69525-5 Dillon · Desert Edge, CA 92241

$175,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 181 Days on market

Built 1990 Est $151k · 16% over $160/mo HOA · 9% of rent

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Why this score? — see what drove the D 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 +20.8/30.0
• DSCR +6.6/10.0
• 1% rule +5.6/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks

BIG PRICE REDUCTION Located in the 55+ Dillon Estates community in Desert Hot Springs, this home offers a great opportunity for buyers looking for space, value, and the chance to make a home their own. Dillon Estates is known for its wide streets, community pool, and relaxed desert lifestyle set against scenic mountain views. Situated on a desirable pie-shaped lot, the property features a very large backyard, providing extra privacy and room for outdoor living, gardening, or future improvements. Inside, the home offers three bedrooms, two bathrooms, and a two-car garage, a rare find in this community. The home does need updating and is priced accordingly, making it an excellent option for b

Key facts

• Community pool
• Large backyard
• Pie-shaped lot

Tags

• DILLON ESTATES COMMUNITY
• COMMUNITY POOL
• SCENIC MOUNTAIN VIEWS
• PIE-SHAPED LOT
• LARGE BACKYARD
• OUTDOOR LIVING

Property features AI

Finance

• Other: Manager approval required
• Financial info: Land lease of $160 (land lease applies)
• HOA & community: Part of Dillon Estates association; Monthly association fee of $160; Senior community; Street lighting in the community; Park name: Dillon Estates (private paved road)

Exterior

• Parking: Attached garage with front entry and direct access; 2 parking spaces (garage)
• Utilities: Public sewer; District/public water; Electricity connected; Cable available; Telephone available/in street; Sewer connected; Water connected
• Home design: Single-story mobile home; Entry on the front
• Construction: Permanent foundation; Mobile home remains on site
• Exterior features: Back yard; Association pool

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (furnace); Central cooling with heat pump
• Interior features: Front entry; One level home
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 32 sale attempts since 20y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $175k implies a 351% gain — meaningful room to come down on a strong offer.

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 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.06% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $150,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69525 Dillon Rd #88	0.00mi	3/2.0	1,248 (-7%)	6mo	$180,000	$144	83
16821 Lakeside Ct	0.24mi	3/2.0	1,368 (+2%)	5mo	$170,000	$124	82
17555 Corkill Rd	0.39mi	2/2.0 (-1)	1,344 (0%)	7mo	$105,000	$78	71
69280 Fairway Dr	0.40mi	2/2.0 (-1)	1,320 (-2%)	8mo	$148,000	$112	67
69303 Golden Dr W	0.48mi	2/2.0 (-1)	1,344 (0%)	7mo	$160,000	$119	67
69500 Poolside	0.42mi	2/2.0 (-1)	1,440 (+7%)	2mo	$140,000	$97	62
16411 Vista Cerro	0.39mi	2/2.0 (-1)	1,430 (+6%)	6mo	$195,000	$136	61
17640 Corkill Rd #27	0.50mi	3/2.0	1,248 (-7%)	7mo	$60,000	$48	59
17640 Corkill #78 Rd	0.50mi	2/2.0 (-1)	1,248 (-7%)	1mo	$69,999	$56	59
69237 Westwood Ct	0.63mi	3/2.0	1,420 (+6%)	4mo	$160,000	$113	58
69300 Fairway Dr	0.38mi	2/2.0 (-1)	1,152 (-14%)	1mo	$109,000	$95	53
17640 Corkill Rd #46	0.50mi	3/2.0	1,200 (-11%)	7mo	$58,000	$48	52

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-20,877
• Equity at exit: $26,093

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-8,236
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$73
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$160
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $116

Break-even live

Break-even rent $1,704

Max offer price $175,000

Occupancy floor 89%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	43d	1	1.09mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	24d	1	1.09mi

