31 Black Hawk St · Palm Springs, CA 92264

$134,900

2 bd · 2.0 ba · 624 sqft · Manufactured public records · 168 Days on market

Built 1979 2,100 sqft lot $216/sqft · 74% above area

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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
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location. Privacy. Palm Springs Lifestyle. Welcome to 31 Blackhawk Street, located in the historic Ramon Mobile Home Park—one of Palm Springs' original mid-century communities, developed in 1938 by John Williams. Once a desert retreat for Hollywood creatives, Ramon Park continues to capture the vintage charm and iconic appeal that define Palm Springs living. Situated in the desirable Warm Sands area, this home offers exceptional privacy on a rare oversized lot with off-street parking and no shared walls. Just minutes from the Ralphs Shopping Center, less than one mile from downtown Palm Springs, and approximately three miles from Palm Springs International Airport, the location is ideal for both full-time living and seasonal escapes. This newly remodeled 600+ sq. ft. 1979 Fleetwood Crownpoint home features 1 bedroom and 1 bathroom with a bright, open floor plan. Recent updates include wood plank flooring throughout, freshly painted interior, new kitchen cabinets, updated kitchen and bathroom countertops, a remodeled shower, and a new hot water heater. The home is equipped with central air conditioning and heating, a newer refrigerator, microwave, gas stove and oven, plus a washer and dryer. Good size walk-in closet also. The property may be sold furnished, if desired. Enjoy outdoor living with a newly installed white vinyl fenced yard, fully secured with two gates, along with a covered carport and a 16' x 6' storage shed with washer/dryer hookups. Ramon Mobile Home Park is an active 55+ community offering outstanding amenities, including a swimming pool, spa, clubhouse, fitness center, library, and shuffleboard courts. This lifestyle provides a more affordable alternative to a condo while offering the freedom to personalize your indoor and outdoor space. Perfect as a vacation getaway or year-round residence. Monthly land lease: $900. Purchase subject to park management approval.

Key facts

• Wood plank flooring
• No shared walls
• Oversized lot

Tags

• OVERSIZED LOT
• OFF-STREET PARKING
• NO SHARED WALLS
• DESIRABLE WARM SANDS AREA
• NEWLY REMODELED
• WOOD PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 2.7% in Palm 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 66/100 on livability (#348 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+; Watch: schools C-, crime F, cost of living 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.
• Market conditions: Rents soft (-0.4%/yr); 492 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 31% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $18k; list at $135k implies a 671% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.50% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.11%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $77,620
• List price: $134,900
• Delta: 73.80%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
345 Logenita St	0.18mi	1/1.0 (-1)	600 (-4%)	6mo	$119,000	$198	71

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.39×
• Total profit: $14,559
• Equity at exit: $20,114

10-year hold

• IRR: 16.6%
• Equity multiple: 2.18×
• Total profit: $44,395
• Equity at exit: $11,664

Cash invested: $37,772 (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 92264

• Rents YoY: -0.4%
• Active inventory: 492
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,021 high
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $664

