93 Jupiter St · Palm Springs, CA 92264

$115,000

2 bd · 2.0 ba · 672 sqft · Manufactured public records · 86 Days on market

Built 1972 2,800 sqft lot $171/sqft · 48% above area Est $87k · 33% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION, LOCATION!! This mobile home is nestled under the Santa Rosa Mountains in south Palm Springs; Horizon Village is an eclectic all-age community situated just below the iconic Bob Hope Estate and Araby Hiking trail. Enjoy the well-maintained park, with great neighbors, quiet, affordable and secure location. Pet friendly/enclosed dog park and virtually wind free. Palm Springs International Airport is a 5-minute drive. There is a community swimming pool & Spa, a community room, fitness center, and shuffleboard. This mobile is ready for a new owner that wants to enjoy the relaxed lifestyle of Palm Springs. It can be a permanent home or a vacation home. It must be owner occupied, all potential buyers must be approved by management to purchase, the monthly land rent will be $925 buyer is responsible for electricity, gas, water and sewer. Buyers must have two times the monthly rent in verifiable income to purchase. This two-bedroom, one bath mobile home has been immaculately maintained and renovated. It has private outdoor space for entertaining or having your morning coffee or evening cocktail. two storage sheds, one with washer & dryer and the other is insulated. There are two lemon trees, one pink grapefruit and one orange tree. The flooring has been updated to laminate wood flooring. the kitchen has a gas cooktop, a breakfast bar and plenty of cabinets. The windows have been replaced with double-pane vinyl. The bathroom has a tub with a shower. Call for an appointment to see this move-in ready home, you won't be disappointed!

Key facts

• Fitness center
• Enclosed dog park
• Community room

Tags

• ENCLOSED DOG PARK
• COMMUNITY SWIMMING POOL
• COMMUNITY ROOM
• FITNESS CENTER
• SHUFFLEBOARD
• PRIVATE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $811 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 2.7% in Palm Springs — 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 66/100 on livability (#348 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: schools C-, crime F, cost of living 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.
• Market conditions: Rents soft (-0.4%/yr); 498 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 31% of the median local income ($78k/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 $795 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $24k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.77% ✓
• Cap rate: 14.75%
• Cash-on-cash: 30.21%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (median comp): $86,698
• List price: $115,000
• Delta: 32.64%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Jupiter St	0.12mi	2/1.5	660 (-2%)	2mo	$57,000	$86	88
192 Malibu	0.32mi	2/1.0	720 (+7%)	9mo	$70,000	$97	61
45 Santa Ana	0.22mi	2/2.0	720 (+7%)	20mo	$125,000	$174	61
117 Safari Park Dr	0.25mi	2/1.0	760 (+13%)	6mo	$86,000	$113	57
70 Santa Monica St	0.19mi	1/1.0 (-1)	751 (+12%)	11mo	$114,000	$152	54
119 Camarillo St	0.27mi	1/1.0 (-1)	750 (+12%)	6mo	$69,000	$92	54
16 Carmel Dr	0.21mi	1/1.0 (-1)	750 (+12%)	15mo	$65,000	$87	49

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 1.84×
• Total profit: $27,075
• Equity at exit: $17,147

10-year hold

• IRR: 27.4%
• Equity multiple: 3.09×
• Total profit: $67,174
• Equity at exit: $9,943

Cash invested: $32,200 (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 92264

• Rents YoY: -0.4%
• Active inventory: 498
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,032 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $811

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 55%

Sensitivity live

Price	-10% $890	-5% $850	+0% $811	+5% $771	+10% $731
Rent	-10% $650	-5% $730	+0% $811	+5% $891	+10% $971
Rate	-1.0pp $869	-0.5pp $840	base $811	+0.5pp $781	+1.0pp $751

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2540 S Araby Dr Palm Springs, CA	1.0	1.0	678	$2,900	$4.28	44d	1	0.73mi
587 El Placer Rd Palm Springs, CA	1.0	1.0	550	$1,750	$3.18	44d	1	1.26mi
579 Highland Dr Apt 4 Palm Springs, CA	1.0	1.0	558	$1,399	$2.51	44d	1	1.27mi
561 Desert View Dr Unit 03 Palm Springs, CA	2.0	1.0	500	$1,599	$3.20	17d	1	1.29mi
562 Highland Dr Palm Springs, CA	1.0	1.0	630	$1,595	$2.53	8d	1	1.29mi
540 S Mountain View Dr Unit 546 Palm Springs, CA	1.0	1.0	450	$1,495	$3.32	44d	1	1.31mi
550 El Cielo Rd Unit 12 Palm Springs, CA	1.0	1.0	600	$1,350	$2.25	25d	1	1.32mi
508 S Desert View Dr Palm Springs, CA	1.0	1.0	750	$1,845	$2.46	44d	1	1.36mi
1530 E Palm Canyon Dr Unit 209 Palm Springs, CA	2.0	2.0	740	$2,595	$3.51	4d	1	1.42mi
1530 E Palm Canyon Dr Unit 210 Palm Springs, CA	1.0	1.0	460	$1,995	$4.34	23d	1	1.42mi
2900 E Ramon Rd Palm Springs, CA	1.0–2.0	1.0	626	$2,150	$3.43	0d	7	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $115,000 Active 86 DOM
2. 2026-06-17
   days on market $115,000 Active 85 DOM
3. 2026-06-16
   days on market $115,000 Active 84 DOM
4. 2026-06-15
   days on market $115,000 Active 83 DOM
5. 2026-06-13
   days on market $115,000 Active 81 DOM
6. 2026-06-13
   days on market $115,000 Active 80 DOM
7. 2026-06-09
   days on market $115,000 Active 77 DOM
8. 2026-06-08
   days on market $115,000 Active 76 DOM
9. 2026-06-07
   days on market $115,000 Active 75 DOM
10. 2026-06-04
    days on market $115,000 Active 72 DOM
11. 2026-06-03
    days on market $115,000 Active 71 DOM
12. 2026-06-02
    days on market $115,000 Active 70 DOM
13. 2026-06-02
    price $115,000 Active 69 DOM
14. 2026-06-01
    days on market $119,000 Active 69 DOM
15. 2026-05-31
    days on market $119,000 Active 68 DOM
16. 2026-04-16
    price $119,000 1579-char remark

