70200 Dillon Rd #669 · Desert Edge, CA 92241

$37,500

1 bd · 1.0 ba · 400 sqft · Manufactured · 31 Days on market

Manufactured home 55+ age-restricted Built 2006 Good condition $94/sqft · 22% below area Est $48k · 22% under

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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

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

Tags

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

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 $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $36k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.4% vs local median 10.1% 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: 336 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 31 days — a 3% lower offer ($36k) 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.

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 $36,375 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.78% ✓
• Cap rate: 24.40%
• Cash-on-cash: 64.66%
• DSCR: 3.88
• GRM: 3.0

CMA / ARV

• ARV (median comp): $48,000
• List price: $37,500
• Delta: -21.88%
• 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%)	8mo	$43,000	$108	93
70200 Dillon Rd #2	0.11mi	1/1.0	400 (0%)	7mo	$50,000	$125	89
70200 Dillon Rd #393	0.17mi	1/1.0	400 (0%)	6mo	$26,500	$66	87
70200 Dillon Rd #190	0.11mi	1/1.0	400 (0%)	9mo	$40,000	$100	87
70200 Dillon Rd #25	0.16mi	1/1.0	400 (0%)	7mo	$32,500	$81	87
70200 Dillon Rd #402	0.17mi	1/1.0	400 (0%)	7mo	$95,000	$238	86
70200 Dillon Rd #425	0.16mi	1/1.0	400 (0%)	9mo	$47,000	$118	85
70200 Dillon Rd #28	0.11mi	1/1.0	400 (0%)	14mo	$38,000	$95	83
70200 Dillon Rd #585	0.17mi	1/1.0	400 (0%)	11mo	$58,000	$145	83
70200 Dillon Rd #515	0.11mi	1/1.0	400 (0%)	18mo	$45,000	$113	80
70201 Aurora Rd #149	0.43mi	1/1.0	399 (-0%)	8mo	$54,000	$135	73
17405 Corkill Rd #22	0.44mi	1/1.0	432 (+8%)	8mo	$65,000	$150	59

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: 48.2%
• Equity multiple: 3.10×
• Total profit: $22,076
• Equity at exit: $5,591

10-year hold

• IRR: 53.9%
• Equity multiple: 6.31×
• Total profit: $55,732
• 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: 29 active · 1 under contract
• Months of supply: 174.0 mo (1%/mo absorbed)
• Median asking: $69,500 ($174/sqft)
• Median days on market: 61 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: -31.1% 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: 336
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,044 medium
• 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: −$219
• Net cashflow: $441

Break-even live

Break-even rent $487

Max offer price $37,500

Occupancy floor 53%

Sensitivity live

Price	-10% $466	-5% $454	+0% $441	+5% $428	+10% $415
Rent	-10% $358	-5% $399	+0% $441	+5% $482	+10% $523
Rate	-1.0pp $459	-0.5pp $450	base $441	+0.5pp $431	+1.0pp $421

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: —

Property features AI

Finance

• Financial info: Monthly space rent: $750
• HOA & community: Senior communityDog parkTrailer storage availablePickleball courtsGolf course within the development

Exterior

• Parking: Two uncovered parking spacesDriveway parkingTandem parking
• Security: Gated communityAutomatic gateExterior security lightsCard/code accessClosed-circuit cameras
• Utilities: Water in streetOn-site sewerCable TV
• Home design: Park modelSingle storyGround-level entry with stepsWest-facing front doorDetached
• Construction: Built in 2006Siding exteriorPier-jack foundationTie-down foundation
• Exterior features: Covered deckAccessory buildingVinyl fencingMountain viewsState-road frontage

Interior

• Kitchen: Formica countersDisposalRefrigeratorMicrowave ovenGas rangeLiving and dining area combination
• Bedrooms: Main-floor bedroom
• Flooring: CarpetLinoleum
• Bathrooms: One full bathroomFiberglass showerShower stall
• Heating & cooling: Central heatingHeat pumpForced-air heatingCentral air conditioningCeiling fansElectric heating
• Interior features: Vaulted ceilingsSliding doorsUnfurnished
• Laundry & utility: Community laundry

