69431 Midpark Dr · Desert Edge, CA 92241

$115,000

2 bd · 1.0 ba · 900 sqft · Manufactured public records · 37 Days on market

Built 1968 Est $133k · 14% under

---

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
• ARV discount +13.6/15.0
• 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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare 3 Bedroom 2 bath beautiful double wide manufactured home on a concrete pad with a huge back yard with plenty of room for your pets. Prime location facing North and South. Sit out under the stars on your covered patio and enjoy the gorgeous view of the mountains. Come on inside and enjoy the brand new wood flooring and all new lighting! Lots of windows for natural light and sunshine with the covered patios for lots of relaxation. If you love to golf Desert Crest is the place for you as once you join the country club for a minor fee you can play golf for free all day long. Come on over and stay awhile and take a dip in the most famous place for natural mineral waters as there are 3 pools outside and one inside. There are giant jacuzzies and an incredible giant pool that stays heated all year round. Get into shape at the gym or put our dancing shoes on for a party at the club house and recreation rooms. There is even a second club house for the golfers and you will be pleasantly surprised at the beauty of our golf course complete with ponds and great open space. We have 2 giant walk in storage sheds and the house is just perfectly arranged for an open spacious and private floorplan. The kitchen counters were just replaced and there is room for fine dining and a built in buffet with spacious rooms for comfort and this is truly the place for you in you are over 55 years old as this retirement community has something for everyone. Just down the street from shopping, transportation and your gateway to all that awaits you! The best is yet to come. One of the finest investments as you own the land!!! Enjoy all that we have to offer as this is not just a place but a lifestyle. Just minutes to where you want to be. There are many spas, a gym, library, shuffle court and lots of activities for everyone. Lots of storage and this double wide has room to entertain as well as room for 3 cars and do not forget about our laundry area just in front of the covered parking area! Play 9 holes of golf and then relax out by the mineral pools and spas!!

Key facts

• All new lighting
• Covered patio
• Huge back yard

Tags

• DOUBLE WIDE MANUFACTURED HOME
• HUGE BACK YARD
• COVERED PATIO
• GORGEOUS VIEW OF THE MOUNTAINS
• BRAND NEW WOOD FLOORING
• ALL NEW LIGHTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% 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-, 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 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $795 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $25k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.54% ✓
• Cap rate: 12.17%
• Cash-on-cash: 20.97%
• DSCR: 1.93
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $133,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16221 Vista Del Sol	0.16mi	2/1.0	836 (-7%)	4mo	$45,000	$54	77
16821 Greenway Ct	0.19mi	2/2.0	1,000 (+11%)	1mo	$156,500	$157	68
69625 Morningside Dr	0.21mi	2/1.0	840 (-7%)	14mo	$175,000	$208	68
69275 Crestview Dr	0.21mi	2/2.0	784 (-13%)	5mo	$125,000	$159	61
16860 Vista Del Sol	0.21mi	2/2.0	1,000 (+11%)	12mo	$148,000	$148	57
69480 Fairway Dr	0.17mi	2/1.5	1,010 (+12%)	15mo	$154,900	$153	57
17555-2 Corkill Rd #28	0.72mi	2/2.0	880 (-2%)	3mo	$99,990	$114	56
70200 Dillon Rd #102	0.73mi	2/1.5	800 (-11%)	0mo	$72,000	$90	45
70200 Dillon Rd #24	0.71mi	2/2.0	850 (-6%)	11mo	$105,000	$124	45
70200 Dillon Rd #664	0.71mi	2/1.5	800 (-11%)	3mo	$95,000	$119	44
70200 Dillon Rd #550	0.73mi	2/2.0	800 (-11%)	1mo	$122,000	$153	42
70200 Dillon Rd #437	0.71mi	1/1.0 (-1)	780 (-13%)	1mo	$65,000	$83	39

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: 13.4%
• Equity multiple: 1.54×
• Total profit: $17,259
• Equity at exit: $17,147

10-year hold

• IRR: 22.3%
• Equity multiple: 2.91×
• Total profit: $61,386
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$603
• Tax from tax record: −$181 /mo · $2,178/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $563

Break-even live

Break-even rent $1,054

Max offer price $115,000

Occupancy floor 63%

Sensitivity live

Price	-10% $628	-5% $595	+0% $563	+5% $530	+10% $498
Rent	-10% $423	-5% $493	+0% $563	+5% $633	+10% $702
Rate	-1.0pp $621	-0.5pp $592	base $563	+0.5pp $533	+1.0pp $503

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69360 Poolside Dr Desert Hot Springs, CA	3.0	2.0	648	$1,800	$2.78	2d	1	0.11mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	18d	1	0.67mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	0d	1	1.44mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	25d	1	1.44mi
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	44d	1	1.44mi

