70200 Dillon Rd #88 · Desert Edge, CA 92241

$89,000

1 bd · 1.0 ba · 750 sqft · Manufactured · 90 Days on market

Built 1988 Good condition $119/sqft · 30% above area Est $68k · 30% over

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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
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy breathtaking views from this beautifully renovated home of approximately 750 sq. ft. , featuring one bedroom, one bathroom, and a spacious California Room. Situated right across from the Clubhouse at the center of all resort amenities, this recently updated residence boasts new flooring, brand new double-pane windows throughout, fresh interior and exterior paint, quartz countertops, and modern appliances—including a dishwasher, microwave, range, and garbage disposal. You'll find a convenient laundry area equipped with a new stackable washer/dryer, while the bathroom impresses with upgraded finishes and a stunning tile and stone shower that brings a spa-like feel. Step outside to a charming deck surrounded by lush, mature landscaping—perfect for relaxing or enjoying the view. Additionally, there is private paved parking for 1 car, a golf cart parking spot and a large shed for storage. Located in the prestigious 55+ Caliente Springs Resort, you'll have access to amenities such as mineral hot spring pools and spas, a state-of-the-art fitness center, a 9-hole golf course, 8 pickleball courts, and much more. Join this vibrant, welcoming community and make lasting friendships. Please note: the lot is not included; space rent is $811.

Key facts

• Quartz countertops
• New flooring
• Modern appliances

Tags

• CALIFORNIA ROOM
• NEW FLOORING
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• QUARTZ COUNTERTOPS
• MODERN APPLIANCES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 14.8% in Desert Edge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 216 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $615 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.12% ✓
• Cap rate: 18.10%
• Cash-on-cash: 42.15%
• DSCR: 2.88
• GRM: 3.9

CMA / ARV

• ARV (median comp): $68,500
• List price: $89,000
• Delta: 29.93%
• 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
70200 Dillon Rd #536	0.11mi	2/1.5 (+1)	750 (0%)	1mo	$90,000	$120	87
70200 Dillon Rd #437	0.16mi	1/1.0	780 (+4%)	1mo	$65,000	$83	85
70200 Dillon Rd #102	0.00mi	2/1.5 (+1)	800 (+7%)	0mo	$72,000	$90	82
70200 Dillon Rd #376	0.11mi	1/1.0	800 (+7%)	3mo	$60,000	$75	82
70200 Dillon Rd #569	0.11mi	1/1.0	700 (-7%)	4mo	$74,000	$106	81
70200 Dillon Rd #550	0.00mi	2/2.0 (+1)	800 (+7%)	1mo	$122,000	$153	79
70200 Dillon Rd #146	0.17mi	1/1.0	675 (-10%)	4mo	$49,000	$73	73
70200 Dillon Rd #664	0.16mi	2/1.5 (+1)	800 (+7%)	3mo	$95,000	$119	72
70200 Dillon Rd #499	0.11mi	1/1.0	650 (-13%)	3mo	$100,000	$154	70
17625 Langlois #9	0.55mi	2/1.0 (+1)	700 (-7%)	3mo	$15,000	$21	56
17625 Langlois #105	0.55mi	2/2.0 (+1)	840 (+12%)	1mo	$55,000	$65	45
69548 Crestview Dr	0.66mi	2/2.0 (+1)	672 (-10%)	3mo	$90,000	$134	40

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: 31.9%
• Equity multiple: 2.34×
• Total profit: $33,462
• Equity at exit: $13,270

10-year hold

• IRR: 39.0%
• Equity multiple: 4.66×
• Total profit: $91,089
• Equity at exit: $7,695

Cash invested: $24,920 (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: 216
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $750

Break-even live

Break-even rent $937

Max offer price $89,000

Occupancy floor 55%

Sensitivity live

Price	-10% $812	-5% $781	+0% $750	+5% $719	+10% $689
Rent	-10% $601	-5% $676	+0% $750	+5% $825	+10% $899
Rate	-1.0pp $795	-0.5pp $773	base $750	+0.5pp $727	+1.0pp $704

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	44d	1	0.80mi
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	44d	1	0.95mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	0d	1	0.95mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	25d	1	0.95mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	18d	1	1.37mi

Listing history 18 events

1. 2026-06-18
   days on market $89,000 Active 90 DOM
2. 2026-06-17
   days on market $89,000 Active 89 DOM
3. 2026-06-16
   days on market $89,000 Active 88 DOM
4. 2026-06-15
   days on market $89,000 Active 87 DOM
5. 2026-06-13
   days on market $89,000 Active 85 DOM
6. 2026-06-13
   days on market $89,000 Active 84 DOM
7. 2026-06-09
   days on market $89,000 Active 81 DOM
8. 2026-06-08
   days on market $89,000 Active 80 DOM
9. 2026-06-07
   days on market $89,000 Active 79 DOM
10. 2026-06-04
    days on market $89,000 Active 76 DOM
11. 2026-06-03
    days on market $89,000 Active 75 DOM
12. 2026-06-02
    days on market $89,000 Active 74 DOM
13. 2026-06-01
    days on market $89,000 Active 73 DOM
14. 2026-05-31
    days on market $89,000 Active 72 DOM
15. 2026-03-26
    status Active 1265-char remark

    Show marketing remark (1265 chars)

