1010 Palm Canyon Dr #84 · Borrego Springs, CA 92004

$89,500

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 127 Days on market

Built 1972 Fair condition 183 ac lot $62/sqft · at area comps Est $91k · at est.

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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 +8.5/15.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting two bedroom 2 bath home with a carport and screened porch offers exceptional golf course views. Located in a resort style setting in a vibrant 55+ community. Close to outstanding amenities including a fitness center, clubhouse, swimming pool, spa, tennis and pickleball courts, bocce ball, golf and a dog park. Perfect for those seeking an active lifestyle in a beautiful setting. Situated in northeast San Diego County, Borrego Springs is celebrated for its spring wildflower bloom, small town charm, and is California's first International Dark Sky Community. Second Dark Sky Community in the world. Buyers must apply and qualify with the RRC management in order to be approved. Borrego Springs is one of only a handful of International Dark Sky Communities in the world. Borrego Springs is located in the low desert unincorporated area of northeastern San Diego County. Borrego Springs is a winter resort destination and we welcome the "snow birds" who arrive from colder climates to warm up during the winter. Borrego Springs is less than a 2 hour drive from San Diego or Palm Springs. Borrego Springs is a village within a park, completely surrounded and protected by the Anza-Borrego Desert State Park, is the largest desert state park in the contiguous United States with over 660,000 acres. This desert community is miles away from the nearest stoplight and we have no big box or chain stores. The slower uncomplicated pace and the scenic beauty, add to your rustic, authentic, desert experience. It is a special place, in all seasons. Activities include, nature walks, off-roading, hiking, biking, watching the wildlife, photography or star gazing. Borrego Springs is an active community for young and old alike with a desirable small town atmosphere. The elevation of the Borrego Valley Airport is approximately 520'. The summers are very hot!

Key facts

• Fitness center
• Clubhouse
• Spa

Tags

• GOLF COURSE VIEWS
• RESORT STYLE SETTING
• FITNESS CENTER
• CLUBHOUSE
• SWIMMING POOL
• SPA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.6% vs local median 6.0% in Borrego 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 58/100 on livability (#712 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• Borrego Springs Unified (rural): math 20% / reading 35% proficiency, ranked #1,120 of 1,400 in CA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 174 active listings in the ZIP; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $619 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• San Diego County population projected at +20% 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $45k; list at $90k implies a 99% gain — meaningful room to come down on a strong offer.

Recommended offer $78,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 2.81% ✓
• Cap rate: 24.62%
• Cash-on-cash: 65.46%
• DSCR: 3.91
• GRM: 3.0

CMA / ARV

• ARV (median comp): $91,454
• List price: $89,500
• Delta: -2.14%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 Palm Canyon Dr #167	0.00mi	2/2.0	1,440 (0%)	2mo	$70,000	$49	99
1010 Palm Canyon Dr #240	0.00mi	2/2.0	1,440 (0%)	3mo	$190,000	$132	98
1010 Palm Canyon Dr #139	0.00mi	2/2.0	1,440 (0%)	4mo	$65,000	$45	96
1010 Palm Canyon Dr #159	0.00mi	2/2.0	1,392 (-3%)	2mo	$69,000	$50	93
1010 Palm Canyon Dr #89	0.00mi	2/2.0	1,440 (0%)	8mo	$113,500	$79	93
1010 Palm Canyon Dr #319	0.00mi	2/2.0	1,440 (0%)	10mo	$108,000	$75	92
1010 Palm Canyon Dr #310	0.00mi	2/2.0	1,440 (0%)	11mo	$99,500	$69	91
1010 Palm Canyon Dr #340	0.00mi	2/2.0	1,440 (0%)	12mo	$80,000	$56	90
1010 Palm Canyon Dr #45	0.00mi	2/2.0	1,296 (-10%)	0mo	$46,000	$35	83
1010 Palm Cyn #305	0.00mi	2/2.0	1,248 (-13%)	8mo	$115,000	$92	71
1010 Palm Canyon Dr #35	0.28mi	2/2.0	1,344 (-7%)	6mo	$86,250	$64	70
1010 Palm Canyon Dr #339	0.28mi	2/2.0	1,248 (-13%)	6mo	$140,000	$112	60

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: 64.7%
• Equity multiple: 3.90×
• Total profit: $72,602
• Equity at exit: $13,345

10-year hold

• IRR: 69.0%
• Equity multiple: 8.00×
• Total profit: $175,487
• Equity at exit: $7,738

Cash invested: $25,060 (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 92004

• Home prices YoY: -18.4%
• Active inventory: 174
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,513 medium
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $1,367

Break-even live

Break-even rent $783

Max offer price $89,500

Occupancy floor 41%

Sensitivity live

Price	-10% $1,429	-5% $1,398	+0% $1,367	+5% $1,336	+10% $1,305
Rent	-10% $1,168	-5% $1,268	+0% $1,367	+5% $1,466	+10% $1,566
Rate	-1.0pp $1,412	-0.5pp $1,390	base $1,367	+0.5pp $1,344	+1.0pp $1,320

