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

$104,900

2 bd · 2.0 ba · 1,040 sqft · Manufactured · 131 Days on market

Manufactured home Built 1979 Good condition 2,500 sqft lot $101/sqft · 48% below area Est $202k · 48% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.2/5.0
• Schools +4.0/10.0
• Rent growth +3.4/5.0
• Appreciation +2.5/10.0
• Livability +2.5/5.0
• Manufactured-home adj. -6.5

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.

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

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 $517 ($6k/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: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 3.9% 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+, amenities F, commute 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: Two Bunch Palms Elementary (711 students, 97% FRL); Painted Hills Middle (741 students, 98% 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 (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 728 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 90d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% 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).
• This rent runs 38% of the median local income ($54k/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 $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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($92k) 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); extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
8. 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.
9. 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.
10. 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: 1.65% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.11%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (median comp): $201,750
• List price: $104,900
• Delta: -48.00%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15300 Palm Dr #175	0.33mi	2/2.0	1,178 (+13%)	1mo	$250,000	$212	62
14881 Palm Dr Unit D-08	0.46mi	2/2.0	1,050 (+1%)	20mo	$42,500	$40	60
14777 Palm #35	0.67mi	2/2.0	1,000 (-4%)	5mo	$90,000	$90	58
14777 Palm Dr #146	0.65mi	2/2.0	1,070 (+3%)	11mo	$122,000	$114	56
14777 Palm Dr #95	0.57mi	2/1.0	960 (-8%)	4mo	$91,000	$95	54
15300 Palm Dr #258	0.25mi	2/2.0	1,178 (+13%)	15mo	$222,000	$188	54
15300 Palm Dr #42	0.47mi	2/2.0	1,178 (+13%)	5mo	$230,000	$195	52
14777 Palm Dr #30	0.65mi	2/2.0	1,000 (-4%)	19mo	$140,000	$140	47
14777 Palm Dr #77	0.57mi	2/2.0	1,130 (+9%)	17mo	$140,000	$124	45
14777 Palm Dr #38	0.67mi	3/2.0 (+1)	1,152 (+11%)	2mo	$153,000	$133	44

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: 14.5%
• Equity multiple: 1.58×
• Total profit: $17,173
• Equity at exit: $15,641

10-year hold

• IRR: 23.8%
• Equity multiple: 3.13×
• Total profit: $62,549
• 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 →

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

Active competition Active MLS

• For sale now: 17 active · 3 under contract
• Months of supply: 17.0 mo (6%/mo absorbed)
• Median asking: $174,900 ($144/sqft)
• Median days on market: 115 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +34.6% above current asking $/sqft

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

ZIP-level market 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 728
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,727 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
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $517

Break-even live

Break-even rent $1,072

Max offer price $104,900

Occupancy floor 65%

Sensitivity live

Price	-10% $589	-5% $553	+0% $517	+5% $481	+10% $444
Rent	-10% $380	-5% $449	+0% $517	+5% $585	+10% $653
Rate	-1.0pp $570	-0.5pp $543	base $517	+0.5pp $490	+1.0pp $462

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	139d	1	0.37mi
15300 Palm Dr #140 Desert Hot Springs, CA	2.0	2.0	1323	$1,795	$1.36	24d	1	0.40mi
15553 Avenida Manzana Desert Hot Springs, CA	3.0	2.0	1400	$2,800	$2.00	49d	1	0.62mi
14777 Palm Dr #119 Desert Hot Springs, CA	2.0	2.0	960	$850	$0.89	44d	1	0.69mi
13987 El Cajon Dr Desert Hot Springs, CA	3.0	2.0	1215	$2,600	$2.14	103d	1	0.97mi
13950 West Dr Unit B Desert Hot Springs, CA	2.0	2.0	1008	$1,600	$1.59	97d	1	1.03mi
15490 Avenida Rambla Desert Hot Springs, CA	3.0	2.0	1088	$2,500	$2.30	83d	1	1.10mi
15490 Avenue Rambla Unit NA Desert Hot Springs, CA	3.0	2.0	1088	$2,600	$2.39	120d	1	1.10mi
13701 El Cajon Dr Desert Hot Springs, CA	3.0	2.0	1340	$2,300	$1.72	44d	1	1.12mi
13895 Luis Dr Desert Hot Springs, CA	2.0	1.0	814	$1,800	$2.21	139d	1	1.15mi
13576 La Mesa Dr Desert Hot Springs, CA	3.0	2.0	1134	$2,500	$2.20	46d	1	1.16mi
13615 Sarita Dr #1 Desert Hot Springs, CA	3.0	2.0	1200	$2,800	$2.33	49d	1	1.17mi
66590 Joseph Way Unit B Desert Hot Springs, CA	2.0	1.0	785	$2,145	$2.73	95d	1	1.19mi
66590 Joseph Way Unit C Desert Hot Springs, CA	2.0	1.0	785	$2,149	$2.74	18d	1	1.19mi
13648 Mesquite Ave Desert Hot Springs, CA	3.0	2.0	1003	$2,400	$2.39	49d	1	1.21mi
13715 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1318	$2,450	$1.86	95d	1	1.23mi
13475 Cuyamaca Dr Unit 1 Desert Hot Springs, CA	3.0	1.0	950	$2,050	$2.16	89d	1	1.25mi
13405 Ocotillo Rd Desert Hot Springs, CA	2.0	1.0	864	$1,750	$2.03	97d	1	1.29mi
13322 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1215	$2,750	$2.26	139d	1	1.39mi

Property features AI

Finance

• Other: CC & R disclosuresLocated in Palm Drive Mobile Estates (manager: Betty Villanueva, phone [phone])Park name and manager contact available
• Financial info: Monthly space rent: $744Manager approval requiredRental restrictions applyListing terms: Cash or cash to new loanShort-term rentals not allowedWill not consider lease
• HOA & community: No monthly association fee