    Enjoy breathtaking views from this beautifully renovated home of approximately 750 sq. ft. , featuring one bedroom, one bathroom, and a spacious California Room. Situated right across from the Clubhouse at the center of all resort amenities, this recently updated residence boasts new flooring, brand new double-pane windows throughout, fresh interior and exterior paint, quartz countertops, and modern appliances—including a dishwasher, microwave, range, and garbage disposal. You'll find a convenient laundry area equipped with a new stackable washer/dryer, while the bathroom impresses with upgraded finishes and a stunning tile and stone shower that brings a spa-like feel. Step outside to a charming deck surrounded by lush, mature landscaping—perfect for relaxing or enjoying the view. Additionally, there is private paved parking for 1 car, a golf cart parking spot and a large shed for storage. Located in the prestigious 55+ Caliente Springs Resort, you'll have access to amenities such as mineral hot spring pools and spas, a state-of-the-art fitness center, a 9-hole golf course, 8 pickleball courts, and much more. Join this vibrant, welcoming community and make lasting friendships. Please note: the lot is not included; space rent is $811.

16. 2026-02-21
    status Pending 1265-char remark

    Show marketing remark (1265 chars)

    Enjoy breathtaking views from this beautifully renovated home of approximately 750 sq. ft. , featuring one bedroom, one bathroom, and a spacious California Room. Situated right across from the Clubhouse at the center of all resort amenities, this recently updated residence boasts new flooring, brand new double-pane windows throughout, fresh interior and exterior paint, quartz countertops, and modern appliances—including a dishwasher, microwave, range, and garbage disposal. You'll find a convenient laundry area equipped with a new stackable washer/dryer, while the bathroom impresses with upgraded finishes and a stunning tile and stone shower that brings a spa-like feel. Step outside to a charming deck surrounded by lush, mature landscaping—perfect for relaxing or enjoying the view. Additionally, there is private paved parking for 1 car, a golf cart parking spot and a large shed for storage. Located in the prestigious 55+ Caliente Springs Resort, you'll have access to amenities such as mineral hot spring pools and spas, a state-of-the-art fitness center, a 9-hole golf course, 8 pickleball courts, and much more. Join this vibrant, welcoming community and make lasting friendships. Please note: the lot is not included; space rent is $811.

17. 2026-02-16
    price $89,000 1265-char remark

    Show marketing remark (1265 chars)

    Enjoy breathtaking views from this beautifully renovated home of approximately 750 sq. ft. , featuring one bedroom, one bathroom, and a spacious California Room. Situated right across from the Clubhouse at the center of all resort amenities, this recently updated residence boasts new flooring, brand new double-pane windows throughout, fresh interior and exterior paint, quartz countertops, and modern appliances—including a dishwasher, microwave, range, and garbage disposal. You'll find a convenient laundry area equipped with a new stackable washer/dryer, while the bathroom impresses with upgraded finishes and a stunning tile and stone shower that brings a spa-like feel. Step outside to a charming deck surrounded by lush, mature landscaping—perfect for relaxing or enjoying the view. Additionally, there is private paved parking for 1 car, a golf cart parking spot and a large shed for storage. Located in the prestigious 55+ Caliente Springs Resort, you'll have access to amenities such as mineral hot spring pools and spas, a state-of-the-art fitness center, a 9-hole golf course, 8 pickleball courts, and much more. Join this vibrant, welcoming community and make lasting friendships. Please note: the lot is not included; space rent is $811.

18. 2026-02-15
    listed $85,000 Active 1265-char remark

    Show marketing remark (1265 chars)

    Enjoy breathtaking views from this beautifully renovated home of approximately 750 sq. ft. , featuring one bedroom, one bathroom, and a spacious California Room. Situated right across from the Clubhouse at the center of all resort amenities, this recently updated residence boasts new flooring, brand new double-pane windows throughout, fresh interior and exterior paint, quartz countertops, and modern appliances—including a dishwasher, microwave, range, and garbage disposal. You'll find a convenient laundry area equipped with a new stackable washer/dryer, while the bathroom impresses with upgraded finishes and a stunning tile and stone shower that brings a spa-like feel. Step outside to a charming deck surrounded by lush, mature landscaping—perfect for relaxing or enjoying the view. Additionally, there is private paved parking for 1 car, a golf cart parking spot and a large shed for storage. Located in the prestigious 55+ Caliente Springs Resort, you'll have access to amenities such as mineral hot spring pools and spas, a state-of-the-art fitness center, a 9-hole golf course, 8 pickleball courts, and much more. Join this vibrant, welcoming community and make lasting friendships. Please note: the lot is not included; space rent is $811.

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 16 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: $22,640
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$1,948
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$2,589
• Taxable income: $8,160
• Est. tax owed @ 24.0%: −$1,958
• After-tax cash flow: $7,044/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 · 12 photos

Good 80/100 Cosmetic rehab

This beautifully renovated home offers a good condition with modern updates and a well-maintained exterior. It is move-in ready with minimal maintenance required.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace outdoor furniture — Enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace outdoor furniture — Enhances curb appeal and value ↑

ⓘ 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 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

+4.7% since first listed

4 events — show timeline

• 2026-03-26 Relisted — GPSMLS
• 2026-02-21 Pending — GPSMLS
• 2026-02-16 Price Changed $89,000 GPSMLS
• 2026-02-15 Listed $85,000 GPSMLS