70200 Dillon Rd #35 · Desert Edge, CA 92241

$44,900

1 bd · 1.0 ba · 550 sqft · Manufactured · 32 Days on market

Manufactured home 55+ age-restricted Built 1990 Good condition $82/sqft · 20% below area Est $56k · 20% under

---

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

This well-appointed and comfortable home is conveniently located steps from the Clubhouse and centrally positioned to take advantage of all amenities offered by this outstanding resort. The residence is approximately 550 sq. ft. , featuring one bedroom and one bathroom, with bright interiors and efficient use of space. Residents can appreciate crisp vistas of the surrounding desert landscape and scenic hills from both the front view and a private rear patio, ideal for relaxation and enjoying the natural environment.

Key facts

• 55+ resort community
• Private rear patio
• 9-hole golf course

Tags

• PRIVATE REAR PATIO
• MINERAL-FED HOT SPRING POOLS
• 9-HOLE GOLF COURSE
• PICKLEBALL AND TENNIS COURTS
• 55+ RESORT COMMUNITY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $45k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.0% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 159d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• This rent runs 36% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($44k) 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 $43,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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: 3.06% ✓
• Cap rate: 26.96%
• Cash-on-cash: 73.83%
• DSCR: 4.28
• GRM: 2.7

CMA / ARV

• ARV (median comp): $55,900
• List price: $44,900
• Delta: -19.68%
• Verdict: UNDERPRICED
• Comps: 20 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 #654	0.17mi	2/1.0 (+1)	550 (0%)	8mo	$97,500	$177	81
70200 Dillon Rd #105	0.00mi	2/1.5 (+1)	600 (+9%)	1mo	$59,000	$98	77
70200 Dillon Rd #213	0.16mi	1/1.0	500 (-9%)	2mo	$49,000	$98	76
70200 Dillon Rd #422	0.11mi	1/1.0	600 (+9%)	4mo	$35,600	$59	76
17640 Corkill Rd #64	0.45mi	1/1.0	560 (+2%)	4mo	$32,000	$57	73
70200 Dillon Rd #215	0.11mi	1/1.0	600 (+9%)	8mo	$65,000	$108	73
70200 Dillon Rd #605	0.11mi	1/1.0	600 (+9%)	9mo	$97,500	$163	72
70200 Dillon Rd #446	0.00mi	2/1.5 (+1)	600 (+9%)	9mo	$75,000	$125	71
70200 Dillon Rd #97	0.17mi	1/1.0	600 (+9%)	9mo	$20,500	$34	70
70200 Dillon Rd #36	0.11mi	1/1.0	600 (+9%)	12mo	$65,000	$108	70
70200 Dillon Rd #590	0.17mi	2/1.0 (+1)	625 (+14%)	9mo	$61,500	$98	57
17850 Corkill Rd #31	0.61mi	2/1.0 (+1)	600 (+9%)	10mo	$25,000	$42	44

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: 60.9%
• Equity multiple: 3.71×
• Total profit: $34,109
• Equity at exit: $6,695

10-year hold

• IRR: 65.5%
• Equity multiple: 7.62×
• Total profit: $83,262
• Equity at exit: $3,882

Cash invested: $12,572 (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: 26 active · 4 under contract
• Months of supply: 31.2 mo (3%/mo absorbed)
• Median asking: $57,250 ($102/sqft)
• Median days on market: 35 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: -0.5% 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: 336
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,372 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $648

Break-even live

Break-even rent $551

Max offer price $44,900

Occupancy floor 48%

Sensitivity live

Price	-10% $679	-5% $664	+0% $648	+5% $633	+10% $617
Rent	-10% $540	-5% $594	+0% $648	+5% $702	+10% $757
Rate	-1.0pp $671	-0.5pp $660	base $648	+0.5pp $637	+1.0pp $625

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: $11,225
• Closing costs: $1,347
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	184d	1	0.80mi
69360 Poolside Dr Dsrt Hot Spgs, CA	2.0	2.0	648	$1,700	$2.62	53d	1	0.82mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	159d	1	1.37mi

Property features AI

Finance

• HOA & community: Senior communityDog parkPickleball courtsGolf course within the developmentTrailer storage availableClose to clubhouse

Exterior

• Parking: Attached carportTwo parking spaces, including one uncovered space
• Security: Gated communityAutomatic gateResident managerFire sprinkler systemExterior security lightsCard/code accessClosed-circuit cameras
• Utilities: Water available in streetOn-site sewerCable TV
• Home design: Park modelOne storyGround-level entry with stepsNorth-facing front doorDetached
• Construction: Siding exteriorPier-jack and tie-down foundationBuilt in 1990
• Exterior features: Covered deckAccessory buildingsVinyl fencingMountain viewsGrab bars in bathroom

Interior

• Kitchen: Formica countersSkylightGas cooktop and gas ovenRefrigeratorMicrowave oven
• Bedrooms: Main-floor bedroom
• Flooring: Laminate and mixed flooring
• Bathrooms: 1 full bathroomFiberglass showerShower and tub
• Heating & cooling: Electric heatCentral heatingHeat pumpForced-air heatingAir conditioningCentral airCeiling fan
• Interior features: Vaulted ceilingsSliding doorsPartially furnishedBlinds and mini blinds
• Laundry & utility: Community laundry areaWasher

