70201 Aurora Rd #225 · Desert Edge, CA 92234

$39,900

1 bd · 1.0 ba · 400 sqft · Manufactured · 259 Days on market

Manufactured home 55+ age-restricted Built 1986 Average condition $100/sqft · 15% below area Est $47k · 15% under ↓ 11% since listing

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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 +22.5/30.0
• ARV discount +14.3/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.8/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.4

Listing remarks MLS

Welcome to this well-maintained 1986 Nomad park model offered furnished with 1 bedroom and 1 bathroom with approximately 400 square feet of comfortable living space in the desirable 55+ Quail Valley RV Park. Low assessments of $314 per month (you pay quarterly of $940.50) with a one time yearly $180 space rent. This thoughtfully designed home features an open-concept layout with natural light, neutral finishes, and wood-style flooring throughout. The kitchen is open to the living room with a gas range, with refrigerator included. The bedroom features two closets, built-in cabinetry, overhead storage, mirrored closet doors, and a ceiling fan for added comfort, while the bathroom includes a walk-in shower, vanity with storage. Additional highlights include multiple ceiling fans, window coverings, built-in storage throughout, sliding glass doors providing direct access to the outdoor space, and an oversized storage shed offering excellent space for tools, bikes, and extra belongings. Quail Valley RV Park is a gated 55+ community offering residents a variety of amenities including a clubhouse, mineral swimming pool, spa, sauna, shuffleboard and bocce ball courts, laundry facilities, and planned social activities. This home is ideal for full-time living or a seasonal desert retreat. Offered turnkey furnished so just bring your suitcase! Buyer to verify year, make, space rent, park rules, age restrictions, and amenities with park management.

Key facts

• Built in storage
• Sliding glass doors
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• GAS RANGE
• MULTIPLE CEILING FANS
• BUILT IN STORAGE
• SLIDING GLASS DOORS
• OVERSIZED STORAGE SHED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $40k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $766 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.3% vs local median 10.8% in Desert Edge — 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 68/100 on livability (#297 in CA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, commute D-, employment 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.
• Zoned schools: Julius Corsini Elementary (409 students, 98% FRL); Desert Springs Middle (803 students, 99% FRL); Desert Hot Springs High (math 27% / reading 52%, grade F, #532 of 1,170 statewide, top 48%, 1,742 students, 98% FRL) — zoned schools average 98% FRL vs 73% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 695 active listings in the ZIP; 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 $276 of loan paydown is wiped out by about $1k 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 + 3.2% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 3.30% ✓
• Cap rate: 29.32%
• Cash-on-cash: 82.24%
• DSCR: 4.66
• GRM: 2.5

CMA / ARV

• ARV (median comp): $47,000
• List price: $39,900
• Delta: -15.11%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70201 Aurora Rd #149	0.00mi	1/1.0	399 (-0%)	6mo	$54,000	$135	94
70200 Dillon Rd #2	0.33mi	1/1.0	400 (0%)	6mo	$50,000	$125	80
70200 Dillon Rd #585	0.27mi	1/1.0	400 (0%)	10mo	$58,000	$145	79
70200 Dillon Rd #190	0.33mi	1/1.0	400 (0%)	8mo	$40,000	$100	78
70200 Dillon Rd #192	0.43mi	1/1.0	400 (0%)	7mo	$43,000	$108	74
70200 Dillon Rd #28	0.33mi	1/1.0	400 (0%)	13mo	$38,000	$95	74
70200 Dillon Rd #393	0.60mi	1/1.0	400 (0%)	4mo	$26,500	$66	68
17405 Corkill Rd #22	0.27mi	1/1.0	432 (+8%)	7mo	$65,000	$150	68
70200 Dillon Rd #25	0.59mi	1/1.0	400 (0%)	6mo	$32,500	$81	68
70200 Dillon Rd #402	0.60mi	1/1.0	400 (0%)	6mo	$95,000	$238	67
70200 Dillon Rd #425	0.59mi	1/1.0	400 (0%)	8mo	$47,000	$118	66
18131 Langlois Rd Unit N-6	0.47mi	1/1.0	420 (+5%)	10mo	$28,000	$67	62

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 · 3.22% rent growth · sell at horizon

5-year hold

• IRR: 82.8%
• Equity multiple: 4.81×
• Total profit: $42,610
• Equity at exit: $5,949

10-year hold

• IRR: 86.1%
• Equity multiple: 10.06×
• Total profit: $101,181
• Equity at exit: $3,450

Cash invested: $11,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 22 active · 1 under contract
• Months of supply: 22.0 mo (5%/mo absorbed)
• Median asking: $70,750 ($177/sqft)
• Median days on market: 117 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: -33.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92234

• Home prices YoY: -27.7%
• Rents YoY: 3.2%
• Active inventory: 695
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $766

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 37%

Sensitivity live

Price	-10% $793	-5% $779	+0% $766	+5% $752	+10% $738
Rent	-10% $661	-5% $714	+0% $766	+5% $818	+10% $870
Rate	-1.0pp $786	-0.5pp $776	base $766	+0.5pp $755	+1.0pp $745

