18131 Langlois Rd Unit N1 · Desert Edge, CA 92241

$38,499

3 bd · 2.0 ba · 850 sqft · Manufactured · 84 Days on market

Built 1965 Fair condition 5,000 sqft lot $45/sqft · 29% below area Est $54k · 29% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable 55+ desert home ownership with one of the lowest monthly costs in Desert Hot Springs. This clean and well-maintained park model home offers approximately 800 square feet of efficient living space with 3 bedroom and 2bathroom, located in HEALING WATER Resident community known for its welcoming and social atmosphere. The current monthly is approximately $750 . Do not last this great opportunity and you can enjoy all the amenities and listen to the singing of the peacocks.

Key facts

• 5,000 sq ft lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $38k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $38k).
• Recommended offer: $36k (6.0% below list) — sets the bar for market timing.
• Cap rate 44.0% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $266 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 2→5/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,189 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 4.85% ✓
• Cap rate: 43.99%
• Cash-on-cash: 134.63%
• DSCR: 6.99
• GRM: 1.7

CMA / ARV

• ARV (median comp): $54,159
• List price: $38,499
• Delta: -28.91%
• 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
18131 Langlois Rd Unit S15	0.04mi	2/1.0 (-1)	820 (-4%)	2mo	$75,000	$91	81
17625 Langlois #105	0.39mi	2/2.0 (-1)	840 (-1%)	1mo	$55,000	$65	74
18555 Roberts Rd #17	0.25mi	2/2.0 (-1)	960 (+13%)	3mo	$57,000	$59	60
18555 Roberts Rd #42	0.24mi	2/1.0 (-1)	864 (+2%)	21mo	$39,000	$45	59
18131 Langlois Rd Unit S1	0.03mi	2/2.0 (-1)	960 (+13%)	16mo	$94,000	$98	59
17555-2 Corkill Rd #28	0.62mi	2/2.0 (-1)	880 (+4%)	3mo	$99,990	$114	58
18555 Roberts Rd #143	0.25mi	2/2.0 (-1)	915 (+8%)	17mo	$86,600	$95	56
17800 Langlois Rd #217	0.31mi	2/2.0 (-1)	960 (+13%)	13mo	$56,500	$59	48
17850 Corkill Rd	0.44mi	2/1.0 (-1)	750 (-12%)	10mo	$32,000	$43	42
18801 Roberts Rd #171	0.36mi	2/1.0 (-1)	724 (-15%)	11mo	$35,000	$48	40
17640 Corkill Rd #17	0.52mi	2/1.0 (-1)	784 (-8%)	16mo	$38,000	$48	40
70200 Dillon Rd #600	0.74mi	2/1.5 (-1)	900 (+6%)	17mo	$127,000	$141	34

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: —
• Equity multiple: 7.57×
• Total profit: $70,817
• Equity at exit: $5,740

10-year hold

• IRR: —
• Equity multiple: 15.93×
• Total profit: $160,966
• Equity at exit: $3,329

Cash invested: $10,780 (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: 1.7×

Monthly cashflow live

• Estimated rent: $1,868 high
• Mortgage (P&I): −$202
• Tax est. 1.5%: −$48 /mo · $577/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $1,209

Break-even live

Break-even rent $337

Max offer price $38,499

Occupancy floor 30%

Sensitivity live

Price	-10% $1,236	-5% $1,223	+0% $1,209	+5% $1,196	+10% $1,183
Rent	-10% $1,062	-5% $1,136	+0% $1,209	+5% $1,283	+10% $1,357
Rate	-1.0pp $1,229	-0.5pp $1,219	base $1,209	+0.5pp $1,199	+1.0pp $1,189

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: $9,625
• Closing costs: $1,155
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0d	1	0.13mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	25d	1	0.13mi
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	44d	1	0.13mi
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	44d	1	0.71mi
69360 Poolside Dr Desert Hot Springs, CA	3.0	2.0	648	$1,800	$2.78	2d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $38,499 Active 84 DOM
2. 2026-06-17
   days on market $38,499 Active 83 DOM
3. 2026-06-16
   days on market $38,499 Active 82 DOM
4. 2026-06-15
   days on market $38,499 Active 81 DOM
5. 2026-06-13
   days on market $38,499 Active 79 DOM
6. 2026-06-13
   days on market $38,499 Active 78 DOM
7. 2026-06-09
   days on market $38,499 Active 75 DOM
8. 2026-06-08
   days on market $38,499 Active 74 DOM
9. 2026-06-07
   days on market $38,499 Active 73 DOM
10. 2026-06-04
    days on market $38,499 Active 70 DOM
11. 2026-06-03
    days on market $38,499 Active 69 DOM
12. 2026-06-02
    days on market $38,499 Active 68 DOM
13. 2026-06-01
    days on market $38,499 Active 67 DOM
14. 2026-05-31
    days on market $38,499 Active 66 DOM
15. 2026-03-21
    listed $45,000 Active 486-char remark

    Show marketing remark (486 chars)

    Affordable 55+ desert home ownership with one of the lowest monthly costs in Desert Hot Springs. This clean and well-maintained park model home offers approximately 800 square feet of efficient living space with 3 bedroom and 2bathroom, located in HEALING WATER Resident community known for its welcoming and social atmosphere. The current monthly is approximately $750 . Do not last this great opportunity and you can enjoy all the amenities and listen to the singing of the peacocks.

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 2 d/yr ≥109°F today · 5 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: $22,412
• − Mortgage interest: −$2,157
• − Property taxes: −$577
• − Insurance: −$192
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$1,120
• Taxable income: $14,780
• Est. tax owed @ 24.0%: −$3,547
• After-tax cash flow: $10,966/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include exterior siding, kitchen appliances, and HVAC system.

Repairs flagged

• Moderate exterior siding — Weathered and discolored
• Major kitchen appliances — Older and outdated
• Major bathroom fixtures — Older and outdated
• Major HVAC unit — Older and likely inefficient

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet — New carpet improves comfort and adds value
• Both Upgrade kitchen appliances — Modern appliances increase functionality and appeal
• Both Upgrade bathroom fixtures — New fixtures enhance functionality and aesthetics
• Both Replace HVAC unit — A new, energy-efficient unit improves comfort and reduces utility costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Weathered and discolored	Moderate	$3,000–15,000
kitchen appliances · Older and outdated	Major	$15,000–50,000
bathroom fixtures · Older and outdated	Major	$15,000–50,000
HVAC unit · Older and likely inefficient	Major	$15,000–50,000
Total estimated repair cost · 4 items		$48,000–165,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet — New carpet improves comfort and adds value ↑
• Both Upgrade kitchen appliances — Modern appliances increase functionality and appeal ↑
• Both Upgrade bathroom fixtures — New fixtures enhance functionality and aesthetics ↑
• Both Replace HVAC unit — A new, energy-efficient unit improves comfort and reduces utility costs ↑

ⓘ 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

1 event — show timeline

• 2026-03-21 Listed $45,000 GPSMLS