Listing history 30 events

1. 2026-06-18
   days on market $115,000 Active 37 DOM
2. 2026-06-17
   days on market $115,000 Active 36 DOM
3. 2026-06-16
   days on market $115,000 Active 35 DOM
4. 2026-06-16
   price $115,000 Active 34 DOM
5. 2026-06-15
   days on market $140,000 Active 34 DOM
6. 2026-06-13
   days on market $140,000 Active 32 DOM
7. 2026-06-13
   days on market $140,000 Active 31 DOM
8. 2026-06-09
   days on market $140,000 Active 28 DOM
9. 2026-06-08
   days on market $140,000 Active 27 DOM
10. 2026-06-07
    days on market $140,000 Active 26 DOM
11. 2026-06-04
    days on market $140,000 Active 23 DOM
12. 2026-06-03
    days on market $140,000 Active 22 DOM
13. 2026-06-02
    days on market $140,000 Active 21 DOM
14. 2026-06-01
    days on market $140,000 Active 20 DOM
15. 2026-05-31
    days on market $140,000 Active 19 DOM
16. 2026-05-12
    listed $140,000 Active 2083-char remark
17. 2022-07-27
    soldstatus $130,000 Closed Sale 2070-char remark

    Show marketing remark (2070 chars)

    Rare 3 Bedroom 2 bath beautiful double wide manufactured home on a concrete pad with a huge back yard with plenty of room for your pets. Prime location facing North and South. Sit out under the stars on your covered patio and enjoy the gorgeous view of the mountains. Come on inside and enjoy the brand new wood flooring and all new lighting! Lots of windows for natural light and sunshine with the covered patios for lots of relaxation. If you love to golf Desert Crest is the place for you as once you join the country club for a minor fee you can play golf for free all day long. Come on over and stay awhile and take a dip in the most famous place for natural mineral waters as there are 3 pools outside and one inside. There are giant jacuzzies and an incredible giant pool that stays heated all year round. Get into shape at the gym or put our dancing shoes on for a party at the club house and recreation rooms. There is even a second club house for the golfers and you will be pleasantly surprised at the beauty of our golf course complete with ponds and great open space. We have 2 giant walk in storage sheds and the house is just perfectly arranged for an open spacious and private floorplan. The kitchen counters were just replaced and there is room for fine dining and a built in buffet with spacious rooms for comfort and this is truly the place for you in you are over 55 years old as this retirement community has something for everyone. Just down the street from shopping, transportation and your gateway to all that awaits you! The best is yet to come. One of the finest investments as you own the land!!! Enjoy all that we have to offer as this is not just a place but a lifestyle. Just minutes to where you want to be. There are many spas, a gym, library, shuffle court and lots of activities for everyone. Lots of storage and this double wide has room to entertain as well as room for 3 cars and do not forget about our laundry area just in front of the covered parking area! Play 9 holes of golf and then relax out by the mineral pools and spas!!

18. 2022-07-26
    soldstatus $130,000
19. 2022-06-30
    status Pending Sale 2070-char remark

    Show marketing remark (2070 chars)

    Rare 3 Bedroom 2 bath beautiful double wide manufactured home on a concrete pad with a huge back yard with plenty of room for your pets. Prime location facing North and South. Sit out under the stars on your covered patio and enjoy the gorgeous view of the mountains. Come on inside and enjoy the brand new wood flooring and all new lighting! Lots of windows for natural light and sunshine with the covered patios for lots of relaxation. If you love to golf Desert Crest is the place for you as once you join the country club for a minor fee you can play golf for free all day long. Come on over and stay awhile and take a dip in the most famous place for natural mineral waters as there are 3 pools outside and one inside. There are giant jacuzzies and an incredible giant pool that stays heated all year round. Get into shape at the gym or put our dancing shoes on for a party at the club house and recreation rooms. There is even a second club house for the golfers and you will be pleasantly surprised at the beauty of our golf course complete with ponds and great open space. We have 2 giant walk in storage sheds and the house is just perfectly arranged for an open spacious and private floorplan. The kitchen counters were just replaced and there is room for fine dining and a built in buffet with spacious rooms for comfort and this is truly the place for you in you are over 55 years old as this retirement community has something for everyone. Just down the street from shopping, transportation and your gateway to all that awaits you! The best is yet to come. One of the finest investments as you own the land!!! Enjoy all that we have to offer as this is not just a place but a lifestyle. Just minutes to where you want to be. There are many spas, a gym, library, shuffle court and lots of activities for everyone. Lots of storage and this double wide has room to entertain as well as room for 3 cars and do not forget about our laundry area just in front of the covered parking area! Play 9 holes of golf and then relax out by the mineral pools and spas!!