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: $9,975
• Closing costs: $1,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-24
   days on market $39,900 Active 259 DOM
2. 2026-09-23
   days on market $39,900 Active 258 DOM
3. 2026-09-22
   days on market $39,900 Active 257 DOM
4. 2026-09-21
   days on market $39,900 Active 256 DOM
5. 2026-09-20
   days on market $39,900 Active 255 DOM
6. 2026-09-19
   days on market $39,900 Active 254 DOM
7. 2026-09-18
   days on market $39,900 Active 253 DOM
8. 2026-09-17
   days on market $39,900 Active 252 DOM
9. 2026-09-16
   days on market $39,900 Active 251 DOM
10. 2026-09-15
    days on market $39,900 Active 250 DOM
11. 2026-09-14
    days on market $39,900 Active 249 DOM
12. 2026-09-13
    days on market $39,900 Active 248 DOM
13. 2026-09-12
    days on market $39,900 Active 247 DOM
14. 2026-09-11
    days on market $39,900 Active 246 DOM
15. 2026-09-05
    days on market $39,900 Active 240 DOM
16. 2026-09-04
    days on market $39,900 Active 239 DOM
17. 2026-09-03
    days on market $39,900 Active 238 DOM
18. 2026-08-31
    days on market $39,900 Active 235 DOM
19. 2026-08-30
    days on market $39,900 Active 234 DOM
20. 2026-08-29
    days on market $39,900 Active 233 DOM
21. 2026-08-28
    days on market $39,900 Active 232 DOM
22. 2026-08-27
    days on market $39,900 Active 231 DOM
23. 2026-08-25
    days on market $39,900 Active 229 DOM
24. 2026-08-24
    days on market $39,900 Active 228 DOM
25. 2026-08-23
    days on market $39,900 Active 227 DOM
26. 2026-08-22
    days on market $39,900 Active 226 DOM
27. 2026-08-21
    days on market $39,900 Active 225 DOM
28. 2026-08-20
    days on market $39,900 Active 224 DOM
29. 2026-08-19
    days on market $39,900 Active 223 DOM
30. 2026-08-18
    days on market $39,900 Active 222 DOM
31. 2026-08-17
    days on market $39,900 Active 221 DOM
32. 2026-08-16
    days on market $39,900 Active 220 DOM
33. 2026-08-15
    days on market $39,900 Active 219 DOM
34. 2026-08-14
    days on market $39,900 Active 218 DOM
35. 2026-08-13
    days on market $39,900 Active 217 DOM
36. 2026-08-12
    days on market $39,900 Active 216 DOM
37. 2026-08-11
    days on market $39,900 Active 215 DOM
38. 2026-08-10
    days on market $39,900 Active 214 DOM
39. 2026-08-09
    days on market $39,900 Active 213 DOM
40. 2026-08-08
    days on market $39,900 Active 212 DOM
41. 2026-08-06
    days on market $39,900 Active 210 DOM
42. 2026-08-05
    days on market $39,900 Active 209 DOM
43. 2026-08-04
    days on market $39,900 Active 208 DOM
44. 2026-08-03
    days on market $39,900 Active 207 DOM
45. 2026-07-31
    days on market $39,900 Active 204 DOM
46. 2026-07-30
    days on market $39,900 Active 202 DOM
47. 2026-07-28
    days on market $39,900 Active 201 DOM
48. 2026-07-26
    days on market $39,900 Active 199 DOM
49. 2026-07-24
    days on market $39,900 Active 197 DOM
50. 2026-07-23
    days on market $39,900 Active 196 DOM

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $15,818
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$1,161
• Taxable income: $9,094
• Est. tax owed @ 24.0%: −$2,182
• After-tax cash flow: $7,005/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

Average 55/100 Cosmetic rehab Est. rehab $2,000–$6,000 screening

This 1986 Nomad park model is in average condition with some cosmetic repairs needed. It offers a neutral finish and wood-style flooring throughout, making it a good candidate for a fresh paint job and new appliances to increase its value.

Repairs flagged

• Minor ceiling fan in bedroom — Ceiling fan in bedroom is dusty
• Minor ceiling fan in living room — Ceiling fan in living room is dusty

Value-add opportunities

• Both paint interior walls — Fresh paint can improve the home's appearance and value ↑
• Both replace ceiling fans — Clean ceiling fans can improve air circulation and reduce energy costs ↑
• Both replace kitchen appliances — Modern appliances can increase the home's appeal and value ↑
• Both replace flooring — New flooring can improve the home's appearance and value ↑
• Both landscape and improve curb appeal — A well-maintained exterior can increase the home's curb appeal and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Julius Corsini Elementary Middle Desert Springs Middle High Desert Hot Springs High F CA #532/1,170 Nat'l #8,293/17,239

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

C Composite livability gradescore 68/100

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
• County: Riverside County · 2,664,475 people
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 52,267
• Household income: $73,572
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 19% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 59% White 30% Two or more races 27% Asian 6% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Lithuanian 2% Romanian 1% Italian 1%
• Foreign-born: 28% · Canada, Vietnam
• Languages at home: 48% English-only · Spanish 46% Tagalog/Filipino 3% Other Asian/Pacific 1%

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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: ▼ -136.57%
• Current HPI: 356.9845
• Rent YoY: ▲ 3.22%
• Metro: Riverside-San Bernardino-Ontario, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

-11.3% since first listed

3 events — show timeline

• 2026-03-18 Price Changed $39,900 CRMLS
• 2026-02-11 Price Changed $42,000 CRMLS
• 2026-01-08 Listed $45,000 CRMLS