Exterior

• Parking: Driveway2 covered parking spaces (2 total parking spaces)
• Security: Community securityResident managerSecurity patrol included with space rent
• Utilities: Sewer: UnknownPUD: No
• Home design: Detached double-wide mobile homeSingle-story / one levelMobile home manufactured in 1973Mobile home will remain with the propertyPark type: FamilyWidth 20 ft, Length 52 ft
• Construction: Aluminum skirtingBuilt by builder (year source: Builder)
• Exterior features: Rectangular lot on a public streetCommunity security and resident managerOn-site security patrol

Interior

• Bedrooms: One-level home
• Flooring: Mixed flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: UnfurnishedNo fireplace

Listing history 50 events

1. 2026-09-23
   days on market $104,900 Active 131 DOM
2. 2026-09-22
   days on market $104,900 Active 130 DOM
3. 2026-09-21
   days on market $104,900 Active 129 DOM
4. 2026-09-20
   days on market $104,900 Active 128 DOM
5. 2026-09-19
   days on market $104,900 Active 127 DOM
6. 2026-09-18
   days on market $104,900 Active 126 DOM
7. 2026-09-17
   days on market $104,900 Active 125 DOM
8. 2026-09-16
   days on market $104,900 Active 124 DOM
9. 2026-09-15
   days on market $104,900 Active 123 DOM
10. 2026-09-14
    days on market $104,900 Active 122 DOM
11. 2026-09-13
    days on market $104,900 Active 121 DOM
12. 2026-09-12
    days on market $104,900 Active 120 DOM
13. 2026-09-11
    days on market $104,900 Active 119 DOM
14. 2026-09-05
    days on market $104,900 Active 113 DOM
15. 2026-09-04
    days on market $104,900 Active 112 DOM
16. 2026-09-03
    days on market $104,900 Active 111 DOM
17. 2026-08-31
    days on market $104,900 Active 108 DOM
18. 2026-08-30
    days on market $104,900 Active 107 DOM
19. 2026-08-29
    days on market $104,900 Active 106 DOM
20. 2026-08-28
    days on market $104,900 Active 105 DOM
21. 2026-08-27
    days on market $104,900 Active 104 DOM
22. 2026-08-25
    days on market $104,900 Active 102 DOM
23. 2026-08-24
    days on market $104,900 Active 101 DOM
24. 2026-08-23
    days on market $104,900 Active 100 DOM
25. 2026-08-22
    days on market $104,900 Active 99 DOM
26. 2026-08-21
    days on market $104,900 Active 98 DOM
27. 2026-08-20
    days on market $104,900 Active 97 DOM
28. 2026-08-19
    days on market $104,900 Active 96 DOM
29. 2026-08-18
    days on market $104,900 Active 95 DOM
30. 2026-08-17
    days on market $104,900 Active 94 DOM
31. 2026-08-16
    days on market $104,900 Active 93 DOM
32. 2026-08-15
    days on market $104,900 Active 92 DOM
33. 2026-08-14
    days on market $104,900 Active 91 DOM
34. 2026-08-13
    days on market $104,900 Active 90 DOM
35. 2026-08-12
    days on market $104,900 Active 89 DOM
36. 2026-08-11
    days on market $104,900 Active 88 DOM
37. 2026-08-10
    days on market $104,900 Active 87 DOM
38. 2026-08-09
    days on market $104,900 Active 86 DOM
39. 2026-08-08
    days on market $104,900 Active 85 DOM
40. 2026-08-06
    days on market $104,900 Active 83 DOM
41. 2026-08-05
    days on market $104,900 Active 82 DOM
42. 2026-08-04
    days on market $104,900 Active 81 DOM
43. 2026-08-03
    days on market $104,900 Active 80 DOM
44. 2026-07-31
    days on market $104,900 Active 77 DOM
45. 2026-07-30
    days on market $104,900 Active 75 DOM
46. 2026-07-28
    days on market $104,900 Active 74 DOM
47. 2026-07-26
    days on market $104,900 Active 72 DOM
48. 2026-07-24
    days on market $104,900 Active 70 DOM
49. 2026-07-23
    days on market $104,900 Active 69 DOM
50. 2026-07-22
    days on market $104,900 Active 68 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 AO · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $20,720
• − Mortgage interest: −$5,876
• − Property taxes: −$1,574
• − Insurance: −$1,992
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$3,052
• Taxable income: $4,911
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $5,023/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 Est. rehab $5,200–$15,600 screening

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 ↑

ⓘ 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 Two Bunch Palms Elementary Middle Painted Hills 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

F Composite livability gradescore 49/100

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 · 2,664,475 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: 14% 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: 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%

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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: ▼ -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

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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

Property features AI

Finance

• Other: CC & R disclosuresLocated in Palm Drive Mobile Estates (manager: Betty Villanueva, phone [phone])Park name and manager contact available
• Financial info: Monthly space rent: $744Manager approval requiredRental restrictions applyListing terms: Cash or cash to new loanShort-term rentals not allowedWill not consider lease
• HOA & community: No monthly association fee

Exterior

• Parking: Driveway2 covered parking spaces (2 total parking spaces)
• Security: Community securityResident managerSecurity patrol included with space rent
• Utilities: Sewer: UnknownPUD: No
• Home design: Detached double-wide mobile homeSingle-story / one levelMobile home manufactured in 1973Mobile home will remain with the propertyPark type: FamilyWidth 20 ft, Length 52 ft
• Construction: Aluminum skirtingBuilt by builder (year source: Builder)
• