70200 Dillon Rd #534 · Desert Edge, CA 92241

$107,000

1 bd · 1.5 ba · 700 sqft · Manufactured · 93 Days on market

Built 2002 Good condition $153/sqft · 56% above area

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This attractive property sits right on the 8th hole of the golf course and boasts beautiful southern views and impressive water features. Located in the well-regarded 55+ Caliente Springs Resort, the well-kept, 2002 Hallmark Park Model with a stick built California room offers around 700 square feet of living space with one bedroom and 1 1/2 bathrooms. It includes quality flooring throughout, marble countertops, energy-efficient double pane windows, a washer and dryer housed in an outside shed, and freshly painted cabinets. Residents can relax or entertain year-round on the spacious, fully covered deck with wind walls--perfect for sunset views. There is a carport and lovely stamped/paved drive. The resort is packed with amenities, including a mineral hot spring-fed pool and spas, a modern fitness center, a 9-hole golf course, pickleball and tennis courts, laundry facilities, a library, and a vibrant social scene. Please note, the lot is leased, not owned, with a monthly space rent of $950.

Key facts

• Quality flooring
• Marble countertops
• Fully covered deck

Tags

• 8TH HOLE OF GOLF COURSE
• WATER FEATURES
• CALIFORNIA ROOM
• QUALITY FLOORING
• MARBLE COUNTERTOPS
• FULLY COVERED DECK

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath manufactured listed at $107k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $107k).
• Recommended offer: $97k (9.0% below list) — sets the bar for market timing.

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: 218 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 $740 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 + 3.0% rent growth), your $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,370 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.80% ✓
• Cap rate: 15.08%
• Cash-on-cash: 31.37%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (median comp): $68,500
• List price: $107,000
• Delta: 56.20%
• 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 #569	0.11mi	1/1.0	700 (0%)	4mo	$74,000	$106	90
70200 Dillon Rd #146	0.17mi	1/1.0	675 (-4%)	4mo	$49,000	$73	81
70200 Dillon Rd #499	0.11mi	1/1.0	650 (-7%)	3mo	$100,000	$154	78
70200 Dillon Rd #536	0.11mi	2/1.5 (+1)	750 (+7%)	1mo	$90,000	$120	77
70200 Dillon Rd #102	0.00mi	2/1.5 (+1)	800 (+14%)	0mo	$72,000	$90	71
70200 Dillon Rd #437	0.16mi	1/1.0	780 (+11%)	1mo	$65,000	$83	70
70200 Dillon Rd #550	0.00mi	2/2.0 (+1)	800 (+14%)	1mo	$122,000	$153	68
70200 Dillon Rd #376	0.11mi	1/1.0	800 (+14%)	3mo	$60,000	$75	67
70200 Dillon Rd #215	0.11mi	1/1.0	600 (-14%)	4mo	$65,000	$108	66
17625 Langlois #9	0.55mi	2/1.0 (+1)	700 (0%)	3mo	$15,000	$21	65
70200 Dillon Rd #664	0.16mi	2/1.5 (+1)	800 (+14%)	3mo	$95,000	$119	61
69548 Crestview Dr	0.66mi	2/2.0 (+1)	672 (-4%)	3mo	$90,000	$134	53

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: 20.2%
• Equity multiple: 1.82×
• Total profit: $24,678
• Equity at exit: $15,954

10-year hold

• IRR: 28.5%
• Equity multiple: 3.53×
• Total profit: $75,886
• Equity at exit: $9,251

Cash invested: $29,960 (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: 218
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,927 medium
• Mortgage (P&I): −$561
• Tax est. 1.5%: −$134 /mo · $1,605/yr
• Insurance: −$45
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $658

Break-even live

Break-even rent $1,095

Max offer price $107,000

Occupancy floor 61%

Sensitivity live

Price	-10% $732	-5% $695	+0% $658	+5% $621	+10% $584
Rent	-10% $506	-5% $582	+0% $658	+5% $734	+10% $810
Rate	-1.0pp $712	-0.5pp $685	base $658	+0.5pp $630	+1.0pp $602

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: $26,750
• Closing costs: $3,210
• 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	45d	1	0.80mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	19d	1	1.37mi

Listing history 16 events

1. 2026-06-21
   days on market $107,000 Active 93 DOM
2. 2026-06-18
   days on market $107,000 Active 90 DOM
3. 2026-06-17
   days on market $107,000 Active 89 DOM
4. 2026-06-16
   days on market $107,000 Active 88 DOM
5. 2026-06-15
   days on market $107,000 Active 87 DOM
6. 2026-06-13
   days on market $107,000 Active 85 DOM
7. 2026-06-13
   days on market $107,000 Active 84 DOM
8. 2026-06-09
   days on market $107,000 Active 81 DOM
9. 2026-06-08
   days on market $107,000 Active 80 DOM
10. 2026-06-07
    days on market $107,000 Active 79 DOM
11. 2026-06-04
    days on market $107,000 Active 76 DOM
12. 2026-06-03
    days on market $107,000 Active 75 DOM
13. 2026-06-02
    days on market $107,000 Active 74 DOM
14. 2026-06-01
    days on market $107,000 Active 73 DOM
15. 2026-05-31
    days on market $107,000 Active 72 DOM
16. 2026-03-20
    listed $107,000 Active 1004-char remark

    Show marketing remark (1004 chars)

    This attractive property sits right on the 8th hole of the golf course and boasts beautiful southern views and impressive water features. Located in the well-regarded 55+ Caliente Springs Resort, the well-kept, 2002 Hallmark Park Model with a stick built California room offers around 700 square feet of living space with one bedroom and 1 1/2 bathrooms. It includes quality flooring throughout, marble countertops, energy-efficient double pane windows, a washer and dryer housed in an outside shed, and freshly painted cabinets. Residents can relax or entertain year-round on the spacious, fully covered deck with wind walls--perfect for sunset views. There is a carport and lovely stamped/paved drive. The resort is packed with amenities, including a mineral hot spring-fed pool and spas, a modern fitness center, a 9-hole golf course, pickleball and tennis courts, laundry facilities, a library, and a vibrant social scene. Please note, the lot is leased, not owned, with a monthly space rent of $950.

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 16 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: $23,130
• − Mortgage interest: −$5,994
• − Property taxes: −$1,605
• − Insurance: −$2,038
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$3,113
• Taxable income: $6,680
• Est. tax owed @ 24.0%: −$1,603
• After-tax cash flow: $6,293/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

This attractive manufactured home is in good condition with no major repairs needed. It has a good exterior, flooring, and interior walls/paint. The home is located in a well-regarded resort with golf course views and a fully covered deck. The home is move-in ready and would benefit from a fresh coat of paint on the exterior siding and cleaning the gutters.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can improve the curb appeal and increase the home's value.
• Both Clean the gutters — Cleaning the gutters can improve the home's appearance and prevent water damage to the siding and foundation.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the exterior siding can improve the curb appeal and increase the home's value. ↑
• Both Clean the gutters — Cleaning the gutters can improve the home's appearance and prevent water damage to the siding and foundation. ↑

ⓘ 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

• 2026-03-20 Listed $107,000 GPSMLS