15500 Bubbling Wells Rd #111 · Garnet, CA 92240

$25,000

2 bd · 1.0 ba · 744 sqft · Manufactured public records · 27 Days on market

Built 1977 Est $36k · 30% under $877/mo HOA · 53% of rent

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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
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nothing beats the country club lifestyle, especially when combined with waving palm trees and bright desert sunsets. Located in Desert Hot Springs, California, Hidden Springs Country Club is the perfect fusion of mobile home community and golf resort. Your home will boast a stunning view of the San Bernardino Mountains and the impeccable 9-hole golf course in your backyard. Our amenities include tennis courts, a sauna, one large swimming pool, two hot tubs, and a dog park. The city is famous for its odorless cold and hot water springs, and there are many spas in the area where you can soak in ''the world's finest hot mineral water aquifers. '' Not only that, but inside Hidden Springs Country Club you'll find a wide array of activities, such as hiking club, coffee and donut socials, poker, pool parties, and holiday dinner celebrations. Leave frost-bitten, boring winters behind you—come live your dream lifestyle at Hidden Springs Country Club

Key facts

• Large living area
• Built in hutch
• Community amenities

Tags

• LARGE LIVING AREA
• AWESOME MOUNTAIN VIEWS
• BUILT IN HUTCH
• COVERED PATIO
• COMMUNITY AMENITIES
• LARGE SWIMMING POOL

Property features AI

Finance

• Other: 317 units in complex; Homeowner dues apply; Mobile home to remain with sale; Park type: Senior; Park manager contact available
• Financial info: Listing terms: Cash; Manager approval required; Land is not included (land lease community); Rent includes trash collection; Special zoning: Rent control
• HOA & community: Hidden Springs Country Club (senior park); Community amenities include clubhouse, fitness center, exercise room, meeting room, billiard room, association barbecue, lake/pond, golf, tennis courts, pickleball, pool, spa, sauna, sun deck, common RV parking; Association pet rules (restrictions apply); Association phone available; Association fees include trash and sewer

Exterior

• Parking: Carport attached; 3 parking spaces total; 2 covered parking spaces; 2 carport spaces; 1 open parking space; Common RV parking in community
• Security: Gated; Resident manager
• Utilities: Water from district; Shared septic; Power: standard residential (gas available for appliances)
• Home design: Manufactured single-wide home; Faces west; 1 story; Entry at living room; Manufactured home sit-on pier jacks foundation
• Construction: Manufactured home construction; Elastomeric roof; Pier jacks foundation; Built by Broadmore (model 1622B)
• Exterior features: Covered patio and decks; Rain gutters; Shed; Corner lot; Has mountain views; Gated community; Resident manager on site; Association pool and spa

Interior

• Kitchen: Range; Gas oven; Formica counters; Refrigerator; Range/oven
• Flooring: Laminate floors
• Bathrooms: 2 full bathrooms; Sunken tub; Shower over tub; Shower and tub
• Heating & cooling: Central heat; A/C; Wall unit cooling; Ceiling fan; Evaporative cooling
• Interior features: Mirrored closet doors; Living room entry
• Laundry & utility: Laundry area; Gas or electric dryer hookup; Central gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 6.0% in Garnet — 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 53/100 on livability (#971 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: cost of living D, schools F, crime 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 rising (+3.7%/yr); 515 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 37% of the median local income ($54k/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 $173 of loan paydown is wiped out by about $750 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 + 3.7% rent growth), your $7k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.
• Current owner paid $21k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo; HOA is 53% of rent.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 2→6/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,625 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 6.63% ✓
• Cap rate: 19.58%
• Cash-on-cash: 47.47%
• DSCR: 3.11
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $35,712
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15500 Bubbling Wls #210	0.13mi	2/1.0	720 (-3%)	3mo	$34,500	$48	86
15500 Bubbling Wells Road Rd #6	0.12mi	2/1.0	728 (-2%)	11mo	$18,000	$25	82
15500 Bubbling Wells Rd #216	0.02mi	2/2.0	744 (0%)	21mo	$35,000	$47	77
15500 Bubbling Wells Rd #231	0.00mi	2/1.5	792 (+6%)	13mo	$30,000	$38	76
15500 Bubbling Wells Rd #159	0.00mi	2/1.0	784 (+5%)	19mo	$29,000	$37	75
15500 Bubbling Wells Rd #2	0.00mi	2/1.0	840 (+13%)	16mo	$24,900	$30	65
15500 Bubbling Wls #50	0.00mi	2/2.0	800 (+8%)	22mo	$55,000	$69	65
15500 Bubbling Wells Rd Rd #268	0.13mi	2/1.0	650 (-13%)	11mo	$64,900	$100	64
16400 Bubbling Wells Rd #483	0.55mi	1/1.0 (-1)	650 (-13%)	0mo	$43,680	$67	48
16400 Bubbling Wls #268	0.55mi	1/1.0 (-1)	647 (-13%)	3mo	$55,000	$85	45

