66433 6th St · Desert Hot Springs, CA 92240

$70,000

2 bd · 1.0 ba · 600 sqft · Manufactured · 142 Days on market

Manufactured home Built 2025 Excellent condition $117/sqft · 20% below area Est $88k · 20% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Rent growth +3.4/5.0
• Appreciation +2.5/10.0
• Livability +2.5/5.0
• Manufactured-home adj. -6.6

Listing remarks MLS

Turnkey ready to move in unit! Basically brand new, only 1 year old.

Key facts

• Built 2025
• Listed 141 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 3.9% in Desert Hot Springs — 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 49/100 on livability (#1,149 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D+, amenities F, commute 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: Bella Vista Elementary (755 students, 94% FRL); Painted Hills Middle (741 students, 98% 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 97% FRL vs 73% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 626 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 28d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $484 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 + 3.7% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.77% ✓
• Cap rate: 14.75%
• Cash-on-cash: 30.19%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (median comp): $87,615
• List price: $70,000
• Delta: -20.11%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66396 6th St	0.02mi	1/1.0 (-1)	592 (-1%)	34mo	$116,500	$197	72
66163 4th St	0.29mi	1/1.0 (-1)	506 (-16%)	13mo	$191,400	$378	45
66799 5th St #99	0.40mi	1/1.0 (-1)	680 (+13%)	14mo	$95,000	$140	42
66005 8th St	0.42mi	1/1.0 (-1)	538 (-10%)	21mo	$210,000	$390	41
66827 5th St #27	0.42mi	1/1.0 (-1)	680 (+13%)	18mo	$105,000	$154	38
66125 4th St	0.32mi	3/1.0 (+1)	713 (+19%)	22mo	$267,500	$375	36
66301 Granada Ave	0.84mi	1/1.0 (-1)	520 (-13%)	13mo	$139,000	$267	27
12348 Cactus Dr Unit A & B	0.56mi	2/2.0	740 (+23%)	23mo	$239,000	$323	26
66165 Desert View Ave	0.69mi	2/1.0	720 (+20%)	22mo	$300,000	$417	25

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 2.07×
• Total profit: $20,904
• Equity at exit: $10,437

10-year hold

• IRR: 33.7%
• Equity multiple: 4.17×
• Total profit: $62,151
• Equity at exit: $6,052

Cash invested: $19,600 (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 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 626
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $493

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 55%

Sensitivity live

Price	-10% $541	-5% $517	+0% $493	+5% $469	+10% $445
Rent	-10% $395	-5% $444	+0% $493	+5% $542	+10% $591
Rate	-1.0pp $528	-0.5pp $511	base $493	+0.5pp $475	+1.0pp $456

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: $17,500
• Closing costs: $2,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
66434 5th St Desert Hot Springs, CA	2.0	1.0	600	$1,500	$2.50	73d	1	0.06mi
66362 7th St Unit J Desert Hot Springs, CA	1.0	1.0	700	$1,675	$2.39	92d	1	0.08mi
66327 7th St Unit 1 Desert Hot Springs, CA	1.0	1.0	650	$1,499	$2.31	92d	1	0.09mi
10811 San Miguel Rd Unit 3 Desert Hot Springs, CA	1.0	1.0	740	$740	$1.00	2d	1	0.18mi
66673 3rd St Desert Hot Springs, CA	1.0	1.0	700	$1,400	$2.00	7d	1	0.33mi
66635 2nd St Unit 2 Desert Hot Springs, CA	1.0	1.0	565	$1,425	$2.52	73d	1	0.36mi
66060 4th St Desert Hot Springs, CA	2.0	1.0	660	$1,800	$2.73	23d	1	0.37mi
66819 5th St Unit 66819 Desert Hot Springs, CA	1.0	1.0	680	$1,600	$2.35	2d	1	0.39mi
66785 8th St Desert Hot Springs, CA	1.0	1.0	525	$1,545	$2.94	17d	4	0.41mi
66785 8th St Apt 12 Desert Hot Springs, CA	1.0	1.0	525	$1,495	$2.85	10d	1	0.41mi
66785 8th St Apt 14 Desert Hot Springs, CA	1.0	1.0	525	$1,595	$3.04	10d	1	0.41mi
66785 8th St Unit 24 Desert Hot Springs, CA	2.0	1.0	693	$1,495	$2.16	7d	1	0.41mi
66800 First St Unit 9 Desert Hot Springs, CA	1.0	1.0	430	$1,585	$3.69	10d	1	0.48mi
66321 Buena Vista Ave Unit C Desert Hot Springs, CA	1.0	1.0	488	$1,595	$3.27	2d	1	0.53mi
66321 Buena Vista Ave Unit C Desert Hot Springs, CA	1.0	1.0	488	$1,595	$3.27	92d	1	0.53mi
66810 Yucca Dr Unit A Desert Hot Springs, CA	1.0	1.0	600	$1,425	$2.38	73d	1	0.58mi
66197 Cahuilla Ave Desert Hot Springs, CA	1.0	1.0	450	$1,595	$3.54	27d	1	0.63mi
66435 Desert View Ave Apt B Desert Hot Springs, CA	1.0	1.0	400	$1,295	$3.24	54d	1	0.65mi
66929 San Felipe Rd Desert Hot Springs, CA	1.0	1.0	600	$1,400	$2.33	92d	1	0.71mi
66824 Estrella Ave Unit B Desert Hot Springs, CA	1.0	1.0	500	$1,400	$2.80	34d	1	0.80mi
13079 Eliseo Rd Unit 2 Desert Hot Springs, CA	2.0	1.0	648	$1,450	$2.24	48d	1	1.47mi
13079 Eliseo Rd Apt 4 Desert Hot Springs, CA	2.0	1.0	648	$1,400	$2.16	23d	1	1.47mi