Listing history 50 events

1. 2026-11-08
   days on market $44,900 Active 32 DOM
2. 2026-11-07
   days on market $44,900 Active 31 DOM
3. 2026-11-06
   days on market $44,900 Active 30 DOM
4. 2026-11-05
   days on market $44,900 Active 29 DOM
5. 2026-11-04
   days on market $44,900 Active 28 DOM
6. 2026-11-02
   days on market $44,900 Active 26 DOM
7. 2026-11-01
   days on market $44,900 Active 25 DOM
8. 2026-10-31
   days on market $44,900 Active 24 DOM
9. 2026-10-30
   days on market $44,900 Active 23 DOM
10. 2026-10-29
    days on market $44,900 Active 22 DOM
11. 2026-10-28
    days on market $44,900 Active 21 DOM
12. 2026-10-27
    days on market $44,900 Active 20 DOM
13. 2026-10-26
    days on market $44,900 Active 19 DOM
14. 2026-10-25
    days on market $44,900 Active 18 DOM
15. 2026-10-24
    days on market $44,900 Active 17 DOM
16. 2026-10-23
    days on market $44,900 Active 16 DOM
17. 2026-10-22
    days on market $44,900 Active 15 DOM
18. 2026-10-21
    days on market $44,900 Active 14 DOM
19. 2026-10-20
    days on market $44,900 Active 13 DOM
20. 2026-10-19
    days on market $44,900 Active 12 DOM
21. 2026-10-18
    days on market $44,900 Active 11 DOM
22. 2026-10-17
    days on market $44,900 Active 10 DOM
23. 2026-10-16
    days on market $44,900 Active 9 DOM
24. 2026-10-15
    days on market $44,900 Active 8 DOM
25. 2026-10-14
    days on market $44,900 Active 7 DOM
26. 2026-10-13
    days on market $44,900 Active 6 DOM
27. 2026-10-12
    days on market $44,900 Active 5 DOM
28. 2026-10-11
    days on market $44,900 Active 4 DOM
29. 2026-10-10
    days on market $44,900 Active 3 DOM
30. 2026-10-09
    days on market $44,900 Active 2 DOM
31. 2026-10-08
    days on marketlisting id $44,900 Active 1 DOM
32. 2026-09-30
    days on market $44,900 Active 219 DOM
33. 2026-09-29
    days on market $44,900 Active 218 DOM
34. 2026-09-28
    days on market $44,900 Active 217 DOM
35. 2026-09-27
    days on market $44,900 Active 216 DOM
36. 2026-09-25
    days on market $44,900 Active 214 DOM
37. 2026-09-24
    days on market $44,900 Active 213 DOM
38. 2026-09-23
    days on market $44,900 Active 212 DOM
39. 2026-09-22
    days on market $44,900 Active 211 DOM
40. 2026-09-21
    days on market $44,900 Active 210 DOM
41. 2026-09-20
    days on market $44,900 Active 209 DOM
42. 2026-09-19
    days on market $44,900 Active 208 DOM
43. 2026-09-18
    days on market $44,900 Active 207 DOM
44. 2026-09-17
    days on market $44,900 Active 206 DOM
45. 2026-09-16
    days on market $44,900 Active 205 DOM
46. 2026-09-15
    days on market $44,900 Active 204 DOM
47. 2026-09-14
    days on market $44,900 Active 203 DOM
48. 2026-09-13
    days on market $44,900 Active 202 DOM
49. 2026-09-12
    days on market $44,900 Active 201 DOM
50. 2026-09-11
    days on market $44,900 Active 200 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: $16,462
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$1,727
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$1,306
• Taxable income: $7,606
• Est. tax owed @ 24.0%: −$1,826
• After-tax cash flow: $5,953/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $2,750–$8,250 screening

This well-maintained mobile home is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for value appreciation through cosmetic updates and improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Updating the flooring — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Renovating the bathrooms — Fresh bathrooms can significantly enhance the home's value and functionality. ↑
• Both Landscaping improvements — A well-maintained landscape can improve curb appeal and add value to the property. ↑

ⓘ 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%
• 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

Property features AI

Finance

• HOA & community: Senior communityDog parkPickleball courtsGolf course within the developmentTrailer storage availableClose to clubhouse

Exterior

• Parking: Attached carportTwo parking spaces, including one uncovered space
• Security: Gated communityAutomatic gateResident managerFire sprinkler systemExterior security lightsCard/code accessClosed-circuit cameras
• Utilities: Water available in streetOn-site sewerCable TV
• Home design: Park modelOne storyGround-level entry with stepsNorth-facing front doorDetached
• Construction: Siding exteriorPier-jack and tie-down foundationBuilt in 1990
• Exterior features: Covered deckAccessory buildingsVinyl fencingMountain viewsGrab bars in bathroom

Interior

• Kitchen: Formica countersSkylightGas cooktop and gas ovenRefrigeratorMicrowave oven
• Bedrooms: Main-floor bedroom
• Flooring: Laminate and mixed flooring
• Bathrooms: 1 full bathroomFiberglass showerShower and tub
• Heating & cooling: Electric heatCentral heatingHeat pumpForced-air heatingAir conditioningCentral airCeiling fan
• Interior features: Vaulted ceilingsSliding doorsPartially furnishedBlinds and mini blinds
• Laundry & utility: Community laundry areaWasher

Price history

+0.0% since first listed

3 events — show timeline

• 2026-10-01 Listing Removed — GPSMLS
• 2026-10-01 Listed $44,900 GPSMLS
• 2026-02-22 Listed $44,900 GPSMLS