70200 Dillon Rd #180 · Desert Edge, CA 92241

$59,000

1 bd · 1.5 ba · 550 sqft · Manufactured · 106 Days on market

Built 1990 Fair condition 550 sqft lot $107/sqft · 13% above area Est $52k · 13% 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 +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your own private desert retreat -- where comfort meets breathtaking scenery! This beautifully maintained ~550 sq. ft. Park Model home offers the perfect blend of charm, efficiency, and relaxation. Featuring 1 bedroom and 1.5 baths, this thoughtfully designed space includes a dedicated laundry room with washer/dryer, fresh interior paint, new flooring, a newly coated roof, and a brand-new water heater -- giving you peace of mind and move-in-ready ease. Step outside to your wind-protected deck and soak in the spectacular mountain views that surround this spacious and serene property. Whether you're enjoying your morning coffee or an evening sunset, this outdoor space is your personal sanctuary. Covered parking and generous open areas add both convenience and privacy. Located in the highly sought-after Caliente Springs 55+ Resort, this vibrant and welcoming community offers resort-style living at its finest. Indulge in the healing mineral-fed hot spring pool and spas, stay active on the 9-hole golf course, challenge friends on the 8 pickleball courts or tennis courts, and enjoy a full calendar of planned events and activities. With a library, laundry facilities, and countless ways to connect and unwind, every day feels like a getaway. This isn't just a home -- it's a lifestyle. Come experience the warmth, beauty, and community waiting for you. Lot not owned. Space rent: $811/month.

Key facts

• Covered parking
• Wind-protected deck
• Mountain views

Tags

• PRIVATE DESERT RETREAT
• DEDICATED LAUNDRY ROOM
• WIND-PROTECTED DECK
• MOUNTAIN VIEWS
• COVERED PARKING
• MINERAL-FED HOT SPRING POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath manufactured listed at $59k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $881 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $54k (9.0% below list) — sets the bar for market timing.
• Cap rate 26.8% 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; 2 comparable units currently listed for rent nearby; 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 $408 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $50k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $53,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.03% ✓
• Cap rate: 26.76%
• Cash-on-cash: 73.10%
• DSCR: 4.25
• GRM: 2.7

CMA / ARV

• ARV (median comp): $52,400
• List price: $59,000
• Delta: 12.60%
• Verdict: OVERPRICED
• Comps: 20 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 #416	0.01mi	1/1.0	550 (0%)	8mo	$48,000	$87	91
70200 Dillon Rd #654	0.01mi	2/1.0 (+1)	550 (0%)	3mo	$97,500	$177	90
70200 Dillon Rd #320	0.00mi	1/1.0	550 (0%)	10mo	$50,000	$91	89
70200 Dillon Rd #97	0.01mi	1/1.0	600 (+9%)	5mo	$20,500	$34	79
70200 Dillon Rd #527	0.00mi	2/1.0 (+1)	525 (-4%)	13mo	$55,000	$105	75
70200 Dillon Rd #324	0.27mi	1/1.0	570 (+4%)	12mo	$76,000	$133	69
70200 Dillon Rd #446	0.16mi	2/1.5 (+1)	600 (+9%)	4mo	$75,000	$125	69
70200 Dillon Rd #215	0.27mi	1/1.0	600 (+9%)	4mo	$65,000	$108	67
70200 Dillon Rd #605	0.27mi	1/1.0	600 (+9%)	5mo	$97,500	$163	67
70200 Dillon Rd #590	0.01mi	2/1.0 (+1)	625 (+14%)	4mo	$61,500	$98	66
70200 Dillon Rd #36	0.27mi	1/1.0	600 (+9%)	8mo	$65,000	$108	64
70200 Dillon Rd #244	0.27mi	1/1.0	630 (+14%)	13mo	$55,900	$89	50

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: 63.1%
• Equity multiple: 3.82×
• Total profit: $46,661
• Equity at exit: $8,797

10-year hold

• IRR: 67.6%
• Equity multiple: 7.86×
• Total profit: $113,315
• Equity at exit: $5,101

Cash invested: $16,520 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,790 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $881

Break-even live

Break-even rent $675

Max offer price $59,000

Occupancy floor 46%

Sensitivity live

Price	-10% $922	-5% $901	+0% $881	+5% $861	+10% $840
Rent	-10% $740	-5% $810	+0% $881	+5% $952	+10% $1,023
Rate	-1.0pp $911	-0.5pp $896	base $881	+0.5pp $866	+1.0pp $850

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	44d	1	0.92mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	18d	1	1.29mi

