Is 70200 Dillon Rd #669 in Desert Edge, CA a good investment?

CashFlowRE grades it C+ with a 22.9% cap rate and $393/mo modeled cash flow at a $37,500 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 70200 Dillon Rd #669?

The modeled cap rate is 22.9% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $984/month, from CashFlowRE's rent model.

C+ Composite 63.11

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 +22.5/30.0
ARV discount +15.0/15.0
1% rule +7.5/10.0
DSCR +7.5/10.0
Schools +4.0/10.0
Condition / age +3.8/5.0
Livability +3.4/5.0
Appreciation +2.5/10.0
Rent growth +2.5/5.0
Manufactured-home adj. -5.5

$37,500

70200 Dillon Rd #669 · Desert Edge, CA 92241

1 bd · 1.0 ba · 400 sqft · Manufactured · 67 Days on market

Manufactured home 55+ age-restricted Built 2006 Good condition $94/sqft · 17% below area Est $45k · 17% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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.

Key facts

Charming courtyard
Tennis courts
Desert retreat

What this means for you Summary

Snapshot

This is a 1-bed/1.0-bath manufactured listed at $38k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $393 ($5k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($984 rent vs $38k).
Recommended offer: $35k (6.0% below list) — sets the bar for market timing.
Cap rate 22.9% vs local median 10.2% 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-, commute D-, employment 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: Julius Corsini Elementary (409 students, 98% FRL); Desert Springs Middle (803 students, 99% 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 (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
Market conditions: 250 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 $259 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

It's been on market 67 days — a 6% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
2 sale attempts; this cycle's ask is 15% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

Watch-outs: flood insurance adds $125/mo.
Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,250 (6.0% below list)

Questions for the listing agent

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?
What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 22.87%
Cash-on-cash: 59.19%
DSCR: 3.63
GRM: 3.2

CMA / ARV

ARV (median comp): $45,000
List price: $37,500
Delta: -16.67%
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
70200 Dillon Rd #192	0.00mi	1/1.0	400 (0%)	5mo	$43,000	$108	96
70200 Dillon Rd #2	0.11mi	1/1.0	400 (0%)	4mo	$50,000	$125	91
70200 Dillon Rd #393	0.17mi	1/1.0	400 (0%)	3mo	$26,500	$66	90
70200 Dillon Rd #190	0.11mi	1/1.0	400 (0%)	6mo	$40,000	$100	90
70200 Dillon Rd #25	0.16mi	1/1.0	400 (0%)	4mo	$32,500	$81	89
70200 Dillon Rd #402	0.17mi	1/1.0	400 (0%)	4mo	$95,000	$238	89
70200 Dillon Rd #425	0.16mi	1/1.0	400 (0%)	6mo	$47,000	$118	88
70200 Dillon Rd #28	0.11mi	1/1.0	400 (0%)	11mo	$38,000	$95	85
70200 Dillon Rd #585	0.17mi	1/1.0	400 (0%)	8mo	$58,000	$145	85
70200 Dillon Rd #515	0.11mi	1/1.0	400 (0%)	15mo	$45,000	$113	82
70201 Aurora Rd #149	0.43mi	1/1.0	399 (-0%)	5mo	$54,000	$135	75
17405 Corkill Rd #22	0.44mi	1/1.0	432 (+8%)	6mo	$65,000	$150	61

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: 42.1%
Equity multiple: 2.81×
Total profit: $19,029
Equity at exit: $5,591

10-year hold

IRR: 48.3%
Equity multiple: 5.68×
Total profit: $49,153
Equity at exit: $3,242

Cash invested: $10,500 (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: 21 active · 1 under contract
Months of supply: 18.0 mo (6%/mo absorbed)
Median asking: $72,000 ($180/sqft)
Median days on market: 117 d
This list price: 19% of active listings are priced below it
ARV vs active asking: -37.5% vs current asking $/sqft

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

ZIP-level market 92241

Home prices YoY: -22.8%
Active inventory: 250
Price-to-rent: 3.2×

Monthly cashflow live

Estimated rent: $984 medium interval (Pro) →
Mortgage (P&I): −$197
Tax est. 1.5%: −$47 /mo · $562/yr
Insurance: −$16
Flood insurance flood zone: −$125 /mo · $1,502/yr
HOA: −$0
Lot rent leased land?: −$0
Vacancy / Maint / Mgmt: −$207
Net cashflow: $393