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.08×
• Total profit: $7,531
• Equity at exit: $3,728

10-year hold

• IRR: 34.8%
• Equity multiple: 4.77×
• Total profit: $26,393
• Equity at exit: $2,162

Cash invested: $7,000 (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 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 515
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$131
• Tax from tax record: −$13 /mo · $157/yr
• Insurance: −$10
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$877
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $155

Break-even live

Break-even rent $1,461

Max offer price $25,000

Occupancy floor 86%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15160 Via Montana Unit 3 Desert Hot Springs, CA	1.0	1.0	500	$1,600	$3.20	44d	1	0.71mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	18d	1	1.21mi
13079 Eliseo Rd Apt 4 Desert Hot Springs, CA	2.0	1.0	648	$1,500	$2.31	22d	1	1.28mi
13079 Eliseo Rd Unit 2 Desert Hot Springs, CA	2.0	1.0	648	$1,495	$2.31	22d	1	1.28mi
13848 Scenic Crest Cir Unit 2 Desert Hot Springs, CA	2.0	1.0	700	$1,800	$2.57	24d	1	1.30mi

HOA detail

• Monthly dues: $877 · $10,524/yr
• Likely covers: watercablepool

Listing history 19 events

1. 2026-06-18
   days on market $25,000 Active 27 DOM
2. 2026-06-17
   days on market $25,000 Active 26 DOM
3. 2026-06-16
   days on market $25,000 Active 25 DOM
4. 2026-06-15
   days on market $25,000 Active 24 DOM
5. 2026-06-13
   days on market $25,000 Active 22 DOM
6. 2026-06-13
   days on market $25,000 Active 21 DOM
7. 2026-06-09
   days on market $25,000 Active 18 DOM
8. 2026-06-08
   days on market $25,000 Active 17 DOM
9. 2026-06-07
   days on market $25,000 Active 16 DOM
10. 2026-06-04
    days on market $25,000 Active 13 DOM
11. 2026-06-03
    days on market $25,000 Active 12 DOM
12. 2026-06-02
    days on market $25,000 Active 11 DOM
13. 2026-06-01
    days on market $25,000 Active 10 DOM
14. 2026-05-31
    days on market $25,000 Active 9 DOM
15. 2026-05-22
    listed $25,000 Active
16. 2020-04-10
    historical 960-char remark

    Show marketing remark (960 chars)

    Nothing beats the country club lifestyle, especially when combined with waving palm trees and bright desert sunsets. Located in Desert Hot Springs, California, Hidden Springs Country Club is the perfect fusion of mobile home community and golf resort. Your home will boast a stunning view of the San Bernardino Mountains and the impeccable 9-hole golf course in your backyard. Our amenities include tennis courts, a sauna, one large swimming pool, two hot tubs, and a dog park. The city is famous for its odorless cold and hot water springs, and there are many spas in the area where you can soak in ''the world's finest hot mineral water aquifers. '' Not only that, but inside Hidden Springs Country Club you'll find a wide array of activities, such as hiking club, coffee and donut socials, poker, pool parties, and holiday dinner celebrations. Leave frost-bitten, boring winters behind you—come live your dream lifestyle at Hidden Springs Country Club

