70200 Dillon Rd #196 · Desert Edge, CA 92241

$37,000

1 bd · 1.0 ba · 400 sqft · Manufactured · 311 Days on market

Manufactured home 55+ age-restricted Built 2005 Good condition $92/sqft · 21% below area Est $47k · 21% under ↓ 43% since listing

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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 +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 +4.0/5.0
• Livability +3.4/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -5.5

Listing remarks MLS

Motivated Seller! Bright and Cheery! Come find your vacation getaway or perhaps the Caliente rental program here in the sun with this immaculate, efficient, and well maintained 2005 Cavco Park Model ~400 sq. ft. 1 bedroom, 1 bath which has central heating/air conditioning, new mini-splits, and volume ceilings. This is a very well-appointed home ready to bring your clothes and enjoy the peaceful serenity of this magnificent park. This jewel is in the luxurious 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 very active community. Bring offers, make new friends, and call this home. Lot is not owned; space rent is $673. Easy lender finance (OAC).

Key facts

• Fitness center
• Tennis courts
• 8-pickleball courts

Tags

• MINERAL HOT SPRING FED POOL
• FITNESS CENTER
• 9-HOLE GOLF COURSE
• 8-PICKLEBALL COURTS
• TENNIS COURTS
• FULL LAUNDRY FACILITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $37k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $37k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.2% vs local median 10.2% 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: 250 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 $256 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 311 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $9k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 311 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. 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: 2.66% ✓
• Cap rate: 23.20%
• Cash-on-cash: 60.39%
• DSCR: 3.69
• GRM: 3.1

CMA / ARV

• ARV (median comp): $47,000
• List price: $37,000
• Delta: -21.28%
• Verdict: UNDERPRICED
• Comps: 11 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 #393	0.01mi	1/1.0	400 (0%)	3mo	$26,500	$66	97
70200 Dillon Rd #25	0.00mi	1/1.0	400 (0%)	4mo	$32,500	$81	97
70200 Dillon Rd #402	0.01mi	1/1.0	400 (0%)	4mo	$95,000	$238	96
70200 Dillon Rd #425	0.00mi	1/1.0	400 (0%)	6mo	$47,000	$118	95
70200 Dillon Rd #192	0.16mi	1/1.0	400 (0%)	5mo	$43,000	$108	88
70200 Dillon Rd #2	0.27mi	1/1.0	400 (0%)	4mo	$50,000	$125	84
70200 Dillon Rd #190	0.27mi	1/1.0	400 (0%)	6mo	$40,000	$100	82
70200 Dillon Rd #28	0.27mi	1/1.0	400 (0%)	11mo	$38,000	$95	78
70200 Dillon Rd #585	0.32mi	1/1.0	400 (0%)	8mo	$58,000	$145	78
70200 Dillon Rd #515	0.27mi	1/1.0	400 (0%)	15mo	$45,000	$113	75
70201 Aurora Rd #149	0.59mi	1/1.0	399 (-0%)	5mo	$54,000	$135	68
17405 Corkill Rd #22	0.57mi	1/1.0	432 (+8%)	6mo	$65,000	$150	56

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: 43.2%
• Equity multiple: 2.87×
• Total profit: $19,330
• Equity at exit: $5,517

10-year hold

• IRR: 49.3%
• Equity multiple: 5.80×
• Total profit: $49,699
• Equity at exit: $3,199

Cash invested: $10,360 (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: 21 active · 1 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $72,000 ($180/sqft)
• Median days on market: 94 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: -34.7% 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: 250
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$194
• Tax est. 1.5%: −$46 /mo · $555/yr
• Insurance: −$15
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $396

Break-even live

Break-even rent $482

Max offer price $37,000

Occupancy floor 55%

Sensitivity live

Price	-10% $422	-5% $409	+0% $396	+5% $383	+10% $371
Rent	-10% $318	-5% $357	+0% $396	+5% $435	+10% $474
Rate	-1.0pp $415	-0.5pp $406	base $396	+0.5pp $387	+1.0pp $377

