70200 Dillon Rd #148 · Desert Edge, CA 92241

$92,000

1 bd · 1.5 ba · 550 sqft · Manufactured · 442 Days on market

Built 1996 Good condition $167/sqft · 65% 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 +3.8/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the gated 55+ community of Caliente Springs Resort, this well-maintained 1-bedroom, 1.5-bath manufactured home offers comfort, natural light, and versatile living space. A bonus California Suite provides room for guests, hobbies, or relaxation. The interior features upgraded flooring, vaulted ceilings, and large bay windows that bring in plenty of natural light. The main living area flows into a functional kitchen and dining space, while the half bathroom adds convenience for guests. The bedroom offers ample storage and comfort. Outside, enjoy a spacious covered deck perfect for outdoor dining or quiet evenings. The corner lot offers additional privacy and features low-maintenance landscaping, mature shade trees, and custom rockwork. A covered carport with storage completes the property. Caliente Springs Resort offers access to mineral hot springs, a 9-hole golf course, fitness center, pool, spa, and organized community activities. This is an excellent opportunity for anyone seeking a low-maintenance home in a well-appointed 55+ community.

Key facts

• Gated community
• Covered deck
• California suite

Tags

• GATED COMMUNITY
• CALIFORNIA SUITE
• COVERED DECK
• CORNER LOT
• LOW-MAINTENANCE LANDSCAPING
• MATURE SHADE TREES

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath manufactured listed at $92k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $719 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $81k (12.0% 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; 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 $636 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 $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 442 days — a 12% lower offer ($81k) 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 $80,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 442 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: 2.04% ✓
• Cap rate: 17.31%
• Cash-on-cash: 39.34%
• DSCR: 2.75
• GRM: 4.1

CMA / ARV

• ARV (median comp): $55,900
• List price: $92,000
• Delta: 64.58%
• 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 #324	0.00mi	1/1.0	570 (+4%)	12mo	$76,000	$133	82
70200 Dillon Rd #215	0.00mi	1/1.0	600 (+9%)	4mo	$65,000	$108	80
70200 Dillon Rd #605	0.00mi	1/1.0	600 (+9%)	5mo	$97,500	$163	79
70200 Dillon Rd #416	0.27mi	1/1.0	550 (0%)	8mo	$48,000	$87	79
70200 Dillon Rd #654	0.27mi	2/1.0 (+1)	550 (0%)	3mo	$97,500	$177	78
70200 Dillon Rd #320	0.27mi	1/1.0	550 (0%)	10mo	$50,000	$91	77
70200 Dillon Rd #36	0.00mi	1/1.0	600 (+9%)	8mo	$65,000	$108	76
70200 Dillon Rd #446	0.11mi	2/1.5 (+1)	600 (+9%)	4mo	$75,000	$125	71
70200 Dillon Rd #97	0.27mi	1/1.0	600 (+9%)	4mo	$20,500	$34	66
70200 Dillon Rd #527	0.27mi	2/1.0 (+1)	525 (-4%)	13mo	$55,000	$105	62
70200 Dillon Rd #590	0.27mi	2/1.0 (+1)	625 (+14%)	4mo	$61,500	$98	54
17850 Corkill Rd #31	0.53mi	2/1.0 (+1)	600 (+9%)	5mo	$25,000	$42	49

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: 28.8%
• Equity multiple: 2.20×
• Total profit: $31,003
• Equity at exit: $13,717

10-year hold

• IRR: 36.3%
• Equity multiple: 4.35×
• Total profit: $86,408
• Equity at exit: $7,954

Cash invested: $25,760 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,874 medium
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,380/yr
• Insurance: −$38
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $719

Break-even live

Break-even rent $963

Max offer price $92,000

Occupancy floor 57%

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: $23,000
• Closing costs: $2,760
• 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	43d	1	0.70mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	18d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $92,000 Active 442 DOM
2. 2026-06-17
   days on market $92,000 Active 441 DOM
3. 2026-06-16
   days on market $92,000 Active 440 DOM
4. 2026-06-15
   days on market $92,000 Active 439 DOM
5. 2026-06-13
   days on market $92,000 Active 437 DOM
6. 2026-06-13
   days on market $92,000 Active 436 DOM
7. 2026-06-09
   days on market $92,000 Active 433 DOM
8. 2026-06-08
   days on market $92,000 Active 432 DOM
9. 2026-06-07
   days on market $92,000 Active 431 DOM
10. 2026-06-04
    days on market $92,000 Active 428 DOM
11. 2026-06-03
    days on market $92,000 Active 427 DOM
12. 2026-06-02
    days on market $92,000 Active 426 DOM
13. 2026-06-01
    days on market $92,000 Active 425 DOM
14. 2026-05-31
    days on market $92,000 Active 424 DOM
15. 2025-04-02
    listed $92,000 Active 1066-char remark

    Show marketing remark (1066 chars)

    Located in the gated 55+ community of Caliente Springs Resort, this well-maintained 1-bedroom, 1.5-bath manufactured home offers comfort, natural light, and versatile living space. A bonus California Suite provides room for guests, hobbies, or relaxation. The interior features upgraded flooring, vaulted ceilings, and large bay windows that bring in plenty of natural light. The main living area flows into a functional kitchen and dining space, while the half bathroom adds convenience for guests. The bedroom offers ample storage and comfort. Outside, enjoy a spacious covered deck perfect for outdoor dining or quiet evenings. The corner lot offers additional privacy and features low-maintenance landscaping, mature shade trees, and custom rockwork. A covered carport with storage completes the property. Caliente Springs Resort offers access to mineral hot springs, a 9-hole golf course, fitness center, pool, spa, and organized community activities. This is an excellent opportunity for anyone seeking a low-maintenance home in a well-appointed 55+ community.

ⓘ 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: $22,484
• − Mortgage interest: −$5,153
• − Property taxes: −$1,380
• − Insurance: −$1,962
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$2,676
• Taxable income: $7,714
• Est. tax owed @ 24.0%: −$1,851
• After-tax cash flow: $6,779/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 75/100 Cosmetic rehab

This well-maintained 1-bedroom, 1.5-bath manufactured home in Caliente Springs Resort offers comfort and natural light. Upgrades include upgraded flooring and large bay windows. The covered deck and low-maintenance landscaping add to its appeal.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Resale Replace outdated appliances — Modernizes kitchen and improves functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Resale Replace outdated appliances — Modernizes kitchen and improves functionality ↑

ⓘ 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

• 2025-04-02 Listed $92,000 CRMLS