70200 Dillon Rd #284 · Desert Edge, CA 92241

$116,500

2 bd · 1.5 ba · 800 sqft · Manufactured · 142 Days on market

Built 1995 Good condition $146/sqft · 70% above area ↓ 3% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This meticulously maintained Fleetwood Park Model offers approximately 800 sq. ft. of living space, featuring two bedrooms and 1½ bathrooms. The property demonstrates evident pride in ownership and provides ample space for comfortable living, including a highly functional kitchen and dining area, spacious modern bathrooms, dedicated washer/dryer laundry space, plantation shutters throughout, new flooring, upgraded lighting, new sinks/faucets, new ceiling fans, new roof coating, and a covered carport adjacent to a private outdoor patio. Additional storage is available in the included shed. Conveniently located near the clubhouse and central activities within Caliente Springs 55+ Resort, residents enjoy amenities such as a mineral hot spring pool and spas, fitness center, 9-hole golf course, eight pickleball courts, tennis courts, library, and regular community events. Please note the lot is not owned; space rent is $707 per month.

Key facts

• New sinks faucets
• Upgraded lighting
• New ceiling fans

Tags

• HIGHLY FUNCTIONAL KITCHEN
• PLANTATION SHUTTERS
• NEW FLOORING
• UPGRADED LIGHTING
• NEW SINKS FAUCETS
• NEW CEILING FANS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $116k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $103k (12.0% 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: 216 active listings in the ZIP; 6 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $805 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 $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,520 (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. 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: 1.59% ✓
• Cap rate: 13.09%
• Cash-on-cash: 24.29%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (median comp): $68,500
• List price: $116,500
• Delta: 70.07%
• 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 #664	0.01mi	2/1.5	800 (0%)	3mo	$95,000	$119	97
70200 Dillon Rd #102	0.17mi	2/1.5	800 (0%)	0mo	$72,000	$90	92
70200 Dillon Rd #550	0.17mi	2/2.0	800 (0%)	1mo	$122,000	$153	89
70200 Dillon Rd #437	0.01mi	1/1.0 (-1)	780 (-2%)	1mo	$65,000	$83	87
70200 Dillon Rd #376	0.27mi	1/1.0 (-1)	800 (0%)	3mo	$60,000	$75	78
70200 Dillon Rd #536	0.27mi	2/1.5	750 (-6%)	1mo	$90,000	$120	76
70200 Dillon Rd #436	0.00mi	2/1.0	700 (-12%)	7mo	$98,000	$140	71
70200 Dillon Rd #569	0.27mi	1/1.0 (-1)	700 (-12%)	4mo	$74,000	$106	56
17625 Langlois #105	0.71mi	2/2.0	840 (+5%)	1mo	$55,000	$65	56
70200 Dillon Rd #157	0.27mi	1/1.0 (-1)	700 (-12%)	6mo	$54,800	$78	55
17555-2 Corkill Rd #28	0.68mi	2/2.0	880 (+10%)	3mo	$99,990	$114	47
17625 Langlois #9	0.71mi	2/1.0	700 (-12%)	3mo	$15,000	$21	42

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: 11.8%
• Equity multiple: 1.47×
• Total profit: $15,303
• Equity at exit: $17,371

10-year hold

• IRR: 20.8%
• Equity multiple: 2.77×
• Total profit: $57,629
• Equity at exit: $10,073

Cash invested: $32,620 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,855 high
• Mortgage (P&I): −$611
• Tax est. 1.5%: −$146 /mo · $1,748/yr
• Insurance: −$49
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $535

Break-even live

Break-even rent $1,178

Max offer price $116,500

Occupancy floor 66%

Sensitivity live

Price	-10% $616	-5% $575	+0% $535	+5% $495	+10% $455
Rent	-10% $388	-5% $462	+0% $535	+5% $608	+10% $682
Rate	-1.0pp $594	-0.5pp $565	base $535	+0.5pp $505	+1.0pp $474