Listing history 24 events

1. 2026-06-18
   days on market $59,000 Active 106 DOM
2. 2026-06-17
   days on market $59,000 Active 105 DOM
3. 2026-06-16
   days on market $59,000 Active 104 DOM
4. 2026-06-15
   days on market $59,000 Active 103 DOM
5. 2026-06-13
   days on market $59,000 Active 101 DOM
6. 2026-06-13
   days on market $59,000 Active 100 DOM
7. 2026-06-09
   days on market $59,000 Active 97 DOM
8. 2026-06-08
   days on market $59,000 Active 96 DOM
9. 2026-06-07
   days on market $59,000 Active 95 DOM
10. 2026-06-04
    days on market $59,000 Active 92 DOM
11. 2026-06-03
    days on market $59,000 Active 91 DOM
12. 2026-06-02
    days on market $59,000 Active 90 DOM
13. 2026-06-01
    days on market $59,000 Active 89 DOM
14. 2026-05-31
    days on market $59,000 Active 88 DOM
15. 2026-03-05
    status Active 1413-char remark

    Show marketing remark (1413 chars)

    Welcome to your own private desert retreat -- where comfort meets breathtaking scenery! This beautifully maintained ~550 sq. ft. Park Model home offers the perfect blend of charm, efficiency, and relaxation. Featuring 1 bedroom and 1.5 baths, this thoughtfully designed space includes a dedicated laundry room with washer/dryer, fresh interior paint, new flooring, a newly coated roof, and a brand-new water heater -- giving you peace of mind and move-in-ready ease. Step outside to your wind-protected deck and soak in the spectacular mountain views that surround this spacious and serene property. Whether you're enjoying your morning coffee or an evening sunset, this outdoor space is your personal sanctuary. Covered parking and generous open areas add both convenience and privacy. Located in the highly sought-after Caliente Springs 55+ Resort, this vibrant and welcoming community offers resort-style living at its finest. Indulge in the healing mineral-fed hot spring pool and spas, stay active on the 9-hole golf course, challenge friends on the 8 pickleball courts or tennis courts, and enjoy a full calendar of planned events and activities. With a library, laundry facilities, and countless ways to connect and unwind, every day feels like a getaway. This isn't just a home -- it's a lifestyle. Come experience the warmth, beauty, and community waiting for you. Lot not owned. Space rent: $811/month.

16. 2026-02-28
    historical 1413-char remark

    Show marketing remark (1413 chars)

    Welcome to your own private desert retreat -- where comfort meets breathtaking scenery! This beautifully maintained ~550 sq. ft. Park Model home offers the perfect blend of charm, efficiency, and relaxation. Featuring 1 bedroom and 1.5 baths, this thoughtfully designed space includes a dedicated laundry room with washer/dryer, fresh interior paint, new flooring, a newly coated roof, and a brand-new water heater -- giving you peace of mind and move-in-ready ease. Step outside to your wind-protected deck and soak in the spectacular mountain views that surround this spacious and serene property. Whether you're enjoying your morning coffee or an evening sunset, this outdoor space is your personal sanctuary. Covered parking and generous open areas add both convenience and privacy. Located in the highly sought-after Caliente Springs 55+ Resort, this vibrant and welcoming community offers resort-style living at its finest. Indulge in the healing mineral-fed hot spring pool and spas, stay active on the 9-hole golf course, challenge friends on the 8 pickleball courts or tennis courts, and enjoy a full calendar of planned events and activities. With a library, laundry facilities, and countless ways to connect and unwind, every day feels like a getaway. This isn't just a home -- it's a lifestyle. Come experience the warmth, beauty, and community waiting for you. Lot not owned. Space rent: $811/month.

17. 2026-02-27
    listed $59,000 Active 1413-char remark

    Show marketing remark (1413 chars)

    Welcome to your own private desert retreat -- where comfort meets breathtaking scenery! This beautifully maintained ~550 sq. ft. Park Model home offers the perfect blend of charm, efficiency, and relaxation. Featuring 1 bedroom and 1.5 baths, this thoughtfully designed space includes a dedicated laundry room with washer/dryer, fresh interior paint, new flooring, a newly coated roof, and a brand-new water heater -- giving you peace of mind and move-in-ready ease. Step outside to your wind-protected deck and soak in the spectacular mountain views that surround this spacious and serene property. Whether you're enjoying your morning coffee or an evening sunset, this outdoor space is your personal sanctuary. Covered parking and generous open areas add both convenience and privacy. Located in the highly sought-after Caliente Springs 55+ Resort, this vibrant and welcoming community offers resort-style living at its finest. Indulge in the healing mineral-fed hot spring pool and spas, stay active on the 9-hole golf course, challenge friends on the 8 pickleball courts or tennis courts, and enjoy a full calendar of planned events and activities. With a library, laundry facilities, and countless ways to connect and unwind, every day feels like a getaway. This isn't just a home -- it's a lifestyle. Come experience the warmth, beauty, and community waiting for you. Lot not owned. Space rent: $811/month.