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 62%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 S Thornhill Rd Unit 3 Palm Springs, CA	2.0	1.0	700	$1,985	$2.84	24d	1	0.14mi
620 S Thornhill Rd Unit 6 Palm Springs, CA	1.0	1.0	656	$1,765	$2.69	24d	1	0.14mi
311 S Sunrise Way Palm Springs, CA	2.0	1.0–2.0	688	$2,350	$3.42	24d	18	0.32mi
788 N Riverside Dr Palm Springs, CA	1.0	1.0	725	$1,648	$2.27	43d	1	0.55mi
594 Calle Abronia S Unit 03 Palm Springs, CA	2.0	2.0	662	$1,895	$2.86	43d	1	0.62mi
585 Calle Abronia S Unit B Palm Springs, CA	1.0	1.0	750	$2,100	$2.80	43d	1	0.66mi
777 E San Lorenzo Rd Unit 3 Palm Springs, CA	1.0	1.0	550	$1,765	$3.21	18d	1	0.66mi
300 S Calle El Segundo Palm Springs, CA	1.0–2.0	1.0	554	$1,671	$3.02	3d	1	0.66mi
722 E San Lorenzo Rd Palm Springs, CA	3.0	1.0–2.0	750	$2,015	$2.69	7d	3	0.68mi
449 E Arenas Rd Palm Springs, CA	2.0	1.0–2.0	715	$2,395	$3.35	7d	1	0.83mi
2300 E Tahquitz Canyon Way Palm Springs, CA	1.0–2.0	1.0–2.0	851	$2,045	$2.40	10d	6	0.85mi
1150 E Amado Rd Palm Springs, CA	1.0	1.0	633	$1,745	$2.76	10d	2	0.91mi
353 N Hermosa Dr Unit 10A1 Palm Springs, CA	1.0	1.0	633	$2,900	$4.58	43d	1	0.92mi
353 N Hermosa Dr Unit 10A1 Palm Springs, CA	1.0	1.0	633	$2,900	$4.58	15d	1	0.92mi
1530 E Palm Canyon Dr Unit 209 Palm Springs, CA	2.0	2.0	740	$2,595	$3.51	3d	1	0.92mi
1530 E Palm Canyon Dr Unit 210 Palm Springs, CA	1.0	1.0	460	$1,995	$4.34	22d	1	0.92mi
2580 E Tahquitz Canyon Way Unit 103 Palm Springs, CA	1.0	1.0	750	$1,550	$2.07	24d	1	0.93mi
2580 E Tahquitz Canyon Way Palm Springs, CA	1.0	1.0	625	$1,550	$2.48	16d	2	0.93mi
2580 E Tahquitz Canyon Way Unit 107 Palm Springs, CA	1.0	1.0	750	$1,500	$2.00	24d	1	0.93mi
222 N Calle El Segundo #522 Palm Springs, CA	1.0	1.0	539	$2,450	$4.55	43d	1	0.95mi
2900 E Ramon Rd Palm Springs, CA	1.0–2.0	1.0	626	$2,150	$3.43	2d	6	0.96mi
1111 E Palm Canyon Dr Palm Springs, CA	1.0	1.0	525	$2,525	$4.81	24d	2	1.02mi
2720 E Tahquitz Canyon Way Palm Springs, CA	1.0–2.0	1.0–2.0	855	$2,050	$2.40	5d	9	1.03mi
500 E Amado Rd Palm Springs, CA	1.0	2.0–3.0	736	$2,900	$3.94	18d	2	1.05mi
1674 Via Salida Unit 3 Palm Springs, CA	1.0	1.0	550	$1,650	$3.00	15d	1	1.13mi
1674 Via Salida Unit 6 Palm Springs, CA	1.0	1.0	500	$1,550	$3.10	3d	1	1.13mi
550 El Cielo Rd Unit 12 Palm Springs, CA	1.0	1.0	600	$1,350	$2.25	24d	1	1.18mi
561 Desert View Dr Unit 03 Palm Springs, CA	2.0	1.0	500	$1,599	$3.20	16d	1	1.21mi
1333 S Belardo Rd Palm Springs, CA	1.0	1.0	687	$1,925	$2.80	2d	8	1.22mi
508 S Desert View Dr Palm Springs, CA	1.0	1.0	750	$1,845	$2.46	43d	1	1.24mi
579 Highland Dr Apt 4 Palm Springs, CA	1.0	1.0	558	$1,399	$2.51	43d	1	1.26mi
562 Highland Dr Palm Springs, CA	1.0	1.0	630	$1,595	$2.53	7d	1	1.28mi
540 S Mountain View Dr Unit 546 Palm Springs, CA	1.0	1.0	450	$1,495	$3.32	43d	1	1.39mi
587 El Placer Rd Palm Springs, CA	1.0	1.0	550	$1,750	$3.18	43d	1	1.41mi

Listing history 19 events

1. 2026-06-18
   days on market $134,900 Active 168 DOM
2. 2026-06-17
   days on market $134,900 Active 167 DOM
3. 2026-06-16
   days on market $134,900 Active 166 DOM
4. 2026-06-15
   days on market $134,900 Active 165 DOM
5. 2026-06-13
   days on market $134,900 Active 163 DOM
6. 2026-06-13
   days on market $134,900 Active 162 DOM
7. 2026-06-09
   days on market $134,900 Active 159 DOM
8. 2026-06-08
   days on market $134,900 Active 158 DOM
9. 2026-06-07
   days on market $134,900 Active 157 DOM
10. 2026-06-04
    days on market $134,900 Active 154 DOM
11. 2026-06-03
    days on market $134,900 Active 153 DOM
12. 2026-06-02
    days on market $134,900 Active 152 DOM
13. 2026-06-01
    days on market $134,900 Active 151 DOM
14. 2026-05-31
    days on market $134,900 Active 150 DOM
15. 2026-01-01
    listed $134,900 Active 1917-char remark

    Show marketing remark (1917 chars)