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $89,500 Active 127 DOM
2. 2026-06-18
   days on market $89,500 Active 126 DOM
3. 2026-06-17
   days on market $89,500 Active 125 DOM
4. 2026-06-16
   days on market $89,500 Active 124 DOM
5. 2026-06-15
   days on market $89,500 Active 123 DOM
6. 2026-06-14
   days on market $89,500 Active 121 DOM
7. 2026-06-12
   days on market $89,500 Active 120 DOM
8. 2026-06-09
   days on market $89,500 Active 117 DOM
9. 2026-06-08
   days on market $89,500 Active 116 DOM
10. 2026-06-07
    days on market $89,500 Active 115 DOM
11. 2026-06-07
    days on market $89,500 Active 114 DOM
12. 2026-06-04
    days on market $89,500 Active 111 DOM
13. 2026-06-02
    days on market $89,500 Active 110 DOM
14. 2026-06-01
    days on market $89,500 Active 109 DOM
15. 2026-05-31
    days on market $89,500 Active 108 DOM
16. 2026-05-31
    days on market $89,500 Active 107 DOM
17. 2026-02-11
    listed $89,500 Active 1877-char remark

    Show marketing remark (1877 chars)

    This inviting two bedroom 2 bath home with a carport and screened porch offers exceptional golf course views. Located in a resort style setting in a vibrant 55+ community. Close to outstanding amenities including a fitness center, clubhouse, swimming pool, spa, tennis and pickleball courts, bocce ball, golf and a dog park. Perfect for those seeking an active lifestyle in a beautiful setting. Situated in northeast San Diego County, Borrego Springs is celebrated for its spring wildflower bloom, small town charm, and is California's first International Dark Sky Community. Second Dark Sky Community in the world. Buyers must apply and qualify with the RRC management in order to be approved. Borrego Springs is one of only a handful of International Dark Sky Communities in the world. Borrego Springs is located in the low desert unincorporated area of northeastern San Diego County. Borrego Springs is a winter resort destination and we welcome the "snow birds" who arrive from colder climates to warm up during the winter. Borrego Springs is less than a 2 hour drive from San Diego or Palm Springs. Borrego Springs is a village within a park, completely surrounded and protected by the Anza-Borrego Desert State Park, is the largest desert state park in the contiguous United States with over 660,000 acres. This desert community is miles away from the nearest stoplight and we have no big box or chain stores. The slower uncomplicated pace and the scenic beauty, add to your rustic, authentic, desert experience. It is a special place, in all seasons. Activities include, nature walks, off-roading, hiking, biking, watching the wildlife, photography or star gazing. Borrego Springs is an active community for young and old alike with a desirable small town atmosphere. The elevation of the Borrego Valley Airport is approximately 520'. The summers are very hot!

18. 2025-12-13
    historical
19. 2025-06-12
    listed $110,000 Active
20. 2022-04-06
    soldstatus $44,900 Sold
21. 2022-03-16
    status Pending
22. 2022-03-01
    listed $44,900 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: $30,160
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$448
• − Repairs & maintenance: −$2,413
• − Management: −$2,413
• − Depreciation: −$2,604
• Taxable income: $15,928
• Est. tax owed @ 24.0%: −$3,823
• After-tax cash flow: $12,582/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 · 13 photos

Fair 45/100 Cosmetic rehab

This mobile home offers a good location with golf course views, but requires minor repairs and maintenance to improve its condition and value.

Repairs flagged

• Minor Paint — Paint appears faded in some areas.
• Minor Landscaping — Some areas of landscaping appear overgrown or uneven.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can improve curb appeal and interior aesthetics.
• Both Landscaping improvements — Well-maintained landscaping enhances curb appeal and can attract more buyers/renters.
• Both HVAC maintenance — A clean and efficient HVAC system can improve comfort and energy efficiency, attracting more buyers/renters.
• Both Kitchen and bathroom updates — Fresh countertops and fixtures can enhance the home's appeal and value for both buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded in some areas.	Minor	$500–3,000
Landscaping · Some areas of landscaping appear overgrown or uneven.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can improve curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping enhances curb appeal and can attract more buyers/renters. ↑
• Both HVAC maintenance — A clean and efficient HVAC system can improve comfort and energy efficiency, attracting more buyers/renters. ↑
• Both Kitchen and bathroom updates — Fresh countertops and fixtures can enhance the home's appeal and value for both buyers and renters. ↑

ⓘ 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: Borrego Springs Unified
• NCES district ID: 0605700
• Math proficiency: 20% ▼ -6.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $42,330
• Composite: 26.31/100
• National rank: #12684
• State rank: #1120 of 1400 in CA

Livability — Borrego Springs

• Score: 58/100
• State rank: #712
• US rank: #21334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Borrego Springs, CA
• Population (ZIP): 3,030

Population outlook (San Diego County) Hauer SSP2

• Today (2025): 3,678,185 people
• By 2030: 3,856,546 · +4.8%
• By 2040: 4,171,407 · +13.4%
• By 2050: 4,421,607 · +20.2%
• By 2075: 4,831,599 · +31.4%
• By 2100: 4,832,502 · +31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 33% Two or more races 24%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 10% Slovak 5% Scotch-Irish 1%
• Foreign-born: 27% · Canada
• Languages at home: 70% English-only · Spanish 30%

Political lean MEDSL · San Diego

• 2024 margin: D (+16.8) · D 56.9% · R 40.1% · Other 2.9%
• 2008→2024 swing: +6.6pp toward D · 2008: 10.2pp · 2024: 16.8pp
• All cycles: 2024: D+16.8 2020: D+22.8 2016: D+17.8 2012: D+5.1 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.39%
• Current HPI: 222.8196
• 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

+99.3% since first listed

6 events — show timeline

• 2026-02-11 Listed $89,500 SDMLS
• 2025-12-13 Listing Removed — CRMLS
• 2025-06-12 Listed $110,000 CRMLS
• 2022-04-06 Sold (MLS) $44,900 SDMLS
• 2022-03-16 Pending — SDMLS
• 2022-03-01 Listed $44,900 SDMLS