HOA detail

• Monthly dues: $160 · $1,920/yr
• Likely covers: pool

Listing history 50 events

1. 2026-06-18
   days on market $175,000 Active 181 DOM
2. 2026-06-17
   days on market $175,000 Active 180 DOM
3. 2026-06-16
   days on market $175,000 Active 179 DOM
4. 2026-06-15
   days on market $175,000 Active 178 DOM
5. 2026-06-13
   days on market $175,000 Active 176 DOM
6. 2026-06-13
   days on market $175,000 Active 175 DOM
7. 2026-06-09
   days on market $175,000 Active 172 DOM
8. 2026-06-08
   days on market $175,000 Active 171 DOM
9. 2026-06-08
   status $175,000 Active 170 DOM
10. 2026-06-07
    days on market $175,000 Active Under Contract 170 DOM
11. 2026-06-04
    days on market $175,000 Active Under Contract 167 DOM
12. 2026-06-03
    days on market $175,000 Active Under Contract 166 DOM
13. 2026-06-02
    days on market $175,000 Active Under Contract 165 DOM
14. 2026-06-01
    days on market $175,000 Active Under Contract 164 DOM
15. 2026-05-31
    days on market $175,000 Active Under Contract 163 DOM
16. 2026-04-22
    historical Active Under Contract
17. 2026-02-20
    price $175,000
18. 2025-12-19
    listed $200,000 Active
19. 2025-09-14
    historical $1,399
20. 2025-08-12
    historical $1,399
21. 2025-08-02
    price $1,399
22. 2025-07-30
    listed $1,800
23. 2025-07-30
    listed $2,400
24. 2025-07-13
    historical
25. 2025-06-14
    historical $2,400
26. 2025-06-14
    historical $2,400
27. 2025-06-14
    listed $2,400
28. 2025-06-02
    listed $1,499
29. 2025-02-06
    price $32,000
30. 2025-01-14
    listed $37,000 Active
31. 2024-12-31
    historical
32. 2024-10-13
    status Active
33. 2024-09-30
    status Pending Sale
34. 2024-09-13
    historical Active Under Contract
35. 2024-07-27
    historical
36. 2024-07-27
    historical
37. 2024-07-27
    historical
38. 2024-04-21
    listed $45,000 Active
39. 2024-03-03
    historical
40. 2024-02-09
    soldstatus $38,800 Sold
41. 2024-02-08
    status Pending (Do Not Show)
42. 2024-01-02
    listed $39,800 Active
43. 2023-10-13
    price $46,995
44. 2023-10-12
    listed $46,995 Active
45. 2023-10-02
    listed $49,995 Active
46. 2023-09-18
    soldstatus $31,800 Sold
47. 2023-08-30
    listed $83,995 Active
48. 2023-08-28
    historical Contingent
49. 2023-05-12
    listed $35,888 Active
50. 2023-03-03
    listed $155,000 Active

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $1,330 · $111/mo
• Expected delta: +$491/yr (+$41/mo · 58.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 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: $22,200
• − Mortgage interest: −$9,803
• − Property taxes: −$839
• − Insurance: −$2,378
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − HOA: −$1,920
• − Depreciation: −$5,091
• Taxable loss: −$1,383
• Est. tax savings @ 24.0%: +$332
• After-tax cash flow: $1,720/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