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: $29,125
• Closing costs: $3,495
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69360 Poolside Dr Desert Hot Springs, CA	3.0	2.0	648	$1,800	$2.78	2d	1	0.76mi
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	44d	1	0.92mi
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	44d	1	1.10mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	0d	1	1.10mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	25d	1	1.10mi
15935 Mary Cir Desert Hot Springs, CA	1.0	1.0	550	$1,350	$2.45	18d	1	1.29mi

Listing history 16 events

1. 2026-06-18
   days on market $116,500 Active 142 DOM
2. 2026-06-17
   days on market $116,500 Active 141 DOM
3. 2026-06-16
   days on market $116,500 Active 140 DOM
4. 2026-06-15
   days on market $116,500 Active 139 DOM
5. 2026-06-13
   days on market $116,500 Active 137 DOM
6. 2026-06-13
   days on market $116,500 Active 136 DOM
7. 2026-06-09
   days on market $116,500 Active 133 DOM
8. 2026-06-08
   days on market $116,500 Active 132 DOM
9. 2026-06-07
   days on market $116,500 Active 131 DOM
10. 2026-06-04
    days on market $116,500 Active 128 DOM
11. 2026-06-03
    days on market $116,500 Active 127 DOM
12. 2026-06-02
    days on market $116,500 Active 126 DOM
13. 2026-06-01
    days on market $116,500 Active 125 DOM
14. 2026-05-31
    days on market $116,500 Active 124 DOM
15. 2026-03-24
    price $116,500 951-char remark

    Show marketing remark (951 chars)

    This meticulously maintained Fleetwood Park Model offers approximately 800 sq. ft. of living space, featuring two bedrooms and 1½ bathrooms. The property demonstrates evident pride in ownership and provides ample space for comfortable living, including a highly functional kitchen and dining area, spacious modern bathrooms, dedicated washer/dryer laundry space, plantation shutters throughout, new flooring, upgraded lighting, new sinks/faucets, new ceiling fans, new roof coating, and a covered carport adjacent to a private outdoor patio. Additional storage is available in the included shed. Conveniently located near the clubhouse and central activities within Caliente Springs 55+ Resort, residents enjoy amenities such as a mineral hot spring pool and spas, fitness center, 9-hole golf course, eight pickleball courts, tennis courts, library, and regular community events. Please note the lot is not owned; space rent is $707 per month.

16. 2026-01-26
    listed $120,500 Active 951-char remark

    Show marketing remark (951 chars)

    This meticulously maintained Fleetwood Park Model offers approximately 800 sq. ft. of living space, featuring two bedrooms and 1½ bathrooms. The property demonstrates evident pride in ownership and provides ample space for comfortable living, including a highly functional kitchen and dining area, spacious modern bathrooms, dedicated washer/dryer laundry space, plantation shutters throughout, new flooring, upgraded lighting, new sinks/faucets, new ceiling fans, new roof coating, and a covered carport adjacent to a private outdoor patio. Additional storage is available in the included shed. Conveniently located near the clubhouse and central activities within Caliente Springs 55+ Resort, residents enjoy amenities such as a mineral hot spring pool and spas, fitness center, 9-hole golf course, eight pickleball courts, tennis courts, library, and regular community events. Please note the lot is not owned; space rent is $707 per month.

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 4 d/yr ≥109°F today · 12 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: $22,258
• − Mortgage interest: −$6,526
• − Property taxes: −$1,748
• − Insurance: −$2,085
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$3,389
• Taxable income: $4,949
• Est. tax owed @ 24.0%: −$1,188
• After-tax cash flow: $5,232/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 well-maintained, 800 sq ft manufactured home offers a good condition with updated features and a good curb appeal. It is ready for a new owner or tenant.

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics
• Both Replace plantation shutters — Modernizes look and improves energy efficiency
• Both Install smart home devices — Enhances comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Replace plantation shutters — Modernizes look and improves energy efficiency ↑
• Both Install smart home devices — Enhances comfort and energy efficiency ↑

ⓘ 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

-3.3% since first listed

2 events — show timeline

• 2026-03-24 Price Changed $116,500 GPSMLS
• 2026-01-26 Listed $120,500 GPSMLS