Break-even live

Break-even rent $487

Max offer price $37,500

Occupancy floor 55%

Sensitivity live

Price	-10% $419	-5% $406	+0% $393	+5% $380	+10% $367
Rent	-10% $315	-5% $354	+0% $393	+5% $432	+10% $470
Rate	-1.0pp $412	-0.5pp $402	base $393	+0.5pp $383	+1.0pp $373

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: $9,375
Closing costs: $1,125
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Property features AI

Finance

Other: Property sold as-isLocated in a planned development
Financial info: Sale includes furnishingsSale terms: Cash or cash to new loanPossession at close of escrowRental restrictions apply
HOA & community: Zero monthly association fees listedSenior park type (Caliente Springs Resort) with park manager approval requiredMonthly space rent applicable

Exterior

Parking: Assigned parking (2 total spaces)
Security: Gated community with automatic gate
Utilities: Water provided by a water district (Mission)Septic tankPUD
Home design: Single-story (1 story)Ground-levelBuilding style: OtherModel: Laurel Creek
Construction: Siding exteriorPier jacks and tie-down foundationManufactured home (single wide) built in 2006 by Laurel CreekMobile home skirted with sidingOne shed on the lot
Exterior features: Gated community with automatic gateCommunity amenities include pool and heated in-ground hot tub (fenced), community mailbox, trailer storage, pickleball courts, golf course within development, and a dog parkAccessory buildings on siteLandscaped groundsUnderground utilitiesPublic street accessLevel lotLeisure and front door face westUpdated/remodeled conditionDetached property

Interior

Kitchen: Gas cooktopGas ovenMicrowaveRefrigeratorDisposalLaminate counters
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 ceilingsBlinds on windowsGround-level entry with stepsFurnished
Laundry & utility: Community laundryWater heater unit

