15687 Palm Dr #73 · Desert Hot Springs, CA 92240

$104,900

2 bd · 2.0 ba · 1,040 sqft · Manufactured · 34 Days on market

Built 1979 Good condition 2,500 sqft lot Est $129k · 19% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.2/5.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Completely renovated and move-in ready! This beautifully updated 2-bedroom, 2-bath mobile home located in all age Palm Drive Mobile Home Estates, offers approximately 1,040 sq. ft. of stylish living space with modern upgrades throughout. Features include granite countertops, stunning marble walk-in showers with glass enclosures, drywalled interior, central air conditioning, updated vinyl windows, fresh interior paint, and brand-new waterproof vinyl wood flooring. Enjoy community amenities including a pool, hot tub, clubhouse, dog park, playground, and basketball courts. Conveniently located near shopping, dining, and local attractions, this home offers comfort, style, and affordability all

Key facts

• Drywalled interior
• Granite countertops
• 2,500 sq ft lot

Tags

• GRANITE COUNTERTOPS
• MARBLE WALK-IN SHOWERS
• DRYWALLED INTERIOR
• CENTRAL AIR CONDITIONING
• UPDATED VINYL WINDOWS
• WATERPROOF VINYL WOOD FLOORING

Property features AI

Finance

• Other: Park type: Family (Palm Drive Mobile Estates); Park manager: Betty Villanueva (760-251-2205); Mobile home will remain; Lot/land held in fee simple
• Financial info: Monthly space rent: $744.00; Rental restrictions apply; Manager approval required for park residency; Listing terms: Cash or cash to new loan
• HOA & community: No monthly association fee

Exterior

• Parking: Driveway; 2 total parking spaces (2 covered)
• Security: Community security; Resident manager; Security patrol
• Utilities: Sewer: Unknown; PUD: No
• Home design: Detached double-wide mobile home; Single-story (one level); Year built recorded by builder
• Construction: Aluminum skirting; Manufactured by Jefferson; Manufacture date: 01/01/1973; Double-wide mobile home, approximately 20 ft wide and 52 ft long
• Exterior features: Rectangular lot on a public street; Community security and resident manager; Security patrol included with space rent

Interior

• Flooring: Mixed flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Dining area; Family room; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $967 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.8% vs local median 4.0% in Desert Hot 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 49/100 on livability (#1,149 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D+, schools F, amenities 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 rising (+3.7%/yr); 515 active listings in the ZIP; 10 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).
• At $2,297/mo this rent would consume 51% of the median local household income ($54k/yr) (locally 2095% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 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 + 3.7% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is D 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?
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: 2.19% ✓
• Cap rate: 18.76%
• Cash-on-cash: 44.52%
• DSCR: 2.98
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $128,960
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15225 Palm Dr #8	0.34mi	2/2.0	1,040 (0%)	21mo	$63,000	$61	66
14881 Palm Dr Unit D-08	0.46mi	2/2.0	1,050 (+1%)	17mo	$42,500	$40	63
15687 Palm Drive #36	0.05mi	3/2.0 (+1)	1,112 (+7%)	23mo	$140,000	$126	62
14777 Palm #35	0.67mi	2/2.0	1,000 (-4%)	2mo	$90,000	$90	61
14777 Palm Dr #146	0.65mi	2/2.0	1,070 (+3%)	8mo	$122,000	$114	58
14777 Palm Dr #95	0.57mi	2/1.0	960 (-8%)	0mo	$91,000	$95	56
15300 Palm Dr #258	0.25mi	2/2.0	1,178 (+13%)	12mo	$222,000	$188	56
15300 Palm Dr #42	0.47mi	2/2.0	1,178 (+13%)	2mo	$230,000	$195	55
14777 Palm Dr #30	0.65mi	2/2.0	1,000 (-4%)	16mo	$140,000	$140	50
15750 Via Montana	0.56mi	3/2.0 (+1)	1,056 (+2%)	22mo	$335,000	$317	48
14777 Palm Dr #77	0.57mi	2/2.0	1,130 (+9%)	14mo	$140,000	$124	47

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 · 3.66% rent growth · sell at horizon

5-year hold

• IRR: 36.7%
• Equity multiple: 2.57×
• Total profit: $46,255
• Equity at exit: $15,641

10-year hold

• IRR: 43.7%
• Equity multiple: 5.30×
• Total profit: $126,439
• Equity at exit: $9,070

