18555 Roberts Rd #59 · Desert Edge, CA 92241

$89,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 334 Days on market

Built 1977 $62/sqft · 33% above area Est $67k · 33% over $575/mo HOA · 31% 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 +27.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Desert View, the 55+ Community! Extremely well maintained home with 1,440sf just perfect for intimate evenings or lively events for family and friends. There is even an extra sleeping space that is curtained off from the main living room area and can be used as a wet bar area. With several exterior plantings, the interior of this home is extremely private. The updated kitchen offers granite counters and a gas stove/range, refrigerator, dishwasher and microwave oven. There are also the regular sized washer and dryer in the mud room that also features access to the hall bath with dual door access. The primary suite is extremely spacious and features the soaking tub, separate stall shower, WC and a large closet. The second bedroom is also extremely spacious and the living, dining and kitchen area are also spacious. The floors are a manufactured hardwood simulated floor - no carpeting - great! The home is being sold furnished but if you have your own furniture, I have a local organization who will come and pick up anything you don't want to keep. This home is easy to show. Desert View MHC offers a large mineral springs pool, indoor spas, a sauna, a large clubhouse for vents with a large kitchen, separate laundry room and Billiard's and Card Tables, etc.

Key facts

• Gas stove range
• Wet bar area
• Indoor spas

Tags

• WET BAR AREA
• UPDATED KITCHEN
• GRANITE COUNTERS
• GAS STOVE RANGE
• LARGE MINERAL SPRINGS POOL
• INDOOR SPAS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 14.8% in Desert Edge — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 218 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $622 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 334 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 4→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 334 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.06% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.64%
• DSCR: 1.56
• GRM: 4.0

CMA / ARV

• ARV (median comp): $67,500
• List price: $89,900
• Delta: 33.19%
• 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
18555 Roberts Rd #95	0.00mi	2/2.0	1,500 (+4%)	8mo	$80,000	$53	86
17800 Langlois Rd #218	0.41mi	2/2.0	1,440 (0%)	2mo	$50,000	$35	80
18555 Roberts Rd #20	0.00mi	2/2.0	1,344 (-7%)	12mo	$55,900	$42	79
18555 Roberts Rd #58	0.00mi	2/2.0	1,344 (-7%)	15mo	$57,000	$42	76
18555 Roberts Rd #10	0.00mi	2/2.0	1,300 (-10%)	11mo	$90,000	$69	75
18070 Langlois Rd #220	0.19mi	2/2.0	1,620 (+12%)	1mo	$162,500	$100	69
18070 Langlois #206	0.19mi	2/2.0	1,250 (-13%)	1mo	$185,000	$148	68
18131 Langlois Rd Unit S14	0.29mi	2/2.0	1,344 (-7%)	13mo	$103,000	$77	65
17625 Langlois Rd Spc 13	0.56mi	2/2.0	1,344 (-7%)	0mo	$65,000	$48	62
18070 Langlois Rd #245	0.19mi	2/2.0	1,248 (-13%)	12mo	$89,000	$71	59
18070 Langlois Rd #253	0.32mi	3/2.0 (+1)	1,344 (-7%)	13mo	$160,000	$119	58
70875 Dillon Rd #18	0.73mi	3/2.0 (+1)	1,248 (-13%)	8mo	$130,000	$104	32

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $2,706
• Equity at exit: $13,404

10-year hold

• IRR: 12.7%
• Equity multiple: 2.02×
• Total profit: $25,656
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$575
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $265

Break-even live

Break-even rent $1,514

Max offer price $89,900

Occupancy floor 81%

Sensitivity live

Price	-10% $327	-5% $296	+0% $265	+5% $234	+10% $203
Rent	-10% $119	-5% $192	+0% $265	+5% $338	+10% $411
Rate	-1.0pp $310	-0.5pp $288	base $265	+0.5pp $242	+1.0pp $218

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	25d	1	0.19mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	0d	1	0.19mi
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	44d	1	0.19mi

