18070 Langlois Rd #268 · Desert Edge, CA 92241

$124,900

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 139 Days on market

Built 1982 3,000 sqft lot $149/sqft · 144% above area $250/mo HOA · 13% of rent ↓ 10% since listing

---

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

Listing remarks MLS

GREAT OPPORTUNITY to MAKE THIS HOME YOUR OWN in the DESIRABLE JOSHUA SPRINGS 55+ COMMUNITY! This 2 BEDROOM, 2 BATH manufactured home offers approximately 896 SQ FT and is ready for your VISION. A true FIXER, it's ideal for someone HANDY and ready to transform it into the perfect WINTER GETAWAY, SEASONAL RETREAT, OR FULL-TIME RETIREMENT HOME. With updates and personal touches, this home has STRONG POTENTIAL AND VALUE. Joshua Springs is a RESIDENT-OWNED COMMUNITY offering exceptional affordability with LOW HOA DUES that include LAND TAX, WATER, TRASH, SEWER, CABLE, AND INTERNET — a rare ALL-INCLUSIVE PACKAGE. Residents enjoy TWO NATURAL MINERAL-WATER SPAS, A HEATED POOL, PICKLEBALL, A NEW DOG PARK, and beautifully maintained common areas, all just minutes from DOWNTOWN PALM SPRINGS. A fantastic chance to create your own DESERT ESCAPE while enjoying RESORT-STYLE AMENITIES in a welcoming 55+ neighborhood. * * * Photos AI Staged and enhanced * * *

Key facts

• Heated pool
• New dog park
• 3,000 sq ft lot

Tags

• NATURAL MINERAL WATER SPAS
• HEATED POOL
• NEW DOG PARK
• RESORT STYLE AMENITIES
• WELCOMING NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 14.8% in Desert Edge — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 3→7/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.50% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.34%
• DSCR: 1.77
• GRM: 5.5

CMA / ARV

• ARV (median comp): $54,593
• List price: $124,900
• Delta: 128.78%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17625 Langlois #105	0.37mi	2/2.0	840 (0%)	1mo	$55,000	$65	82
18131 Langlois Rd Unit S15	0.19mi	2/1.0	820 (-2%)	2mo	$75,000	$91	81
18555 Roberts Rd #17	0.19mi	2/2.0	960 (+14%)	3mo	$57,000	$59	65
17555-2 Corkill Rd #28	0.71mi	2/2.0	880 (+5%)	3mo	$99,990	$114	56
17800 Langlois Rd #217	0.22mi	2/2.0	960 (+14%)	13mo	$56,500	$59	55
18131 Langlois Rd Unit S1	0.18mi	2/2.0	960 (+14%)	16mo	$94,000	$98	54
18801 Roberts Rd #86	0.30mi	2/1.0	720 (-14%)	8mo	$30,000	$42	51
18801 Roberts Rd #171	0.30mi	2/1.0	724 (-14%)	11mo	$35,000	$48	50
18555 Roberts Rd #84	0.19mi	2/1.0	720 (-14%)	17mo	$40,000	$56	49
17850 Corkill Rd	0.54mi	2/1.0	750 (-11%)	10mo	$32,000	$43	45
17640 Corkill Rd #17	0.59mi	2/1.0	784 (-7%)	16mo	$38,000	$48	44
70875 Dillon Rd #85	0.60mi	2/2.0	720 (-14%)	16mo	$130,000	$181	35

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: 8.8%
• Equity multiple: 1.34×
• Total profit: $12,050
• Equity at exit: $18,623

10-year hold

• IRR: 18.0%
• Equity multiple: 2.50×
• Total profit: $52,344
• Equity at exit: $10,799

Cash invested: $34,972 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,878 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$21 /mo · $255/yr
• Insurance: −$52
• HOA: −$250
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $505

Break-even live

Break-even rent $1,238

Max offer price $124,900

Occupancy floor 68%

Sensitivity live

Price	-10% $576	-5% $541	+0% $505	+5% $327	+10% $284
Rent	-10% $357	-5% $431	+0% $505	+5% $580	+10% $654
Rate	-1.0pp $568	-0.5pp $537	base $505	+0.5pp $473	+1.0pp $440

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	24d	1	0.03mi
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	44d	1	0.03mi
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	44d	1	0.58mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: watersewertrashinternetcablepool

Listing history 17 events

1. 2026-06-18
   days on market $124,900 Active 139 DOM
2. 2026-06-17
   days on market $124,900 Active 138 DOM
3. 2026-06-16
   days on market $124,900 Active 137 DOM
4. 2026-06-15
   days on market $124,900 Active 136 DOM
5. 2026-06-13
   days on market $124,900 Active 134 DOM
6. 2026-06-13
   days on market $124,900 Active 133 DOM
7. 2026-06-09
   days on market $124,900 Active 130 DOM
8. 2026-06-08
   days on market $124,900 Active 129 DOM
9. 2026-06-07
   days on market $124,900 Active 128 DOM
10. 2026-06-04
    days on market $124,900 Active 125 DOM
11. 2026-06-03
    days on market $124,900 Active 124 DOM
12. 2026-06-02
    days on market $124,900 Active 123 DOM
13. 2026-06-01
    days on market $124,900 Active 122 DOM
14. 2026-05-31
    days on market $124,900 Active 121 DOM
15. 2026-05-19
    price $124,900 966-char remark

