70200 Dillon Rd #669 · Desert Edge, CA 92241

$32,500

1 bd · 1.0 ba · 400 sqft · Manufactured · 16 Days on market

Built 2004 Good condition Est $47k · 31% 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
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained and ideally located near local attractions, this bright and efficient desert retreat offers stunning views of Mt. San Jacinto and the surrounding hills from the front porch. With approximately 400 square feet, 1 bedroom, 1 bathroom, a spacious shed, and a charming courtyard, it has everything you need for a perfect getaway and the opportunity to make it your own. Located in Caliente Springs, a premier 55+ RV resort, the community features attractive Park Model homes and amenities including mineral-fed hot spring pools and spas, 9-hole golf course, 8-pickleball courts, tennis courts, laundry facilities, a gym, and a vibrant calendar of social activities. Come enjoy the

Key facts

• Charming courtyard
• Tennis courts
• Desert retreat

Tags

• DESERT RETREAT
• CHARMING COURTYARD
• MINERAL-FED HOT SPRING POOLS
• 9-HOLE GOLF COURSE
• 8-PICKLEBALL COURTS
• TENNIS COURTS

Property features AI

Finance

• Other: Rental restrictions apply; Property sold furnished; Sale type: standard; Possession at close of escrow
• Financial info: Monthly space rent: $750.00; Listing terms: cash or cash to new loan; Mobile home to remain
• HOA & community: No monthly association fee (listed as $0.00); Senior park (Caliente Springs Resort) with manager approval required

Exterior

• Parking: Assigned parking (2 parking spaces, no garage or covered spaces)
• Security: Gated community with automatic gate
• Utilities: Water provided by a water district (Mission); Septic tank sewer service; PUD: yes; Space rent includes trash
• Home design: Single-story (ground level); Single wide mobile/manufactured home (Laurel Creek model); Front door faces west
• Construction: Siding exterior; Pier jacks and tie-down foundation; Built by Laurel Creek (manufacture year 2004)
• Exterior features: Gated community with automatic gate; Community amenities include pool and spa (heated, in-ground, fenced) and hot tub; Community mailboxes; Trailer storage available; Pickleball courts; Golf course within development; Dog park; Accessory buildings on property; Landscaped grounds; Underground utilities; Public street access; Level lot; Leisure and front door face west; Updated/remodeled condition; Detached property

Interior

• Kitchen: Laminate countertops; Gas cooktop; Gas oven; Microwave; Refrigerator; Disposal
• Bedrooms: Main floor bedroom
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom with travertine and a shower stall
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vaulted ceilings; Blinds on windows; Ground-level entry with steps; Furnished
• Laundry & utility: Community laundry; Water heater unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $32k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $32k (1.5% below list) — sets the bar for market timing.
• Cap rate 35.9% 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; 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 $225 of loan paydown is wiped out by about $975 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($32k) 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 $32,012 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 4.00% ✓
• Cap rate: 35.87%
• Cash-on-cash: 105.65%
• DSCR: 5.70
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $47,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70200 Dillon Rd #192	0.00mi	1/1.0	400 (0%)	4mo	$43,000	$108	97
70200 Dillon Rd #2	0.11mi	1/1.0	400 (0%)	3mo	$50,000	$125	93
70200 Dillon Rd #393	0.17mi	1/1.0	400 (0%)	1mo	$26,500	$66	91
70200 Dillon Rd #190	0.11mi	1/1.0	400 (0%)	5mo	$40,000	$100	91
70200 Dillon Rd #25	0.16mi	1/1.0	400 (0%)	2mo	$32,500	$81	91
70200 Dillon Rd #402	0.17mi	1/1.0	400 (0%)	3mo	$95,000	$238	90
70200 Dillon Rd #425	0.16mi	1/1.0	400 (0%)	4mo	$47,000	$118	89
70200 Dillon Rd #28	0.11mi	1/1.0	400 (0%)	10mo	$38,000	$95	87
70200 Dillon Rd #585	0.17mi	1/1.0	400 (0%)	7mo	$58,000	$145	87
70200 Dillon Rd #515	0.11mi	1/1.0	400 (0%)	14mo	$45,000	$113	83
70201 Aurora Rd #149	0.43mi	1/1.0	399 (-0%)	3mo	$54,000	$135	77
17405 Corkill Rd #22	0.44mi	1/1.0	432 (+8%)	4mo	$65,000	$150	63

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: 89.9%
• Equity multiple: 5.16×
• Total profit: $37,882
• Equity at exit: $4,846

10-year hold

• IRR: 92.8%
• Equity multiple: 10.76×
• Total profit: $88,815
• Equity at exit: $2,810

Cash invested: $9,100 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$170
• Tax est. 1.5%: −$41 /mo · $488/yr
• Insurance: −$14
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $676

Break-even live

Break-even rent $443

Max offer price $32,500

Occupancy floor 43%

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $32,500 Active 16 DOM
2. 2026-06-17
   days on market $32,500 Active 15 DOM
3. 2026-06-16
   days on market $32,500 Active 14 DOM
4. 2026-06-15
   days on market $32,500 Active 13 DOM
5. 2026-06-13
   days on market $32,500 Active 11 DOM
6. 2026-06-13
   days on market $32,500 Active 10 DOM
7. 2026-06-09
   days on market $32,500 Active 7 DOM
8. 2026-06-08
   days on market $32,500 Active 6 DOM
9. 2026-06-07
   statusdays on market $32,500 Active 5 DOM
10. 2026-06-03
    status $32,500 Pending 3 DOM
11. 2026-06-02
    days on market $32,500 Active 3 DOM
12. 2026-06-01
    days on market $32,500 Active 2 DOM
13. 2026-05-31
    remarks 699-char remark
14. 2026-05-31
    listed $32,500 Active 1 DOM

ⓘ 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: $15,581
• − Mortgage interest: −$1,821
• − Property taxes: −$488
• − Insurance: −$1,665
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$945
• Taxable income: $8,170
• Est. tax owed @ 24.0%: −$1,961
• After-tax cash flow: $6,151/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

This mobile home is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minor repairs and maintenance. The highest-ROI updates include painting, landscaping improvements, and HVAC maintenance to enhance both resale and rental value.

Repairs flagged

• Minor Landscaping — Some areas of the landscaping appear overgrown and in need of trimming.
• Minor Palm trees — Some palm trees appear to have dead fronds that should be pruned for aesthetic and safety reasons.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained landscape can significantly boost both resale and rental value.
• Both HVAC maintenance — Regular HVAC maintenance ensures comfort and energy efficiency, which is important for both buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Some areas of the landscaping appear overgrown and in need of trimming.	Minor	$500–3,000
Palm trees · Some palm trees appear to have dead fronds that should be pruned for aesthetic and safety reasons.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained landscape can significantly boost both resale and rental value. ↑
• Both HVAC maintenance — Regular HVAC maintenance ensures comfort and energy efficiency, which is important 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 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

1 event — show timeline

• 2026-05-30 Listed $32,500 GPSMLS