70260 Highway 111 #137 · Rancho Mirage, CA 92270

$319,000

3 bd · 2.5 ba · 1,040 sqft · Manufactured public records · 125 Days on market

Built 1963 5,601 sqft lot $307/sqft · 156% above area Est $220k · 45% over $432/mo HOA · 12% of rent

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Why this score? — see what drove the D 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 +18.0/30.0
• 1% rule +5.9/10.0
• DSCR +5.6/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Blue Skies float above and land you own anchors below in the iconic Blue Skies Village that was developed by Bing Crosby and his friends. This bright and charming 3-bedroom, 2.5-bath triple-wide home offers approximately 1,800 sq. ft. of retro modern living in one of Rancho Mirage's desirable 55+ communities. This flamingo pink palace is ideally positioned on a view laden cul-de sac near the central putting green. The location delivers both convenience and lifestyle appeal. The spacious primary suite features built-in cabinets and closet space and a dressing area leading to en-suite bath complete with dual sinks and a tiled shower. An additional bedroom delivers flexibility for guests, a home office, or creative pursuits. The third bedroom/den/exercise room has another en-suite half bath, that can be upgraded to an additional full bath. The thoughtfully designed floor plan lives comfortably year-round and includes a mix of new and retro kitchen appliances all anchored in pretty pink, and a dedicated interior laundry area that features the vintage Tappan Electronic, a sure conversation starter. Outside, a tandem two-car carport, front patio, and low-maintenance landscaping in a wrap around yard add everyday practicality. Monthly HOA dues of $432 include water, trash, cable TV, and internetoffering simplicity and predictable ownership costs. Blue Skies Village is a gated community celebrated for its midcentury charm and exceptional amenities, including a saltwater pool, fitness room, library/card room, billiards, and the architecturally significant Tanner Hall designed by renowned modernist William F. Cody. Eisenhower Medical Center, El Paseo, The River, world-class dining, shopping, and entertainment are all minutes away. Whether you're seeking a full-time residence or a seasonal retreat, opportunities in Blue Skies Village are limited. The home is 1836 sq feet, but the public records are in the process of being updated from 1040 sq ft. Experience the lifestyle and this gem of a property, and own a unique piece of history. Offered turnkey furnished, excluding staging and personal items.

Key facts

• Dual sinks
• Built-in cabinets
• En-suite bath

Tags

• VIEW LADEN CUL-DE SAC
• SPACIOUS PRIMARY SUITE
• BUILT-IN CABINETS
• DRESSING AREA
• EN-SUITE BATH
• DUAL SINKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $319k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $319k).
• Recommended offer: $281k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.0% in Rancho Mirage — 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 51/100 on livability (#1,065 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: amenities F, commute F, cost of living 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); 529 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 39% of the median local income ($107k/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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y 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.
• Current owner paid $205k; list at $319k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1963 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.09% ✓
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 7.7

CMA / ARV

• ARV (median comp): $220,411
• List price: $319,000
• Delta: 44.73%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-31,568
• Equity at exit: $47,564

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $6,306
• Equity at exit: $27,581

Cash invested: $89,320 (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 92270

• Rents YoY: 3.7%
• Active inventory: 529
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,471 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$231 /mo · $2,778/yr
• Insurance: −$133
• HOA: −$432
• Vacancy / Maint / Mgmt: −$729
• Net cashflow: $273

Break-even live

Break-even rent $3,126

Max offer price $319,000

Occupancy floor 87%

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70260 California 111 #24 Rancho Mirage, CA	2.0	1.0	836	$1,550	$1.85	43d	1	0.11mi
39905 Estates Rd Unit 3 Rancho Mirage, CA	2.0	2.0	1000	$1,800	$1.80	24d	1	0.30mi
39955 Estates Rd Apt 11 Rancho Mirage, CA	2.0	2.0	1000	$2,395	$2.40	5d	1	0.31mi
37800 Da Vall Dr #12 Rancho Mirage, CA	2.0	2.0	1387	$2,400	$1.73	43d	1	1.05mi
48 Palma Dr Rancho Mirage, CA	2.0	2.0	1320	$6,200	$4.70	43d	1	1.12mi
70170 Sun Valley Dr Rancho Mirage, CA	2.0	2.0	1368	$3,800	$2.78	4d	1	1.27mi
36 Sunrise Dr Rancho Mirage, CA	2.0	2.0	1320	$3,200	$2.42	18d	1	1.27mi
11 Palma Dr Rancho Mirage, CA	2.0	2.0	1320	$6,500	$4.92	43d	1	1.30mi
72 Majorca Dr Rancho Mirage, CA	2.0	2.0	1320	$3,038	$2.30	43d	1	1.39mi
6 Granada Dr Rancho Mirage, CA	2.0	2.0	1320	$2,950	$2.23	24d	1	1.43mi

HOA detail

• Monthly dues: $432 · $5,184/yr
• Likely covers: watertrashinternetcablelandscapingpoolsecurity

