70200 Dillon Rd #328 · Desert Edge, CA 92241

$49,500

1 bd · 1.0 ba · 400 sqft · Manufactured · 90 Days on market

Built 2006 Good condition $124/sqft · 10% above area Est $45k · 10% over ↓ 14% 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
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• ARV discount +3.0/15.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spectacular and prime location close to the Clubhouse with this 2006 ~400 sq. ft. Laurel Crest Park Model home with sweeping and unobstructed views of Mt. San Jacinto. Come find your vacation getaway to the sun and desert with this immaculate, efficient, and well-maintained 1 bedroom, 1 bath, travertine flooring throughout, modern finishes, and volume ceilings. Sunbathe on your deck surrounded by glass railing for viewing pleasure to take in all the magnificent beauty and desert scenery, additionally, a finished shed with possible washer/dryer connection and a new HVAC system. This jewel is in the premiere Caliente Springs 55+ Resort and offers top notch amenities to soothe your every desire including mineral hot spring fed pool and spas, fitness center, 9-hole golf course, 8-pickleball courts, tennis courts, full laundry facilities, library, chapel services all in a fun and active community. Bring offers, make new friends, and call this home. Lot is not owned; space rent is $811 (subject to change). Easy lender financing (OAC).

Key facts

• Fitness center
• Unobstructed views
• Finished shed

Tags

• UNOBSTRUCTED VIEWS
• FINISHED SHED
• NEW HVAC SYSTEM
• MINERAL HOT SPRING FED POOL
• FITNESS CENTER
• 9-HOLE GOLF COURSE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.9% vs local median 14.8% 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-, 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; 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 $342 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 2y ago 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); moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 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: $49,500
• Delta: 10.00%
• Verdict: FAIR
• 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 #2	0.00mi	1/1.0	400 (0%)	3mo	$50,000	$125	98
70200 Dillon Rd #190	0.00mi	1/1.0	400 (0%)	5mo	$40,000	$100	96
70200 Dillon Rd #28	0.00mi	1/1.0	400 (0%)	10mo	$38,000	$95	92
70200 Dillon Rd #192	0.11mi	1/1.0	400 (0%)	4mo	$43,000	$108	92
70200 Dillon Rd #585	0.06mi	1/1.0	400 (0%)	7mo	$58,000	$145	92
70200 Dillon Rd #515	0.00mi	1/1.0	400 (0%)	14mo	$45,000	$113	89
70200 Dillon Rd #393	0.27mi	1/1.0	400 (0%)	1mo	$26,500	$66	86
70200 Dillon Rd #25	0.27mi	1/1.0	400 (0%)	2mo	$32,500	$81	86
70200 Dillon Rd #402	0.27mi	1/1.0	400 (0%)	3mo	$95,000	$238	85
70200 Dillon Rd #425	0.27mi	1/1.0	400 (0%)	4mo	$47,000	$118	84
70201 Aurora Rd #149	0.33mi	1/1.0	399 (-0%)	3mo	$54,000	$135	81
17405 Corkill Rd #22	0.40mi	1/1.0	432 (+8%)	4mo	$65,000	$150	65

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: 45.9%
• Equity multiple: 2.99×
• Total profit: $27,645
• Equity at exit: $7,381

10-year hold

• IRR: 51.8%
• Equity multiple: 6.07×
• Total profit: $70,265
• Equity at exit: $4,280

Cash invested: $13,860 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$260
• Tax est. 1.5%: −$62 /mo · $742/yr
• Insurance: −$21
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $558

Break-even live

Break-even rent $592

Max offer price $49,500

Occupancy floor 52%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $49,500 Active 90 DOM
2. 2026-06-17
   days on market $49,500 Active 89 DOM
3. 2026-06-16
   days on market $49,500 Active 88 DOM
4. 2026-06-15
   days on market $49,500 Active 87 DOM
5. 2026-06-13
   days on market $49,500 Active 85 DOM
6. 2026-06-13
   days on market $49,500 Active 84 DOM
7. 2026-06-09
   days on market $49,500 Active 81 DOM
8. 2026-06-08
   days on market $49,500 Active 80 DOM
9. 2026-06-07
   days on market $49,500 Active 79 DOM
10. 2026-06-04
    days on market $49,500 Active 76 DOM
11. 2026-06-03
    days on market $49,500 Active 75 DOM
12. 2026-06-02
    days on market $49,500 Active 74 DOM
13. 2026-06-01
    days on market $49,500 Active 73 DOM
14. 2026-05-31
    days on market $49,500 Active 72 DOM
15. 2026-03-14
    historical

    Show marketing remark (1044 chars)