20. 2022-06-03
    status Active Under Contract 2070-char remark

    Show marketing remark (2070 chars)

    Rare 3 Bedroom 2 bath beautiful double wide manufactured home on a concrete pad with a huge back yard with plenty of room for your pets. Prime location facing North and South. Sit out under the stars on your covered patio and enjoy the gorgeous view of the mountains. Come on inside and enjoy the brand new wood flooring and all new lighting! Lots of windows for natural light and sunshine with the covered patios for lots of relaxation. If you love to golf Desert Crest is the place for you as once you join the country club for a minor fee you can play golf for free all day long. Come on over and stay awhile and take a dip in the most famous place for natural mineral waters as there are 3 pools outside and one inside. There are giant jacuzzies and an incredible giant pool that stays heated all year round. Get into shape at the gym or put our dancing shoes on for a party at the club house and recreation rooms. There is even a second club house for the golfers and you will be pleasantly surprised at the beauty of our golf course complete with ponds and great open space. We have 2 giant walk in storage sheds and the house is just perfectly arranged for an open spacious and private floorplan. The kitchen counters were just replaced and there is room for fine dining and a built in buffet with spacious rooms for comfort and this is truly the place for you in you are over 55 years old as this retirement community has something for everyone. Just down the street from shopping, transportation and your gateway to all that awaits you! The best is yet to come. One of the finest investments as you own the land!!! Enjoy all that we have to offer as this is not just a place but a lifestyle. Just minutes to where you want to be. There are many spas, a gym, library, shuffle court and lots of activities for everyone. Lots of storage and this double wide has room to entertain as well as room for 3 cars and do not forget about our laundry area just in front of the covered parking area! Play 9 holes of golf and then relax out by the mineral pools and spas!!

21. 2022-05-12
    listed $135,000 Active 2070-char remark

    Show marketing remark (2070 chars)

    Rare 3 Bedroom 2 bath beautiful double wide manufactured home on a concrete pad with a huge back yard with plenty of room for your pets. Prime location facing North and South. Sit out under the stars on your covered patio and enjoy the gorgeous view of the mountains. Come on inside and enjoy the brand new wood flooring and all new lighting! Lots of windows for natural light and sunshine with the covered patios for lots of relaxation. If you love to golf Desert Crest is the place for you as once you join the country club for a minor fee you can play golf for free all day long. Come on over and stay awhile and take a dip in the most famous place for natural mineral waters as there are 3 pools outside and one inside. There are giant jacuzzies and an incredible giant pool that stays heated all year round. Get into shape at the gym or put our dancing shoes on for a party at the club house and recreation rooms. There is even a second club house for the golfers and you will be pleasantly surprised at the beauty of our golf course complete with ponds and great open space. We have 2 giant walk in storage sheds and the house is just perfectly arranged for an open spacious and private floorplan. The kitchen counters were just replaced and there is room for fine dining and a built in buffet with spacious rooms for comfort and this is truly the place for you in you are over 55 years old as this retirement community has something for everyone. Just down the street from shopping, transportation and your gateway to all that awaits you! The best is yet to come. One of the finest investments as you own the land!!! Enjoy all that we have to offer as this is not just a place but a lifestyle. Just minutes to where you want to be. There are many spas, a gym, library, shuffle court and lots of activities for everyone. Lots of storage and this double wide has room to entertain as well as room for 3 cars and do not forget about our laundry area just in front of the covered parking area! Play 9 holes of golf and then relax out by the mineral pools and spas!!

22. 2022-05-09
    historical
23. 2022-02-03
    listed $139,000 Active
24. 2021-06-09
    soldstatus $65,000 Closed
25. 2021-04-15
    status Pending
26. 2021-04-07
    historical
27. 2021-03-26
    price $72,000
28. 2021-02-06
    listed $78,000 Active
29. 2020-04-01
    historical
30. 2020-01-16
    listed $78,000 Active

ⓘ 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: $2,178 · $181/mo
• Projected year-2 tax: $2,178 · $181/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 6 d/yr ≥109°F today · 15 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: $21,194
• − Mortgage interest: −$6,442
• − Property taxes: −$2,178
• − Insurance: −$575
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$3,345
• Taxable income: $5,263
• Est. tax owed @ 24.0%: −$1,263
• After-tax cash flow: $5,490/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 — 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
• City population: 41,615
• 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

+47.4% since first listed

16 events — show timeline

• 2026-06-16 Price Changed $115,000 FSBO.com
• 2026-05-12 Listed $140,000 FSBO.com
• 2022-07-27 Sold (MLS) $130,000 CRMLS
• 2022-07-26 Sold (Public Records) $130,000 Public Records
• 2022-06-30 Pending — CRMLS
• 2022-06-03 Relisted — CRMLS
• 2022-05-12 Listed $135,000 CRMLS
• 2022-05-09 Listing Removed — GPSMLS
• 2022-02-03 Listed $139,000 GPSMLS
• 2021-06-09 Sold (MLS) $65,000 GPSMLS
• 2021-04-15 Pending — GPSMLS
• 2021-04-07 Listing Removed — GPSMLS
• 2021-03-26 Price Changed $72,000 GPSMLS
• 2021-02-06 Listed $78,000 GPSMLS
• 2020-04-01 Listing Removed — GPSMLS
• 2020-01-16 Listed $78,000 GPSMLS

Property tax history

+10.4%/yr

Latest (2025): $2,178 · -1.9% YoY. Source: county tax records.