    Show marketing remark (1579 chars)

    LOCATION, LOCATION, LOCATION!! This mobile home is nestled under the Santa Rosa Mountains in south Palm Springs; Horizon Village is an eclectic all-age community situated just below the iconic Bob Hope Estate and Araby Hiking trail. Enjoy the well-maintained park, with great neighbors, quiet, affordable and secure location. Pet friendly/enclosed dog park and virtually wind free. Palm Springs International Airport is a 5-minute drive. There is a community swimming pool & Spa, a community room, fitness center, and shuffleboard. This mobile is ready for a new owner that wants to enjoy the relaxed lifestyle of Palm Springs. It can be a permanent home or a vacation home. It must be owner occupied, all potential buyers must be approved by management to purchase, the monthly land rent will be $925 buyer is responsible for electricity, gas, water and sewer. Buyers must have two times the monthly rent in verifiable income to purchase. This two-bedroom, one bath mobile home has been immaculately maintained and renovated. It has private outdoor space for entertaining or having your morning coffee or evening cocktail. two storage sheds, one with washer & dryer and the other is insulated. There are two lemon trees, one pink grapefruit and one orange tree. The flooring has been updated to laminate wood flooring. the kitchen has a gas cooktop, a breakfast bar and plenty of cabinets. The windows have been replaced with double-pane vinyl. The bathroom has a tub with a shower. Call for an appointment to see this move-in ready home, you won't be disappointed!

17. 2026-03-24
    listed $139,000 Active 1579-char remark

    Show marketing remark (1579 chars)

    LOCATION, LOCATION, LOCATION!! This mobile home is nestled under the Santa Rosa Mountains in south Palm Springs; Horizon Village is an eclectic all-age community situated just below the iconic Bob Hope Estate and Araby Hiking trail. Enjoy the well-maintained park, with great neighbors, quiet, affordable and secure location. Pet friendly/enclosed dog park and virtually wind free. Palm Springs International Airport is a 5-minute drive. There is a community swimming pool & Spa, a community room, fitness center, and shuffleboard. This mobile is ready for a new owner that wants to enjoy the relaxed lifestyle of Palm Springs. It can be a permanent home or a vacation home. It must be owner occupied, all potential buyers must be approved by management to purchase, the monthly land rent will be $925 buyer is responsible for electricity, gas, water and sewer. Buyers must have two times the monthly rent in verifiable income to purchase. This two-bedroom, one bath mobile home has been immaculately maintained and renovated. It has private outdoor space for entertaining or having your morning coffee or evening cocktail. two storage sheds, one with washer & dryer and the other is insulated. There are two lemon trees, one pink grapefruit and one orange tree. The flooring has been updated to laminate wood flooring. the kitchen has a gas cooktop, a breakfast bar and plenty of cabinets. The windows have been replaced with double-pane vinyl. The bathroom has a tub with a shower. Call for an appointment to see this move-in ready home, you won't be disappointed!

18. 2026-01-27
    price $139,000
19. 2025-12-13
    price $149,000
20. 2025-11-03
    price $153,500
21. 2025-09-24
    listed $160,000 Active
22. 2002-05-14
    historical
23. 2002-02-17
    listed $31,000

ⓘ 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 X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 21 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: $24,387
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − Depreciation: −$3,345
• Taxable income: $8,398
• Est. tax owed @ 24.0%: −$2,015
• After-tax cash flow: $7,713/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 — Palm Springs

• Score: 66/100
• State rank: #348
• US rank: #11850

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment C Housing B- Health & safety F User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, CA
• County: Riverside County · 2,287,001 people
• City population: 46,786
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 19,899
• Household income: $77,688
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1215.0

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

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 12% Asian 6% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 13% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -489.04%
• Current HPI: 357.0969
• Rent YoY: ▼ -0.43%
• Metro: Riverside-San Bernardino-Ontario, CA
• 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

+283.9% since first listed

8 events — show timeline

• 2026-04-16 Price Changed $119,000 GPSMLS
• 2026-03-24 Listed $139,000 GPSMLS
• 2026-01-27 Price Changed $139,000 GPSMLS
• 2025-12-13 Price Changed $149,000 GPSMLS
• 2025-11-03 Price Changed $153,500 GPSMLS
• 2025-09-24 Listed $160,000 GPSMLS
• 2002-05-14 Listing Removed — GPSMLS
• 2002-02-17 Listed $31,000 GPSMLS

Property tax history

+1.7%/yr

Latest (2025): $116 · -2.1% YoY. Source: county tax records.