Listing history 33 events

1. 2026-06-18
   days on market $319,000 Active 125 DOM
2. 2026-06-17
   days on market $319,000 Active 124 DOM
3. 2026-06-16
   days on market $319,000 Active 123 DOM
4. 2026-06-15
   days on market $319,000 Active 122 DOM
5. 2026-06-13
   days on market $319,000 Active 120 DOM
6. 2026-06-13
   days on market $319,000 Active 119 DOM
7. 2026-06-09
   days on market $319,000 Active 116 DOM
8. 2026-06-08
   days on market $319,000 Active 115 DOM
9. 2026-06-07
   days on market $319,000 Active 114 DOM
10. 2026-06-04
    pricedays on market $319,000 Active 111 DOM
11. 2026-06-03
    days on market $335,000 Active 110 DOM
12. 2026-06-02
    days on market $335,000 Active 109 DOM
13. 2026-06-01
    days on market $335,000 Active 108 DOM
14. 2026-05-31
    days on market $335,000 Active 107 DOM
15. 2026-02-12
    listed $335,000 Active 2122-char remark

    Show marketing remark (2122 chars)

    Blue Skies float above and land you own anchors below in the iconic Blue Skies Village that was developed by Bing Crosby and his friends. This bright and charming 3-bedroom, 2.5-bath triple-wide home offers approximately 1,800 sq. ft. of retro modern living in one of Rancho Mirage's desirable 55+ communities. This flamingo pink palace is ideally positioned on a view laden cul-de sac near the central putting green. The location delivers both convenience and lifestyle appeal. The spacious primary suite features built-in cabinets and closet space and a dressing area leading to en-suite bath complete with dual sinks and a tiled shower. An additional bedroom delivers flexibility for guests, a home office, or creative pursuits. The third bedroom/den/exercise room has another en-suite half bath, that can be upgraded to an additional full bath. The thoughtfully designed floor plan lives comfortably year-round and includes a mix of new and retro kitchen appliances all anchored in pretty pink, and a dedicated interior laundry area that features the vintage Tappan Electronic, a sure conversation starter. Outside, a tandem two-car carport, front patio, and low-maintenance landscaping in a wrap around yard add everyday practicality. Monthly HOA dues of $432 include water, trash, cable TV, and internetoffering simplicity and predictable ownership costs. Blue Skies Village is a gated community celebrated for its midcentury charm and exceptional amenities, including a saltwater pool, fitness room, library/card room, billiards, and the architecturally significant Tanner Hall designed by renowned modernist William F. Cody. Eisenhower Medical Center, El Paseo, The River, world-class dining, shopping, and entertainment are all minutes away. Whether you're seeking a full-time residence or a seasonal retreat, opportunities in Blue Skies Village are limited. The home is 1836 sq feet, but the public records are in the process of being updated from 1040 sq ft. Experience the lifestyle and this gem of a property, and own a unique piece of history. Offered turnkey furnished, excluding staging and personal items.

16. 2025-06-24
    historical
17. 2025-04-16
    price $349,000
18. 2025-03-11
    price $399,000
19. 2025-01-31
    listed $415,000 Active
20. 2021-07-21
    soldstatus $205,000 Closed
21. 2021-07-21
    soldstatus $90,000
22. 2021-06-21
    status Pending
23. 2021-04-26
    status Active
24. 2021-04-15
    historical
25. 2021-04-15
    price $207,000
26. 2021-04-06
    listed $199,900 Active
27. 2013-03-20
    status Pending
28. 2013-03-19
    soldstatus $105,000 Closed
29. 2013-03-19
    soldstatus $105,000 Closed
30. 2013-01-21
    status Backup Offers Accepted
31. 2013-01-05
    listed $119,000 Active
32. 1999-03-18
    historical
33. 1998-08-21
    listed $39,900

ⓘ 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: $2,778 · $231/mo
• Projected year-2 tax: $2,778 · $231/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 8 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,652
• − Mortgage interest: −$17,869
• − Property taxes: −$2,778
• − Insurance: −$1,595
• − Repairs & maintenance: −$3,332
• − Management: −$3,332
• − HOA: −$5,184
• − Depreciation: −$9,280
• Taxable loss: −$1,718
• Est. tax savings @ 24.0%: +$412
• After-tax cash flow: $3,686/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 — Rancho Mirage

• Score: 51/100
• State rank: #1065
• US rank: #25255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Mirage, CA
• County: Riverside County · 2,287,001 people
• City population: 17,563
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 17,563
• Household income: $107,364
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 498.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, South Korea, China
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -210.99%
• Current HPI: 282.2957
• Rent YoY: ▲ 3.72%
• 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

+739.6% since first listed

19 events — show timeline

• 2026-02-12 Listed $335,000 TheMLS
• 2025-06-24 Listing Removed — GPSMLS
• 2025-04-16 Price Changed $349,000 GPSMLS
• 2025-03-11 Price Changed $399,000 GPSMLS
• 2025-01-31 Listed $415,000 GPSMLS
• 2021-07-21 Sold (Public Records) $90,000 Public Records
• 2021-07-21 Sold (MLS) $205,000 GPSMLS
• 2021-06-21 Pending — GPSMLS
• 2021-04-26 Relisted — GPSMLS
• 2021-04-15 Price Changed $207,000 GPSMLS
• 2021-04-15 Listing Removed — GPSMLS
• 2021-04-06 Listed $199,900 GPSMLS
• 2013-03-20 Pending — GPSMLS
• 2013-03-19 Sold (MLS) $105,000 GPSMLS
• 2013-03-19 Sold (MLS) $105,000 GPSMLS
• 2013-01-21 Pending — GPSMLS
• 2013-01-05 Listed $119,000 GPSMLS
• 1999-03-18 Listing Removed — GPSMLS
• 1998-08-21 Listed $39,900 GPSMLS

Property tax history

+8.3%/yr

Latest (2025): $2,778 · -1.6% YoY. Source: county tax records.