17. 2020-04-08
    soldstatus $20,700 Closed 960-char remark

    Show marketing remark (960 chars)

    Nothing beats the country club lifestyle, especially when combined with waving palm trees and bright desert sunsets. Located in Desert Hot Springs, California, Hidden Springs Country Club is the perfect fusion of mobile home community and golf resort. Your home will boast a stunning view of the San Bernardino Mountains and the impeccable 9-hole golf course in your backyard. Our amenities include tennis courts, a sauna, one large swimming pool, two hot tubs, and a dog park. The city is famous for its odorless cold and hot water springs, and there are many spas in the area where you can soak in ''the world's finest hot mineral water aquifers. '' Not only that, but inside Hidden Springs Country Club you'll find a wide array of activities, such as hiking club, coffee and donut socials, poker, pool parties, and holiday dinner celebrations. Leave frost-bitten, boring winters behind you—come live your dream lifestyle at Hidden Springs Country Club

18. 2020-04-07
    status Pending 960-char remark

    Show marketing remark (960 chars)

    Nothing beats the country club lifestyle, especially when combined with waving palm trees and bright desert sunsets. Located in Desert Hot Springs, California, Hidden Springs Country Club is the perfect fusion of mobile home community and golf resort. Your home will boast a stunning view of the San Bernardino Mountains and the impeccable 9-hole golf course in your backyard. Our amenities include tennis courts, a sauna, one large swimming pool, two hot tubs, and a dog park. The city is famous for its odorless cold and hot water springs, and there are many spas in the area where you can soak in ''the world's finest hot mineral water aquifers. '' Not only that, but inside Hidden Springs Country Club you'll find a wide array of activities, such as hiking club, coffee and donut socials, poker, pool parties, and holiday dinner celebrations. Leave frost-bitten, boring winters behind you—come live your dream lifestyle at Hidden Springs Country Club

19. 2020-03-05
    listed $20,000 Active 960-char remark

    Show marketing remark (960 chars)

    Nothing beats the country club lifestyle, especially when combined with waving palm trees and bright desert sunsets. Located in Desert Hot Springs, California, Hidden Springs Country Club is the perfect fusion of mobile home community and golf resort. Your home will boast a stunning view of the San Bernardino Mountains and the impeccable 9-hole golf course in your backyard. Our amenities include tennis courts, a sauna, one large swimming pool, two hot tubs, and a dog park. The city is famous for its odorless cold and hot water springs, and there are many spas in the area where you can soak in ''the world's finest hot mineral water aquifers. '' Not only that, but inside Hidden Springs Country Club you'll find a wide array of activities, such as hiking club, coffee and donut socials, poker, pool parties, and holiday dinner celebrations. Leave frost-bitten, boring winters behind you—come live your dream lifestyle at Hidden Springs Country Club

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $157 · $13/mo
• Projected year-2 tax: $190 · $16/mo
• Expected delta: +$33/yr (+$3/mo · 20.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AO · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 2 d/yr ≥111°F today · 6 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,876
• − Mortgage interest: −$1,400
• − Property taxes: −$157
• − Insurance: −$1,592
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − HOA: −$10,524
• − Depreciation: −$727
• Taxable income: $2,295
• Est. tax owed @ 24.0%: −$551
• After-tax cash flow: $1,305/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 — Garnet

• Score: 53/100
• State rank: #971
• US rank: #24574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garnet, CA
• County: Riverside County · 2,287,001 people
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 41,615
• Household income: $54,023
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2095.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 23% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 47% English-only · Spanish 50% 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: ▼ -102.10%
• Current HPI: 418.4691
• Rent YoY: ▲ 3.66%
• 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

+25.0% since first listed

5 events — show timeline

• 2026-05-22 Listed $25,000 TheMLS
• 2020-04-10 Listing Removed — GPSMLS
• 2020-04-08 Sold (MLS) $20,700 GPSMLS
• 2020-04-07 Pending — GPSMLS
• 2020-03-05 Listed $20,000 GPSMLS

Property tax history

+0.3%/yr

Latest (2025): $157 · -1.1% YoY. Source: county tax records.