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: $9,250
• Closing costs: $1,110
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $37,000 Active 311 DOM
2. 2026-08-06
   days on market $37,000 Active 309 DOM
3. 2026-08-05
   days on market $37,000 Active 308 DOM
4. 2026-08-04
   days on market $37,000 Active 307 DOM
5. 2026-08-03
   days on market $37,000 Active 306 DOM
6. 2026-07-31
   days on market $37,000 Active 303 DOM
7. 2026-07-30
   days on market $37,000 Active 301 DOM
8. 2026-07-28
   days on market $37,000 Active 300 DOM
9. 2026-07-26
   days on market $37,000 Active 298 DOM
10. 2026-07-24
    days on market $37,000 Active 296 DOM
11. 2026-07-23
    days on market $37,000 Active 295 DOM
12. 2026-07-22
    days on market $37,000 Active 294 DOM
13. 2026-07-21
    days on market $37,000 Active 293 DOM
14. 2026-07-20
    days on market $37,000 Active 292 DOM
15. 2026-07-18
    days on market $37,000 Active 290 DOM
16. 2026-07-18
    days on market $37,000 Active 289 DOM
17. 2026-07-16
    days on market $37,000 Active 288 DOM
18. 2026-07-15
    days on market $37,000 Active 287 DOM
19. 2026-07-14
    days on market $37,000 Active 286 DOM
20. 2026-07-13
    days on market $37,000 Active 285 DOM
21. 2026-07-13
    days on market $37,000 Active 284 DOM
22. 2026-07-11
    days on market $37,000 Active 283 DOM
23. 2026-07-10
    days on market $37,000 Active 282 DOM
24. 2026-07-09
    days on market $37,000 Active 281 DOM
25. 2026-07-07
    days on market $37,000 Active 279 DOM
26. 2026-07-06
    days on market $37,000 Active 278 DOM
27. 2026-07-06
    days on market $37,000 Active 277 DOM
28. 2026-07-05
    days on market $37,000 Active 276 DOM
29. 2026-07-03
    days on market $37,000 Active 275 DOM
30. 2026-07-02
    days on market $37,000 Active 274 DOM
31. 2026-07-01
    days on market $37,000 Active 273 DOM
32. 2026-06-30
    days on market $37,000 Active 272 DOM
33. 2026-06-29
    days on market $37,000 Active 271 DOM
34. 2026-06-28
    days on market $37,000 Active 270 DOM
35. 2026-06-27
    days on market $37,000 Active 269 DOM
36. 2026-06-26
    days on market $37,000 Active 268 DOM
37. 2026-06-24
    days on market $37,000 Active 266 DOM
38. 2026-06-22
    days on market $37,000 Active 264 DOM
39. 2026-06-21
    days on market $37,000 Active 263 DOM
40. 2026-06-18
    days on market $37,000 Active 260 DOM
41. 2026-06-17
    days on market $37,000 Active 259 DOM
42. 2026-06-16
    days on market $37,000 Active 258 DOM
43. 2026-06-15
    days on market $37,000 Active 257 DOM
44. 2026-06-13
    days on market $37,000 Active 255 DOM
45. 2026-06-13
    days on market $37,000 Active 254 DOM
46. 2026-06-09
    days on market $37,000 Active 251 DOM
47. 2026-06-08
    days on market $37,000 Active 250 DOM
48. 2026-06-07
    days on market $37,000 Active 249 DOM
49. 2026-06-04
    days on market $37,000 Active 246 DOM
50. 2026-06-03
    days on market $37,000 Active 245 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 4 d/yr ≥109°F today · 12 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: $11,804
• − Mortgage interest: −$2,073
• − Property taxes: −$555
• − Insurance: −$1,688
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$1,076
• Taxable income: $4,524
• Est. tax owed @ 24.0%: −$1,086
• After-tax cash flow: $3,669/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 Est. rehab $2,000–$6,000 screening

This 2005 Cavco Park Model manufactured home is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for both resale and rental value.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace sliding glass doors — improves energy efficiency and resale value ↑

ⓘ 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

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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%

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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%

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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

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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

-43.1% since first listed

14 events — show timeline

• 2026-04-15 Price Changed $37,000 GPSMLS
• 2025-10-01 Listing Removed — GPSMLS
• 2025-10-01 Listed $46,000 GPSMLS
• 2025-06-18 Listed $46,000 GPSMLS
• 2025-06-16 Listing Removed — GPSMLS
• 2025-03-21 Relisted — GPSMLS
• 2025-03-20 Pending — GPSMLS
• 2025-03-16 Listed $46,000 GPSMLS
• 2025-03-14 Listing Removed — GPSMLS
• 2025-01-30 Price Changed $46,000 GPSMLS
• 2024-11-13 Listed $52,000 GPSMLS
• 2024-05-01 Listing Removed — GPSMLS
• 2024-01-30 Price Changed $58,500 GPSMLS
• 2023-12-13 Listed $65,000 GPSMLS