Listing history 50 events

1. 2026-11-08
   days on market $37,500 Active 31 DOM
2. 2026-11-07
   days on market $37,500 Active 30 DOM
3. 2026-11-06
   days on market $37,500 Active 29 DOM
4. 2026-11-05
   days on market $37,500 Active 28 DOM
5. 2026-11-04
   days on market $37,500 Active 27 DOM
6. 2026-11-02
   days on market $37,500 Active 25 DOM
7. 2026-11-01
   days on market $37,500 Active 24 DOM
8. 2026-10-31
   days on market $37,500 Active 23 DOM
9. 2026-10-30
   days on market $37,500 Active 22 DOM
10. 2026-10-29
    days on market $37,500 Active 21 DOM
11. 2026-10-28
    days on market $37,500 Active 20 DOM
12. 2026-10-27
    days on market $37,500 Active 19 DOM
13. 2026-10-26
    days on market $37,500 Active 18 DOM
14. 2026-10-25
    days on market $37,500 Active 17 DOM
15. 2026-10-24
    days on market $37,500 Active 16 DOM
16. 2026-10-23
    days on market $37,500 Active 15 DOM
17. 2026-10-22
    days on market $37,500 Active 14 DOM
18. 2026-10-21
    days on market $37,500 Active 13 DOM
19. 2026-10-20
    days on market $37,500 Active 12 DOM
20. 2026-10-19
    days on market $37,500 Active 11 DOM
21. 2026-10-18
    days on market $37,500 Active 10 DOM
22. 2026-10-17
    days on market $37,500 Active 9 DOM
23. 2026-10-16
    days on market $37,500 Active 8 DOM
24. 2026-10-15
    days on market $37,500 Active 7 DOM
25. 2026-10-14
    days on market $37,500 Active 6 DOM
26. 2026-10-13
    days on market $37,500 Active 5 DOM
27. 2026-10-12
    days on market $37,500 Active 4 DOM
28. 2026-10-11
    days on market $37,500 Active 3 DOM
29. 2026-10-10
    days on market $37,500 Active 2 DOM
30. 2026-10-09
    days on marketlisting id $37,500 Active 1 DOM
31. 2026-09-30
    days on market $37,500 Active 120 DOM
32. 2026-09-29
    days on market $37,500 Active 119 DOM
33. 2026-09-28
    days on market $37,500 Active 118 DOM
34. 2026-09-27
    days on market $37,500 Active 117 DOM
35. 2026-09-25
    days on market $37,500 Active 115 DOM
36. 2026-09-24
    days on market $37,500 Active 114 DOM
37. 2026-09-23
    days on market $37,500 Active 113 DOM
38. 2026-09-22
    days on market $37,500 Active 112 DOM
39. 2026-09-21
    days on market $37,500 Active 111 DOM
40. 2026-09-20
    days on market $37,500 Active 110 DOM
41. 2026-09-19
    days on market $37,500 Active 109 DOM
42. 2026-09-18
    days on market $37,500 Active 108 DOM
43. 2026-09-17
    days on market $37,500 Active 107 DOM
44. 2026-09-16
    days on market $37,500 Active 106 DOM
45. 2026-09-15
    days on market $37,500 Active 105 DOM
46. 2026-09-14
    days on market $37,500 Active 104 DOM
47. 2026-09-13
    days on market $37,500 Active 103 DOM
48. 2026-09-12
    days on market $37,500 Active 102 DOM
49. 2026-09-11
    days on market $37,500 Active 101 DOM
50. 2026-09-05
    days on market $37,500 Active 95 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

Taxation est. · year 1

• Rental income: $12,531
• − Mortgage interest: −$2,101
• − Property taxes: −$562
• − Insurance: −$1,690
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$1,091
• Taxable income: $5,082
• Est. tax owed @ 24.0%: −$1,220
• After-tax cash flow: $4,067/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

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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

• Race & ethnicity: White 50% Hispanic / Latino 46% Two or more races 16% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Languages at home: 57% English-only · Spanish 38% Chinese 1% 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: ▼ -118.23%
• Current HPI: 400.5663
• Rent YoY: —
• Metro: —
• 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

• Financial info: Monthly space rent: $750
• HOA & community: Senior communityDog parkTrailer storage availablePickleball courtsGolf course within the development

Exterior

• Parking: Two uncovered parking spacesDriveway parkingTandem parking
• Security: Gated communityAutomatic gateExterior security lightsCard/code accessClosed-circuit cameras
• Utilities: Water in streetOn-site sewerCable TV
• Home design: Park modelSingle storyGround-level entry with stepsWest-facing front doorDetached
• Construction: Built in 2006Siding exteriorPier-jack foundationTie-down foundation
• Exterior features: Covered deckAccessory buildingVinyl fencingMountain viewsState-road frontage

Interior

• Kitchen: Formica countersDisposalRefrigeratorMicrowave ovenGas rangeLiving and dining area combination
• Bedrooms: Main-floor bedroom
• Flooring: CarpetLinoleum
• Bathrooms: One full bathroomFiberglass showerShower stall
• Heating & cooling: Central heatingHeat pumpForced-air heatingCentral air conditioningCeiling fansElectric heating
• Interior features: Vaulted ceilingsSliding doorsUnfurnished
• Laundry & utility: Community laundry

Price history

+15.4% since first listed

4 events — show timeline

• 2026-10-01 Listing Removed — GPSMLS
• 2026-10-01 Listed $37,500 GPSMLS
• 2026-06-23 Price Changed $37,500 GPSMLS
• 2026-05-30 Listed $32,500 GPSMLS