+196.6% since first listed

78 events — show timeline

• 2026-04-22 Contingent — CRMLS
• 2026-02-20 Price Changed $175,000 CRMLS
• 2025-12-19 Listed $200,000 CRMLS
• 2025-09-14 Rental Removed $1,399 APPFOLIO
• 2025-08-12 Rental Removed $1,399 BUILDIUM
• 2025-08-02 Price Changed $1,399 APPFOLIO
• 2025-07-30 Listed for Rent $1,800 BUILDIUM
• 2025-07-30 Listed for Rent $2,400 APPFOLIO
• 2025-07-13 Listing Removed — CRMLS
• 2025-06-14 Rental Removed $2,400 BUILDIUM
• 2025-06-14 Rental Removed $2,400 APPFOLIO
• 2025-06-14 Listed for Rent $2,400 BUILDIUM
• 2025-06-02 Listed for Rent $1,499 APPFOLIO
• 2025-02-06 Price Changed $32,000 CRMLS
• 2025-01-14 Listed $37,000 CRMLS
• 2024-12-31 Listing Removed — CRMLS
• 2024-10-13 Relisted — CRMLS
• 2024-09-30 Pending — CRMLS
• 2024-09-13 Contingent — CRMLS
• 2024-07-27 Listing Removed — CRMLS
• 2024-07-27 Listing Removed — CRMLS
• 2024-07-27 Listing Removed — CRMLS
• 2024-04-21 Listed $45,000 CRMLS
• 2024-03-03 Listing Removed — CRMLS
• 2024-02-09 Sold (MLS) $38,800 MLSListings
• 2024-02-08 Pending — MLSListings
• 2024-01-02 Listed $39,800 MLSListings
• 2023-10-13 Price Changed $46,995 CRMLS
• 2023-10-12 Listed $46,995 CRMLS
• 2023-10-02 Listed $49,995 CRMLS
• 2023-09-18 Sold (MLS) $31,800 MLSListings
• 2023-08-30 Listed $83,995 CRMLS
• 2023-08-28 Contingent — MLSListings
• 2023-05-12 Listed $35,888 MLSListings
• 2023-03-03 Listed $155,000 CRMLS
• 2022-07-01 Sold (MLS) $22,000 CRMLS
• 2022-06-30 Pending — CRMLS
• 2022-06-21 Contingent — CRMLS
• 2022-06-08 Listed $27,000 CRMLS
• 2021-01-08 Listing Removed — CRMLS
• 2020-05-01 Listing Removed — GPSMLS
• 2020-02-24 Listed $175,000 CRMLS
• 2019-10-05 Listed $21,000 GPSMLS
• 2019-10-01 Listing Removed — GPSMLS
• 2019-05-07 Relisted — GPSMLS
• 2019-04-26 Contingent — GPSMLS
• 2019-03-27 Listed $12,000 GPSMLS
• 2019-01-31 Listing Removed — GPSMLS
• 2018-08-02 Listed $25,000 GPSMLS
• 2016-03-23 Listing Removed — CRMLS
• 2016-03-23 Listing Removed — CRMLS
• 2015-12-02 Price Changed $33,000 CRMLS
• 2015-11-25 Listed $34,000 CRMLS
• 2015-11-25 Listed $33,000 CRMLS
• 2015-07-19 Listing Removed — CRMLS
• 2015-07-19 Listing Removed — CRMLS
• 2015-03-20 Price Changed $34,000 CRMLS
• 2015-02-07 Listed $35,000 CRMLS
• 2015-01-19 Listed $34,000 CRMLS
• 2015-01-17 Listing Removed — CRMLS
• 2015-01-17 Listing Removed — CRMLS
• 2014-10-16 Price Changed $36,000 CRMLS
• 2014-07-19 Listed $39,000 CRMLS
• 2014-07-19 Listed $36,000 CRMLS
• 2014-05-02 Listing Removed — CRMLS
• 2014-02-19 Price Changed $40,000 CRMLS
• 2014-02-19 Listing Removed — CRMLS
• 2014-01-29 Listed $42,000 CRMLS
• 2013-12-15 Listed $40,000 CRMLS
• 2013-08-26 Listing Removed — CRMLS
• 2013-08-25 Listing Removed — CRMLS
• 2013-07-21 Price Changed $45,000 CRMLS
• 2013-02-28 Listed $50,000 CRMLS
• 2013-02-25 Listed $45,000 CRMLS
• 2006-07-15 Listing Removed — GPSMLS
• 2006-07-10 Listing Removed — GPSMLS
• 2006-07-10 Listed $160,000 GPSMLS
• 2006-01-10 Listed $59,000 GPSMLS

Property tax history

-2.0%/yr

Latest (2025): $839 · -2.1% YoY. Source: county tax records.