18. 2024-08-06
    historical 779-char remark

    Show marketing remark (779 chars)

    Spacious and very private with fantastic views! This well-appointed and clean ~550 sq. ft Park Model home features 1 bed, 1.5 baths, laundry room with washer/dryer, fresh paint, fresh roof coating, new water heater, and new floors. Outside there is a great wind protected deck to enjoy gazing at the beautiful mountains surrounding this large property, covered parking, and ample open areas to call home. Located in the premiere Caliente Springs 55+ Resort where the amenities are plentiful and will soothe your every desire including mineral fed hot spring pool and spas to refresh and heal in, planned events and activities, library, laundry facilities, 9-hole golf course, 8-pickleball courts, tennis courts and more! Come see your new home. Lot is not owned; space rent $771.

19. 2024-08-06
    soldstatus $50,000 Closed 779-char remark

    Show marketing remark (779 chars)

    Spacious and very private with fantastic views! This well-appointed and clean ~550 sq. ft Park Model home features 1 bed, 1.5 baths, laundry room with washer/dryer, fresh paint, fresh roof coating, new water heater, and new floors. Outside there is a great wind protected deck to enjoy gazing at the beautiful mountains surrounding this large property, covered parking, and ample open areas to call home. Located in the premiere Caliente Springs 55+ Resort where the amenities are plentiful and will soothe your every desire including mineral fed hot spring pool and spas to refresh and heal in, planned events and activities, library, laundry facilities, 9-hole golf course, 8-pickleball courts, tennis courts and more! Come see your new home. Lot is not owned; space rent $771.

20. 2024-07-25
    status Pending 779-char remark

    Show marketing remark (779 chars)

    Spacious and very private with fantastic views! This well-appointed and clean ~550 sq. ft Park Model home features 1 bed, 1.5 baths, laundry room with washer/dryer, fresh paint, fresh roof coating, new water heater, and new floors. Outside there is a great wind protected deck to enjoy gazing at the beautiful mountains surrounding this large property, covered parking, and ample open areas to call home. Located in the premiere Caliente Springs 55+ Resort where the amenities are plentiful and will soothe your every desire including mineral fed hot spring pool and spas to refresh and heal in, planned events and activities, library, laundry facilities, 9-hole golf course, 8-pickleball courts, tennis courts and more! Come see your new home. Lot is not owned; space rent $771.

21. 2024-05-08
    listed $55,000 Active 779-char remark

    Show marketing remark (779 chars)

    Spacious and very private with fantastic views! This well-appointed and clean ~550 sq. ft Park Model home features 1 bed, 1.5 baths, laundry room with washer/dryer, fresh paint, fresh roof coating, new water heater, and new floors. Outside there is a great wind protected deck to enjoy gazing at the beautiful mountains surrounding this large property, covered parking, and ample open areas to call home. Located in the premiere Caliente Springs 55+ Resort where the amenities are plentiful and will soothe your every desire including mineral fed hot spring pool and spas to refresh and heal in, planned events and activities, library, laundry facilities, 9-hole golf course, 8-pickleball courts, tennis courts and more! Come see your new home. Lot is not owned; space rent $771.

22. 2024-04-26
    historical
23. 2024-03-05
    price $55,000
24. 2023-12-11
    listed $59,000 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 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: $21,479
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$1,798
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$1,716
• Taxable income: $10,339
• Est. tax owed @ 24.0%: −$2,481
• After-tax cash flow: $8,092/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 Park Model home requires moderate renovations to update the kitchen and bathroom, and improve the exterior. It has a good foundation and roof, but the interior needs significant updates to increase its value.

Repairs flagged

• Major kitchen cabinets — dated and in poor condition
• Major kitchen appliances — dated and in poor condition
• Major kitchen countertops — dated and in poor condition
• Minor bathroom fixtures — basic and functional

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen would significantly increase its appeal
• Resale update bathroom fixtures — modernizing the bathroom would improve its appeal
• Both landscape and enhance curb appeal — enhancing the exterior would improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in poor condition	Major	$15,000–50,000
kitchen appliances · dated and in poor condition	Major	$15,000–50,000
kitchen countertops · dated and in poor condition	Major	$15,000–50,000
bathroom fixtures · basic and functional	Minor	$500–3,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen would significantly increase its appeal ↑
• Resale update bathroom fixtures — modernizing the bathroom would improve its appeal ↑
• Both landscape and enhance curb appeal — enhancing the exterior would improve both resale and rental value ↑

ⓘ 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

+0.0% since first listed

10 events — show timeline

• 2026-03-05 Relisted — GPSMLS
• 2026-02-28 Listing Removed — GPSMLS
• 2026-02-27 Listed $59,000 GPSMLS
• 2024-08-06 Listing Removed — GPSMLS
• 2024-08-06 Sold (MLS) $50,000 GPSMLS
• 2024-07-25 Pending — GPSMLS
• 2024-05-08 Listed $55,000 GPSMLS
• 2024-04-26 Listing Removed — GPSMLS
• 2024-03-05 Price Changed $55,000 GPSMLS
• 2023-12-11 Listed $59,000 GPSMLS