HOA detail

• Monthly dues: $575 · $6,900/yr
• Likely covers: gaspool

Listing history 19 events

1. 2026-06-21
   days on market $89,900 Active 334 DOM
2. 2026-06-18
   days on market $89,900 Active 331 DOM
3. 2026-06-17
   days on market $89,900 Active 330 DOM
4. 2026-06-16
   days on market $89,900 Active 329 DOM
5. 2026-06-15
   days on market $89,900 Active 328 DOM
6. 2026-06-13
   days on market $89,900 Active 326 DOM
7. 2026-06-13
   pricedays on market $89,900 Active 325 DOM
8. 2026-06-09
   days on market $99,000 Active 322 DOM
9. 2026-06-08
   days on market $99,000 Active 321 DOM
10. 2026-06-07
    days on market $99,000 Active 320 DOM
11. 2026-06-04
    days on market $99,000 Active 317 DOM
12. 2026-06-03
    days on market $99,000 Active 316 DOM
13. 2026-06-02
    days on market $99,000 Active 315 DOM
14. 2026-06-01
    days on market $99,000 Active 314 DOM
15. 2026-05-31
    days on market $99,000 Active 313 DOM
16. 2025-09-07
    price $99,000 1270-char remark

    Show marketing remark (1270 chars)

    Desert View, the 55+ Community! Extremely well maintained home with 1,440sf just perfect for intimate evenings or lively events for family and friends. There is even an extra sleeping space that is curtained off from the main living room area and can be used as a wet bar area. With several exterior plantings, the interior of this home is extremely private. The updated kitchen offers granite counters and a gas stove/range, refrigerator, dishwasher and microwave oven. There are also the regular sized washer and dryer in the mud room that also features access to the hall bath with dual door access. The primary suite is extremely spacious and features the soaking tub, separate stall shower, WC and a large closet. The second bedroom is also extremely spacious and the living, dining and kitchen area are also spacious. The floors are a manufactured hardwood simulated floor - no carpeting - great! The home is being sold furnished but if you have your own furniture, I have a local organization who will come and pick up anything you don't want to keep. This home is easy to show. Desert View MHC offers a large mineral springs pool, indoor spas, a sauna, a large clubhouse for vents with a large kitchen, separate laundry room and Billiard's and Card Tables, etc.

17. 2025-07-22
    listed $110,000 Active 1270-char remark

    Show marketing remark (1270 chars)

    Desert View, the 55+ Community! Extremely well maintained home with 1,440sf just perfect for intimate evenings or lively events for family and friends. There is even an extra sleeping space that is curtained off from the main living room area and can be used as a wet bar area. With several exterior plantings, the interior of this home is extremely private. The updated kitchen offers granite counters and a gas stove/range, refrigerator, dishwasher and microwave oven. There are also the regular sized washer and dryer in the mud room that also features access to the hall bath with dual door access. The primary suite is extremely spacious and features the soaking tub, separate stall shower, WC and a large closet. The second bedroom is also extremely spacious and the living, dining and kitchen area are also spacious. The floors are a manufactured hardwood simulated floor - no carpeting - great! The home is being sold furnished but if you have your own furniture, I have a local organization who will come and pick up anything you don't want to keep. This home is easy to show. Desert View MHC offers a large mineral springs pool, indoor spas, a sauna, a large clubhouse for vents with a large kitchen, separate laundry room and Billiard's and Card Tables, etc.

18. 2005-06-03
    historical
19. 2004-11-11
    listed $34,900

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 4 d/yr ≥109°F today · 10 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: $22,200
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − HOA: −$6,900
• − Depreciation: −$2,615
• Taxable income: $2,299
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $2,631/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
• 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

+183.7% since first listed

4 events — show timeline

• 2025-09-07 Price Changed $99,000 TheMLS
• 2025-07-22 Listed $110,000 TheMLS
• 2005-06-03 Listing Removed — GPSMLS
• 2004-11-11 Listed $34,900 GPSMLS