026-06-03
    days on market $59,000 Active 20 DOM
49. 2026-06-02
    days on market $59,000 Active 19 DOM
50. 2026-06-01
    days on market $59,000 Active 18 DOM

ⓘ 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: $16,938
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$1,600
• Taxable income: $8,447
• Est. tax owed @ 24.0%: −$2,027
• After-tax cash flow: $6,793/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 Est. rehab $3,360–$10,080 screening

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. ↑

ⓘ 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 Two Bunch Palms Elementary Middle Painted Hills 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

F Composite livability gradescore 49/100

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 · 2,664,475 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: 14% 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

• 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%

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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: ▼ -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

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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

Property features AI

Finance

• Other: Please use GPS for directions; cross street: Dillon RdShort term rentals not allowedWill not consider lease
• Financial info: Land lease amount: $695 annuallyLand type: LeaseListing terms include cash and cash to new loan; also other
• HOA & community: No monthly association fee (0.00)

Exterior

• Parking: Assigned parking (2 spaces)No garage, carport, or covered parking
• Security: Community security
• Utilities: Sewer: UnknownPUD: No
• Home design: Detached propertySingle-storyGround level, no unit above
• Construction: Year built: Owner-reported
• Exterior features: Community pool (in-ground)Community security

Interior

• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heatingWall/window air conditioning unit(s)
• Interior features: Unfurnished

Price history

-6.8% since first listed

4 events — show timeline

• 2026-07-21 Listed $54,999 GPSMLS
• 2026-07-21 Listing Removed — GPSMLS
• 2026-07-11 Price Changed $55,000 GPSMLS
• 2026-05-14 Listed $59,000 GPSMLS