    Location. Privacy. Palm Springs Lifestyle. Welcome to 31 Blackhawk Street, located in the historic Ramon Mobile Home Park—one of Palm Springs' original mid-century communities, developed in 1938 by John Williams. Once a desert retreat for Hollywood creatives, Ramon Park continues to capture the vintage charm and iconic appeal that define Palm Springs living. Situated in the desirable Warm Sands area, this home offers exceptional privacy on a rare oversized lot with off-street parking and no shared walls. Just minutes from the Ralphs Shopping Center, less than one mile from downtown Palm Springs, and approximately three miles from Palm Springs International Airport, the location is ideal for both full-time living and seasonal escapes. This newly remodeled 600+ sq. ft. 1979 Fleetwood Crownpoint home features 1 bedroom and 1 bathroom with a bright, open floor plan. Recent updates include wood plank flooring throughout, freshly painted interior, new kitchen cabinets, updated kitchen and bathroom countertops, a remodeled shower, and a new hot water heater. The home is equipped with central air conditioning and heating, a newer refrigerator, microwave, gas stove and oven, plus a washer and dryer. Good size walk-in closet also. The property may be sold furnished, if desired. Enjoy outdoor living with a newly installed white vinyl fenced yard, fully secured with two gates, along with a covered carport and a 16' x 6' storage shed with washer/dryer hookups. Ramon Mobile Home Park is an active 55+ community offering outstanding amenities, including a swimming pool, spa, clubhouse, fitness center, library, and shuffleboard courts. This lifestyle provides a more affordable alternative to a condo while offering the freedom to personalize your indoor and outdoor space. Perfect as a vacation getaway or year-round residence. Monthly land lease: $900. Purchase subject to park management approval.

16. 2010-12-09
    soldstatus $17,500 Closed 240-char remark

    Show marketing remark (240 chars)

    GREAT LITTLE 1 BED ROOM HOME WITH GREAT PRIVATE YARD AND PATIO. WALK ACROSS TO SHOPPING ON THE CORNER OF SUNRISE AND RAMON RD. GREAT LOCATION!! STOVE , FRIDGE & WASHER AND DRYER INCLUDED. LOW SPACE RENT. SWAMP AND CENTRAL AIR. LOCATION!

17. 2010-11-30
    historical 240-char remark

    Show marketing remark (240 chars)

    GREAT LITTLE 1 BED ROOM HOME WITH GREAT PRIVATE YARD AND PATIO. WALK ACROSS TO SHOPPING ON THE CORNER OF SUNRISE AND RAMON RD. GREAT LOCATION!! STOVE , FRIDGE & WASHER AND DRYER INCLUDED. LOW SPACE RENT. SWAMP AND CENTRAL AIR. LOCATION!

18. 2010-10-20
    price $22,000 240-char remark

    Show marketing remark (240 chars)

    GREAT LITTLE 1 BED ROOM HOME WITH GREAT PRIVATE YARD AND PATIO. WALK ACROSS TO SHOPPING ON THE CORNER OF SUNRISE AND RAMON RD. GREAT LOCATION!! STOVE , FRIDGE & WASHER AND DRYER INCLUDED. LOW SPACE RENT. SWAMP AND CENTRAL AIR. LOCATION!

19. 2010-08-13
    listed $24,000 Active 240-char remark

    Show marketing remark (240 chars)

    GREAT LITTLE 1 BED ROOM HOME WITH GREAT PRIVATE YARD AND PATIO. WALK ACROSS TO SHOPPING ON THE CORNER OF SUNRISE AND RAMON RD. GREAT LOCATION!! STOVE , FRIDGE & WASHER AND DRYER INCLUDED. LOW SPACE RENT. SWAMP AND CENTRAL AIR. LOCATION!

ⓘ 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 5/10 Major FEMA zone X (shaded) · 47% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 8 d/yr ≥110°F today · 24 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: $24,252
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$3,924
• Taxable income: $6,193
• Est. tax owed @ 24.0%: −$1,486
• After-tax cash flow: $6,486/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 — Palm Springs

• Score: 66/100
• State rank: #348
• US rank: #11850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Springs, CA
• County: Riverside County · 2,287,001 people
• City population: 46,786
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 19,899
• Household income: $77,688
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1215.0

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

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 12% Asian 6% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 13% Tagalog/Filipino 2% Other Asian/Pacific 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: ▼ -489.04%
• Current HPI: 357.0969
• Rent YoY: ▼ -0.43%
• Metro: Riverside-San Bernardino-Ontario, CA
• 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

+462.1% since first listed

5 events — show timeline

• 2026-01-01 Listed $134,900 GPSMLS
• 2010-12-09 Sold (MLS) $17,500 PALM
• 2010-11-30 Delisted — PALM
• 2010-10-20 Price Changed $22,000 PALM
• 2010-08-13 Listed $24,000 PALM

Property tax history

-4.7%/yr

Latest (2025): $165 · +20.5% YoY. Source: county tax records.