Listing history 50 events

2026-08-08

days on market $37,500 Active 67 DOM
2026-08-06

days on market $37,500 Active 65 DOM
2026-08-05

days on market $37,500 Active 64 DOM
2026-08-04

days on market $37,500 Active 63 DOM
2026-08-03

days on market $37,500 Active 62 DOM
2026-07-31

days on market $37,500 Active 59 DOM
2026-07-30

days on market $37,500 Active 57 DOM
2026-07-28

days on market $37,500 Active 56 DOM
2026-07-26

days on market $37,500 Active 54 DOM
2026-07-24

days on market $37,500 Active 52 DOM
2026-07-23

days on market $37,500 Active 51 DOM
2026-07-22

days on market $37,500 Active 50 DOM
2026-07-21

days on market $37,500 Active 49 DOM
2026-07-20

days on market $37,500 Active 48 DOM
2026-07-18

days on market $37,500 Active 46 DOM
2026-07-18

days on market $37,500 Active 45 DOM
2026-07-16

days on market $37,500 Active 44 DOM
2026-07-15

days on market $37,500 Active 43 DOM
2026-07-14

days on market $37,500 Active 42 DOM
2026-07-13

days on market $37,500 Active 41 DOM
2026-07-13

days on market $37,500 Active 40 DOM
2026-07-11

days on market $37,500 Active 39 DOM
2026-07-10

days on market $37,500 Active 38 DOM
2026-07-09

days on market $37,500 Active 37 DOM
2026-07-07

days on market $37,500 Active 35 DOM
2026-07-06

days on market $37,500 Active 34 DOM
2026-07-06

days on market $37,500 Active 33 DOM
2026-07-05

days on market $37,500 Active 32 DOM
2026-07-03

days on market $37,500 Active 31 DOM
2026-07-02

days on market $37,500 Active 30 DOM
2026-07-01

days on market $37,500 Active 29 DOM
2026-06-30

days on market $37,500 Active 28 DOM
2026-06-29

days on market $37,500 Active 27 DOM
2026-06-28

days on market $37,500 Active 26 DOM
2026-06-27

days on market $37,500 Active 25 DOM
2026-06-26

days on market $37,500 Active 24 DOM
2026-06-24

pricedays on market $37,500 Active 22 DOM
2026-06-22

days on market $32,500 Active 20 DOM
2026-06-21

days on market $32,500 Active 19 DOM
2026-06-18

days on market $32,500 Active 16 DOM
2026-06-17

days on market $32,500 Active 15 DOM
2026-06-16

days on market $32,500 Active 14 DOM
2026-06-15

days on market $32,500 Active 13 DOM
2026-06-13

days on market $32,500 Active 11 DOM
2026-06-13

days on market $32,500 Active 10 DOM
2026-06-09

days on market $32,500 Active 7 DOM
2026-06-08

days on market $32,500 Active 6 DOM
2026-06-07

statusdays on market $32,500 Active 5 DOM
2026-06-03

status $32,500 Pending 3 DOM
2026-06-02

days on market $32,500 Active 3 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 2/10 Low
🌡 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $11,804
− Mortgage interest: −$2,101
− Property taxes: −$562
− Insurance: −$1,690
− Repairs & maintenance: −$944
− Management: −$944
− Depreciation: −$1,091
Taxable income: $4,472

Your marginal tax rate % combined federal + state — saved on this device

Est. tax owed @ 24.0%: −$1,073
After-tax cash flow: $3,640/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 Est. rehab $2,000–$6,000 screening

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. ↑

ⓘ 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 Julius Corsini Elementary Middle Desert Springs 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

C Composite livability gradescore 68/100

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
County: Riverside · 2,664,475 people
Metro: Riverside-San Bernardino-Ontario, CA
Population (ZIP): 8,624
Household income: $45,210
Rent vs Own: 18.9% rent · 81.1% own
Severe rent burden: 12% of renters

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
#4 Apple Cupertino $391.0B #7 Alphabet Mountain View $350.0B #22 Meta Platforms Menlo Park $164.5B #31 NVIDIA Santa Clara $130.5B #83 Cisco Systems San Jose $53.8B #84 HP Inc Palo Alto $53.6B #86 Intel Santa Clara $53.1B #88 Broadcom Palo Alto $52.4B #109 Qualcomm San Diego $39.0B #112 Salesforce San Francisco $38.4B #140 Applied Materials Santa Clara $27.2B #155 AMD Santa Clara $22.7B #330 Intuit Mountain View $16.3B #242 Lam Research Fremont $15.8B #252 Western Digital San Jose $13.0B #366 ServiceNow Santa Clara $11.0B #282 KLA Corporation Milpitas $10.8B #405 Workday Pleasanton $7.9B #302 Arista Networks Santa Clara $6.7B #365 NetApp San Jose $6.5B #352 Synopsys Sunnyvale $6.1B #331 Autodesk San Francisco $6.0B #395 Juniper Networks Sunnyvale $5.6B #403 Cadence Design Systems San Jose $4.6B #430 Veeva Systems Pleasanton $2.4B #397 Teradata San Diego $1.8B #461 Dolby Laboratories San Francisco $1.3B
Financial Services	3	$174B
#33 Wells Fargo San Francisco $125.4B #272 Visa San Francisco $35.9B #308 LPL Financial Holdings San Diego $12.3B
Retail	3	$44B
#162 Ross Stores Dublin $20.9B #231 Gap San Francisco $15.6B #323 Williams-Sonoma San Francisco $7.7B
Insurance	3	$26B
#241 Pacific Life Newport Beach $13.4B #293 First American Financial Santa Ana $7.7B #482 Mercury General Los Angeles $5.2B
Media / Entertainment	2	$115B
#46 Walt Disney Burbank $91.4B #263 Live Nation Entertainment Beverly Hills $23.2B
Pharmaceuticals / Biotech	2	$62B
#126 Amgen Thousand Oaks $33.3B #137 Gilead Sciences Foster City $28.4B

Price history

+15.4% since first listed

4 events — show timeline

2026-06-23 Price Changed $37,500 GPSMLS
2026-06-05 Relisted — GPSMLS
2026-06-03 Pending — GPSMLS
2026-05-30 Listed $32,500 GPSMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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