Listing history 50 events

1. 2026-08-08
   days on market $70,000 Active 142 DOM
2. 2026-08-06
   days on market $70,000 Active 140 DOM
3. 2026-08-05
   days on market $70,000 Active 139 DOM
4. 2026-08-04
   days on market $70,000 Active 138 DOM
5. 2026-08-03
   days on market $70,000 Active 137 DOM
6. 2026-07-31
   days on market $70,000 Active 134 DOM
7. 2026-07-30
   days on market $70,000 Active 132 DOM
8. 2026-07-28
   days on market $70,000 Active 131 DOM
9. 2026-07-26
   days on market $70,000 Active 129 DOM
10. 2026-07-24
    days on market $70,000 Active 127 DOM
11. 2026-07-23
    days on market $70,000 Active 126 DOM
12. 2026-07-22
    days on market $70,000 Active 125 DOM
13. 2026-07-21
    days on market $70,000 Active 124 DOM
14. 2026-07-20
    days on market $70,000 Active 123 DOM
15. 2026-07-18
    days on market $70,000 Active 121 DOM
16. 2026-07-18
    days on market $70,000 Active 120 DOM
17. 2026-07-16
    days on market $70,000 Active 119 DOM
18. 2026-07-15
    days on market $70,000 Active 118 DOM
19. 2026-07-14
    days on market $70,000 Active 117 DOM
20. 2026-07-13
    days on market $70,000 Active 116 DOM
21. 2026-07-13
    days on market $70,000 Active 115 DOM
22. 2026-07-11
    days on market $70,000 Active 114 DOM
23. 2026-07-10
    days on market $70,000 Active 113 DOM
24. 2026-07-09
    days on market $70,000 Active 112 DOM
25. 2026-07-07
    days on market $70,000 Active 110 DOM
26. 2026-07-06
    days on market $70,000 Active 109 DOM
27. 2026-07-06
    days on market $70,000 Active 108 DOM
28. 2026-07-05
    days on market $70,000 Active 107 DOM
29. 2026-07-03
    days on market $70,000 Active 106 DOM
30. 2026-07-02
    days on market $70,000 Active 105 DOM
31. 2026-07-01
    days on market $70,000 Active 104 DOM
32. 2026-06-30
    days on market $70,000 Active 103 DOM
33. 2026-06-29
    days on market $70,000 Active 102 DOM
34. 2026-06-28
    days on market $70,000 Active 101 DOM
35. 2026-06-27
    days on market $70,000 Active 100 DOM
36. 2026-06-26
    days on market $70,000 Active 99 DOM
37. 2026-06-24
    days on market $70,000 Active 97 DOM
38. 2026-06-22
    days on market $70,000 Active 95 DOM
39. 2026-06-21
    days on market $70,000 Active 94 DOM
40. 2026-06-18
    days on market $70,000 Active 91 DOM
41. 2026-06-17
    days on market $70,000 Active 90 DOM
42. 2026-06-16
    days on market $70,000 Active 89 DOM
43. 2026-06-15
    days on market $70,000 Active 88 DOM
44. 2026-06-13
    days on market $70,000 Active 86 DOM
45. 2026-06-13
    days on market $70,000 Active 85 DOM
46. 2026-06-09
    days on market $70,000 Active 82 DOM
47. 2026-06-08
    days on market $70,000 Active 81 DOM
48. 2026-06-07
    days on market $70,000 Active 80 DOM
49. 2026-06-04
    days on market $70,000 Active 77 DOM
50. 2026-06-03
    days on market $70,000 Active 76 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,837
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,036
• Taxable income: $5,106
• Est. tax owed @ 24.0%: −$1,225
• After-tax cash flow: $4,691/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 · 9 photos

Excellent 95/100 None rehab

This turnkey manufactured home is in excellent condition, with a fresh paint job and modern updates. It's ready to move in and would benefit from minor exterior and landscaping improvements to maximize its value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Add a small front porch — Improves curb appeal and adds functionality ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Bella Vista Elementary Middle Painted Hills Middle High Desert Hot Springs High F CA #532/1,170 Nat'l #8,293/17,239

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

F Composite livability gradescore 49/100

Livability — Desert Hot Springs

• Score: 49/100
• State rank: #1149
• US rank: #25774

Category grades

Amenities F Commute F Cost of living D- Crime D+ Employment F Housing B+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Desert Hot Springs, CA
• County: Riverside County · 2,664,475 people
• City population: 41,615
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 41,615
• Household income: $54,023
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 23% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 47% English-only · Spanish 50% Russian/Polish/Slavic 1%

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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: ▼ -102.10%
• Current HPI: 418.4691
• Rent YoY: ▲ 3.66%
• Metro: Riverside-San Bernardino-Ontario, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

+16.9% since first listed

3 events — show timeline

• 2026-03-19 Listed $70,000 CRMLS
• 2025-08-26 Relisted — CRMLS
• 2024-09-25 Listed $59,900 CRMLS