18555 Roberts Rd · Desert Edge, CA 92241

$65,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 33 Days on market

Built 1981 3,570 sqft lot Est $50k · 31% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to Desert View MHC, This home has been impeccably Maintained. The community is a 55 or older community with all amenities. This home comes partially furnished, there is a inventory list supplied by seller.

Key facts

• Indoor spa
• Sauna
• Large clubhouse

Tags

• LARGE MINERAL SPRINGS POOL
• INDOOR SPA
• SAUNA
• LARGE CLUBHOUSE
• SEPARATE LAUNDRY ROOM

Property features AI

Finance

• Other: Rental restrictions apply; CC&R disclosures; Listing accepts Conventional, 1031 Exchange, Cash and Submit offers; possession negotiable; Short-term rentals not allowed; lease consideration: No
• HOA & community: Monthly HOA dues of $575; Community amenities include clubhouse, billiard room, card room and picnic area; Senior community (not gated)

Exterior

• Parking: Driveway; 2 total parking spaces; 2 carport spaces
• Security: No security
• Utilities: Sewer: In-street paid; PUD: No
• Home design: Detached property; One story; Double wide manufactured home located in a senior park
• Construction: Year built reported by owner
• Exterior features: Community pool and in-ground community spa; Mountain views; No security features listed

Interior

• Bedrooms: Living Room listed as a room
• Flooring: Mixed flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Air conditioning with central air
• Interior features: Unfurnished; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% 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: 218 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $449 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 + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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.

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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 2.89% ✓
• Cap rate: 15.62%
• Cash-on-cash: 33.32%
• DSCR: 2.48
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $49,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18131 Langlois Rd Unit S15	0.28mi	2/1.0	820 (-2%)	2mo	$75,000	$91	77
18555 Roberts Rd #17	0.01mi	2/2.0	960 (+14%)	3mo	$57,000	$59	74
18555 Roberts Rd #42	0.00mi	2/1.0	864 (+3%)	21mo	$39,000	$45	74
17625 Langlois #105	0.56mi	2/2.0	840 (0%)	1mo	$55,000	$65	73
18555 Roberts Rd #143	0.01mi	2/2.0	915 (+9%)	17mo	$86,600	$95	71
18801 Roberts Rd #86	0.12mi	2/1.0	720 (-14%)	8mo	$30,000	$42	60
18801 Roberts Rd #171	0.12mi	2/1.0	724 (-14%)	11mo	$35,000	$48	58
18555 Roberts Rd #84	0.01mi	2/1.0	720 (-14%)	17mo	$40,000	$56	58
18131 Langlois Rd Unit S1	0.26mi	2/2.0	960 (+14%)	16mo	$94,000	$98	50
17800 Langlois Rd #217	0.40mi	2/2.0	960 (+14%)	13mo	$56,500	$59	46
17850 Corkill Rd	0.69mi	2/1.0	750 (-11%)	10mo	$32,000	$43	38
70875 Dillon Rd #85	0.73mi	2/2.0	720 (-14%)	16mo	$130,000	$181	29

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: 28.9%
• Equity multiple: 2.21×
• Total profit: $22,004
• Equity at exit: $9,692

10-year hold

• IRR: 36.4%
• Equity multiple: 4.41×
• Total profit: $62,037
• Equity at exit: $5,620

Cash invested: $18,200 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,877 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$35 /mo · $417/yr
• Insurance: −$27
• HOA: −$575
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $505

Break-even live

Break-even rent $1,238

Max offer price $65,000

Occupancy floor 68%

Sensitivity live

Price	-10% $542	-5% $524	+0% $505	+5% $487	+10% $469
Rent	-10% $357	-5% $431	+0% $505	+5% $579	+10% $654
Rate	-1.0pp $538	-0.5pp $522	base $505	+0.5pp $488	+1.0pp $471

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 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
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	44d	1	0.74mi

HOA detail

• Monthly dues: $575 · $6,900/yr

Listing history 32 events

1. 2026-06-21
   days on market $65,000 Active 33 DOM
2. 2026-06-18
   days on market $65,000 Active 30 DOM
3. 2026-06-17
   days on market $65,000 Active 29 DOM
4. 2026-06-16
   days on market $65,000 Active 28 DOM
5. 2026-06-15
   days on market $65,000 Active 27 DOM
6. 2026-06-13
   days on market $65,000 Active 25 DOM
7. 2026-06-13
   days on market $65,000 Active 24 DOM
8. 2026-06-09
   days on market $65,000 Active 21 DOM
9. 2026-06-08
   days on market $65,000 Active 20 DOM
10. 2026-06-07
    days on market $65,000 Active 19 DOM
11. 2026-06-04
    days on market $65,000 Active 16 DOM
12. 2026-06-03
    days on market $65,000 Active 15 DOM
13. 2026-06-02
    days on market $65,000 Active 14 DOM
14. 2026-06-01
    days on market $65,000 Active 13 DOM
15. 2026-05-31
    days on market $65,000 Active 12 DOM
16. 2026-05-18
    listed $65,000 Active
17. 2023-04-28
    soldstatus $75,000 Sold 213-char remark

    Show marketing remark (213 chars)

    Welcome to Desert View MHC, This home has been impeccably Maintained. The community is a 55 or older community with all amenities. This home comes partially furnished, there is a inventory list supplied by seller.

