66433 6th St · Desert Hot Springs, CA 92240

$70,000

2 bd · 1.0 ba · 600 sqft · Manufactured · 94 Days on market

Built 2025 Excellent condition $117/sqft · 20% below area Est $87k · 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
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey ready to move in unit! Basically brand new, only 1 year old. Agents see comments below about seller financing options/details

Key facts

• Built 2025
• Listed 93 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 $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.8% 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+, schools F, amenities 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.
• Market conditions: Rents rising (+3.7%/yr); 519 active listings in the ZIP; 12 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).
• This rent runs 36% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($64k) 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 $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.30% ✓
• Cap rate: 19.80%
• Cash-on-cash: 48.25%
• DSCR: 3.15
• GRM: 3.6

CMA / ARV

• ARV (median comp): $87,191
• List price: $70,000
• Delta: -19.72%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.66% rent growth · sell at horizon

5-year hold

• IRR: 46.5%
• Equity multiple: 3.04×
• Total profit: $39,947
• Equity at exit: $10,437

10-year hold

• IRR: 52.5%
• Equity multiple: 6.31×
• Total profit: $103,987
• 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: 519
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,610 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $788

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 46%

Sensitivity live

Price	-10% $836	-5% $812	+0% $788	+5% $764	+10% $740
Rent	-10% $661	-5% $724	+0% $788	+5% $852	+10% $915
Rate	-1.0pp $823	-0.5pp $806	base $788	+0.5pp $770	+1.0pp $751

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
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	25d	1	0.06mi
66362 7th St Unit J Desert Hot Springs, CA	1.0	1.0	700	$1,675	$2.39	44d	1	0.08mi
66327 7th St Unit 1 Desert Hot Springs, CA	1.0	1.0	650	$1,499	$2.31	44d	1	0.09mi
66635 2nd St Unit 2 Desert Hot Springs, CA	1.0	1.0	565	$1,425	$2.52	25d	1	0.36mi
66785 8th St Desert Hot Springs, CA	2.0	1.0	693	$1,695	$2.45	25d	1	0.41mi
66321 Buena Vista Ave Unit C Desert Hot Springs, CA	1.0	1.0	488	$1,595	$3.27	44d	1	0.53mi
66810 Yucca Dr Unit A Desert Hot Springs, CA	1.0	1.0	600	$1,425	$2.38	25d	1	0.58mi
66197 Cahuilla Ave Desert Hot Springs, CA	1.0	1.0	450	$1,775	$3.94	17d	1	0.63mi
66435 Desert View Ave Apt B Desert Hot Springs, CA	1.0	1.0	400	$1,295	$3.24	6d	1	0.65mi
66929 San Felipe Rd Desert Hot Springs, CA	1.0	1.0	600	$1,400	$2.33	44d	1	0.71mi
13079 Eliseo Rd Unit 2 Desert Hot Springs, CA	2.0	1.0	648	$1,495	$2.31	22d	1	1.47mi
13079 Eliseo Rd Apt 4 Desert Hot Springs, CA	2.0	1.0	648	$1,500	$2.31	22d	1	1.47mi

Listing history 18 events

1. 2026-06-21
   days on market $70,000 Active 94 DOM
2. 2026-06-18
   days on market $70,000 Active 91 DOM
3. 2026-06-17
   days on market $70,000 Active 90 DOM
4. 2026-06-16
   days on market $70,000 Active 89 DOM
5. 2026-06-15
   days on market $70,000 Active 88 DOM
6. 2026-06-13
   days on market $70,000 Active 86 DOM
7. 2026-06-13
   days on market $70,000 Active 85 DOM
8. 2026-06-09
   days on market $70,000 Active 82 DOM
9. 2026-06-08
   days on market $70,000 Active 81 DOM
10. 2026-06-07
    days on market $70,000 Active 80 DOM
11. 2026-06-04
    days on market $70,000 Active 77 DOM
12. 2026-06-03
    days on market $70,000 Active 76 DOM
13. 2026-06-02
    days on market $70,000 Active 75 DOM
14. 2026-06-01
    days on market $70,000 Active 74 DOM
15. 2026-05-31
    days on market $70,000 Active 73 DOM
16. 2026-03-19
    listed $70,000 Active 136-char remark

    Show marketing remark (136 chars)

    Turnkey ready to move in unit! Basically brand new, only 1 year old. Agents see comments below about seller financing options/details

17. 2025-08-26
    status Active
18. 2024-09-25
    listed $59,900 Active

ⓘ 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: $19,318
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$2,036
• Taxable income: $8,870
• Est. tax owed @ 24.0%: −$2,129
• After-tax cash flow: $7,328/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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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 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 · 2,287,001 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: 2095.0

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

• 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%

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

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