Cash invested: $29,372 (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 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 515
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,297 high
• Mortgage (P&I): −$550
• Tax est. 1.5%: −$131 /mo · $1,574/yr
• Insurance: −$44
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $967

Break-even live

Break-even rent $1,072

Max offer price $104,900

Occupancy floor 53%

Sensitivity live

Price	-10% $1,040	-5% $1,004	+0% $967	+5% $931	+10% $895
Rent	-10% $786	-5% $877	+0% $967	+5% $1,058	+10% $1,149
Rate	-1.0pp $1,020	-0.5pp $994	base $967	+0.5pp $940	+1.0pp $912

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15300 Palm Dr Desert Hot Springs, CA	3.0	2.0	1458	$2,800	$1.92	44d	1	0.37mi
13987 El Cajon Dr Desert Hot Springs, CA	3.0	2.0	1215	$2,600	$2.14	8d	1	0.97mi
13950 West Dr Unit B Desert Hot Springs, CA	2.0	2.0	1008	$1,600	$1.59	2d	1	1.03mi
15490 Avenue Rambla Unit NA Desert Hot Springs, CA	3.0	2.0	1088	$2,600	$2.39	24d	1	1.10mi
15490 Avenida Rambla Desert Hot Springs, CA	3.0	2.0	1088	$2,600	$2.39	44d	1	1.10mi
13895 Luis Dr Desert Hot Springs, CA	2.0	1.0	814	$1,800	$2.21	44d	1	1.15mi
66590 Joseph Way Unit B Desert Hot Springs, CA	2.0	1.0	785	$2,295	$2.92	24d	1	1.19mi
13715 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1318	$2,600	$1.97	8d	1	1.23mi
13405 Ocotillo Rd Desert Hot Springs, CA	2.0	1.0	864	$1,750	$2.03	2d	1	1.29mi
13322 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1215	$2,750	$2.26	44d	1	1.39mi

Listing history 15 events

1. 2026-06-18
   days on market $104,900 Active 34 DOM
2. 2026-06-17
   days on market $104,900 Active 33 DOM
3. 2026-06-16
   days on market $104,900 Active 32 DOM
4. 2026-06-15
   days on market $104,900 Active 31 DOM
5. 2026-06-13
   days on market $104,900 Active 29 DOM
6. 2026-06-13
   days on market $104,900 Active 28 DOM
7. 2026-06-09
   days on market $104,900 Active 25 DOM
8. 2026-06-08
   days on market $104,900 Active 24 DOM
9. 2026-06-07
   days on market $104,900 Active 23 DOM
10. 2026-06-04
    days on market $104,900 Active 20 DOM
11. 2026-06-03
    days on market $104,900 Active 19 DOM
12. 2026-06-02
    days on market $104,900 Active 18 DOM
13. 2026-06-01
    days on market $104,900 Active 17 DOM
14. 2026-05-31
    days on market $104,900 Active 16 DOM
15. 2026-05-15
    listed $104,900 Active

ⓘ 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 AO · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥111°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,563
• − Mortgage interest: −$5,876
• − Property taxes: −$1,574
• − Insurance: −$1,992
• − Repairs & maintenance: −$2,205
• − Management: −$2,205
• − Depreciation: −$3,052
• Taxable income: $10,659
• Est. tax owed @ 24.0%: −$2,558
• After-tax cash flow: $9,049/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 · 30 photos

Good 85/100 Cosmetic rehab

This completely renovated and move-in ready mobile home offers modern upgrades throughout, including granite countertops and marble walk-in showers, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale Painting exterior — Enhances curb appeal
• Resale Landscaping — Improves curb appeal
• Both Addition of outdoor lighting — Enhances safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior — Enhances curb appeal ↑
• Resale Landscaping — Improves curb appeal ↑
• Both Addition of outdoor lighting — Enhances safety and curb appeal ↑

ⓘ 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 Hot Springs

• Score: 49/100
• State rank: #1149
• US rank: #25774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Desert Hot Springs, CA
• County: Riverside County · 2,287,001 people
• City population: 41,615
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 41,615
• Household income: $54,023
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2095.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 23% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 47% English-only · Spanish 50% 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: ▼ -102.10%
• Current HPI: 418.4691
• Rent YoY: ▲ 3.66%
• 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

1 event — show timeline

• 2026-05-15 Listed $104,900 GPSMLS