18. 2023-04-16
    status Pending 213-char remark

    Show marketing remark (213 chars)

    Welcome to Desert View MHC, This home has been impeccably Maintained. The community is a 55 or older community with all amenities. This home comes partially furnished, there is a inventory list supplied by seller.

19. 2023-04-07
    status Backup Offers Accepted 213-char remark

    Show marketing remark (213 chars)

    Welcome to Desert View MHC, This home has been impeccably Maintained. The community is a 55 or older community with all amenities. This home comes partially furnished, there is a inventory list supplied by seller.

20. 2023-04-04
    status Active 213-char remark

    Show marketing remark (213 chars)

    Welcome to Desert View MHC, This home has been impeccably Maintained. The community is a 55 or older community with all amenities. This home comes partially furnished, there is a inventory list supplied by seller.

21. 2023-03-08
    status Active 213-char remark

    Show marketing remark (213 chars)

    Welcome to Desert View MHC, This home has been impeccably Maintained. The community is a 55 or older community with all amenities. This home comes partially furnished, there is a inventory list supplied by seller.

22. 2023-01-28
    price $75,000 213-char remark

    Show marketing remark (213 chars)

    Welcome to Desert View MHC, This home has been impeccably Maintained. The community is a 55 or older community with all amenities. This home comes partially furnished, there is a inventory list supplied by seller.

23. 2023-01-12
    price $79,000 213-char remark

    Show marketing remark (213 chars)

    Welcome to Desert View MHC, This home has been impeccably Maintained. The community is a 55 or older community with all amenities. This home comes partially furnished, there is a inventory list supplied by seller.

24. 2023-01-08
    price $84,900 213-char remark

    Show marketing remark (213 chars)

    Welcome to Desert View MHC, This home has been impeccably Maintained. The community is a 55 or older community with all amenities. This home comes partially furnished, there is a inventory list supplied by seller.

25. 2022-10-31
    listed $87,900 Active 213-char remark

    Show marketing remark (213 chars)

    Welcome to Desert View MHC, This home has been impeccably Maintained. The community is a 55 or older community with all amenities. This home comes partially furnished, there is a inventory list supplied by seller.

26. 2016-02-13
    historical
27. 2016-01-06
    price $44,000
28. 2015-11-23
    listed $44,500 Active
29. 2004-03-23
    historical
30. 2003-09-23
    listed $48,000
31. 2002-09-06
    historical
32. 2002-03-21
    listed $35,000

ⓘ 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: $417 · $35/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: +$77/yr (+$6/mo · 18.6%)

ⓘ 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 (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: $22,526
• − Mortgage interest: −$3,641
• − Property taxes: −$417
• − Insurance: −$325
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − HOA: −$6,900
• − Depreciation: −$1,891
• Taxable income: $5,749
• Est. tax owed @ 24.0%: −$1,380
• After-tax cash flow: $4,684/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

+85.7% since first listed

17 events — show timeline

• 2026-05-18 Listed $65,000 GPSMLS
• 2023-04-28 Sold (MLS) $75,000 TheMLS
• 2023-04-16 Pending — TheMLS
• 2023-04-07 Relisted — TheMLS
• 2023-04-04 Relisted — TheMLS
• 2023-03-08 Relisted — TheMLS
• 2023-01-28 Price Changed $75,000 TheMLS
• 2023-01-12 Price Changed $79,000 TheMLS
• 2023-01-08 Price Changed $84,900 TheMLS
• 2022-10-31 Listed $87,900 TheMLS
• 2016-02-13 Listing Removed — GPSMLS
• 2016-01-06 Price Changed $44,000 GPSMLS
• 2015-11-23 Listed $44,500 GPSMLS
• 2004-03-23 Listing Removed — GPSMLS
• 2003-09-23 Listed $48,000 GPSMLS
• 2002-09-06 Listing Removed — GPSMLS
• 2002-03-21 Listed $35,000 GPSMLS

Property tax history

+9.1%/yr

Latest (2025): $417 · -2.1% YoY. Source: county tax records.