    Show marketing remark (966 chars)

    GREAT OPPORTUNITY to MAKE THIS HOME YOUR OWN in the DESIRABLE JOSHUA SPRINGS 55+ COMMUNITY! This 2 BEDROOM, 2 BATH manufactured home offers approximately 896 SQ FT and is ready for your VISION. A true FIXER, it's ideal for someone HANDY and ready to transform it into the perfect WINTER GETAWAY, SEASONAL RETREAT, OR FULL-TIME RETIREMENT HOME. With updates and personal touches, this home has STRONG POTENTIAL AND VALUE. Joshua Springs is a RESIDENT-OWNED COMMUNITY offering exceptional affordability with LOW HOA DUES that include LAND TAX, WATER, TRASH, SEWER, CABLE, AND INTERNET — a rare ALL-INCLUSIVE PACKAGE. Residents enjoy TWO NATURAL MINERAL-WATER SPAS, A HEATED POOL, PICKLEBALL, A NEW DOG PARK, and beautifully maintained common areas, all just minutes from DOWNTOWN PALM SPRINGS. A fantastic chance to create your own DESERT ESCAPE while enjoying RESORT-STYLE AMENITIES in a welcoming 55+ neighborhood. * * * Photos AI Staged and enhanced * * *

16. 2026-04-02
    price $131,500 966-char remark

    Show marketing remark (966 chars)

    GREAT OPPORTUNITY to MAKE THIS HOME YOUR OWN in the DESIRABLE JOSHUA SPRINGS 55+ COMMUNITY! This 2 BEDROOM, 2 BATH manufactured home offers approximately 896 SQ FT and is ready for your VISION. A true FIXER, it's ideal for someone HANDY and ready to transform it into the perfect WINTER GETAWAY, SEASONAL RETREAT, OR FULL-TIME RETIREMENT HOME. With updates and personal touches, this home has STRONG POTENTIAL AND VALUE. Joshua Springs is a RESIDENT-OWNED COMMUNITY offering exceptional affordability with LOW HOA DUES that include LAND TAX, WATER, TRASH, SEWER, CABLE, AND INTERNET — a rare ALL-INCLUSIVE PACKAGE. Residents enjoy TWO NATURAL MINERAL-WATER SPAS, A HEATED POOL, PICKLEBALL, A NEW DOG PARK, and beautifully maintained common areas, all just minutes from DOWNTOWN PALM SPRINGS. A fantastic chance to create your own DESERT ESCAPE while enjoying RESORT-STYLE AMENITIES in a welcoming 55+ neighborhood. * * * Photos AI Staged and enhanced * * *

17. 2026-01-30
    listed $138,500 Active 966-char remark

    Show marketing remark (966 chars)

    GREAT OPPORTUNITY to MAKE THIS HOME YOUR OWN in the DESIRABLE JOSHUA SPRINGS 55+ COMMUNITY! This 2 BEDROOM, 2 BATH manufactured home offers approximately 896 SQ FT and is ready for your VISION. A true FIXER, it's ideal for someone HANDY and ready to transform it into the perfect WINTER GETAWAY, SEASONAL RETREAT, OR FULL-TIME RETIREMENT HOME. With updates and personal touches, this home has STRONG POTENTIAL AND VALUE. Joshua Springs is a RESIDENT-OWNED COMMUNITY offering exceptional affordability with LOW HOA DUES that include LAND TAX, WATER, TRASH, SEWER, CABLE, AND INTERNET — a rare ALL-INCLUSIVE PACKAGE. Residents enjoy TWO NATURAL MINERAL-WATER SPAS, A HEATED POOL, PICKLEBALL, A NEW DOG PARK, and beautifully maintained common areas, all just minutes from DOWNTOWN PALM SPRINGS. A fantastic chance to create your own DESERT ESCAPE while enjoying RESORT-STYLE AMENITIES in a welcoming 55+ neighborhood. * * * Photos AI Staged and enhanced * * *

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $255 · $21/mo
• Projected year-2 tax: $949 · $79/mo
• Expected delta: +$694/yr (+$58/mo · 271.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 3 d/yr ≥109°F today · 7 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: $22,537
• − Mortgage interest: −$6,996
• − Property taxes: −$255
• − Insurance: −$624
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − HOA: −$3,000
• − Depreciation: −$3,633
• Taxable income: $4,422
• Est. tax owed @ 24.0%: −$1,061
• After-tax cash flow: $5,004/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.

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

-9.8% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $124,900 GPSMLS
• 2026-04-02 Price Changed $131,500 GPSMLS
• 2026-01-30 Listed $138,500 GPSMLS

Property tax history

+4.4%/yr

Latest (2025): $255 · -2.1% YoY. Source: county tax records.