    Spectacular and prime location close to the Clubhouse with this 2006 ~400 sq. ft. Laurel Crest Park Model home with sweeping and unobstructed views of Mt. San Jacinto. Come find your vacation getaway to the sun and desert with this immaculate, efficient, and well-maintained 1 bedroom, 1 bath, travertine flooring throughout, modern finishes, and volume ceilings. Sunbathe on your deck surrounded by glass railing for viewing pleasure to take in all the magnificent beauty and desert scenery, additionally, a finished shed with possible washer/dryer connection and a new HVAC system. This jewel is in the premiere Caliente Springs 55+ Resort and offers top notch amenities to soothe your every desire including mineral hot spring fed pool and spas, fitness center, 9-hole golf course, 8-pickleball courts, tennis courts, full laundry facilities, library, chapel services all in a fun and active community. Bring offers, make new friends, and call this home. Lot is not owned; space rent is $811 (subject to change). Easy lender financing (OAC).

16. 2026-03-14
    listed $49,500 Active 1044-char remark

    Show marketing remark (1044 chars)

    Spectacular and prime location close to the Clubhouse with this 2006 ~400 sq. ft. Laurel Crest Park Model home with sweeping and unobstructed views of Mt. San Jacinto. Come find your vacation getaway to the sun and desert with this immaculate, efficient, and well-maintained 1 bedroom, 1 bath, travertine flooring throughout, modern finishes, and volume ceilings. Sunbathe on your deck surrounded by glass railing for viewing pleasure to take in all the magnificent beauty and desert scenery, additionally, a finished shed with possible washer/dryer connection and a new HVAC system. This jewel is in the premiere Caliente Springs 55+ Resort and offers top notch amenities to soothe your every desire including mineral hot spring fed pool and spas, fitness center, 9-hole golf course, 8-pickleball courts, tennis courts, full laundry facilities, library, chapel services all in a fun and active community. Bring offers, make new friends, and call this home. Lot is not owned; space rent is $811 (subject to change). Easy lender financing (OAC).

17. 2025-11-27
    historical
18. 2025-11-26
    listed $53,000 Active
19. 2025-09-23
    historical
20. 2025-09-23
    listed $53,000 Active
21. 2025-07-22
    listed $53,000 Active
22. 2025-07-06
    historical
23. 2025-06-04
    listed $53,000 Active
24. 2025-06-03
    historical
25. 2025-04-08
    historical
26. 2025-04-08
    listed $53,000 Active
27. 2025-03-06
    historical
28. 2025-03-06
    listed $53,000 Active
29. 2025-02-04
    listed $53,000 Active
30. 2025-02-02
    historical
31. 2024-11-02
    listed $59,000 Active
32. 2024-11-01
    historical
33. 2024-07-11
    historical
34. 2024-07-11
    listed $57,500 Active
35. 2024-04-18
    listed $57,500 Active

ⓘ 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 5/10 Major
• 🌡 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: $15,581
• − Mortgage interest: −$2,773
• − Property taxes: −$742
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$1,440
• Taxable income: $6,383
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $5,170/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 80/100 Cosmetic rehab

This 2006 Laurel Crest Park model home offers a good condition with a prime location and sweeping views. It's ready for a fresh coat of paint and some landscaping to enhance its curb appeal and value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds greenery
• Both painting — refreshes exterior and interior
• Both HVAC maintenance — ensures comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds greenery ↑
• Both painting — refreshes exterior and interior ↑
• Both HVAC maintenance — ensures comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-13.9% since first listed

21 events — show timeline

• 2026-03-14 Listing Removed — GPSMLS
• 2026-03-14 Listed $49,500 GPSMLS
• 2025-11-27 Listing Removed — GPSMLS
• 2025-11-26 Listed $53,000 GPSMLS
• 2025-09-23 Listing Removed — GPSMLS
• 2025-09-23 Listed $53,000 GPSMLS
• 2025-07-22 Listed $53,000 GPSMLS
• 2025-07-06 Listing Removed — GPSMLS
• 2025-06-04 Listed $53,000 GPSMLS
• 2025-06-03 Listing Removed — GPSMLS
• 2025-04-08 Listing Removed — GPSMLS
• 2025-04-08 Listed $53,000 GPSMLS
• 2025-03-06 Listing Removed — GPSMLS
• 2025-03-06 Listed $53,000 GPSMLS
• 2025-02-04 Listed $53,000 GPSMLS
• 2025-02-02 Listing Removed — GPSMLS
• 2024-11-02 Listed $59,000 GPSMLS
• 2024-11-01 Listing Removed — GPSMLS
• 2024-07-11 Listing Removed — GPSMLS
• 2024-07-11 Listed $57,500 GPSMLS
• 2024-04-18 Listed $57,500 GPSMLS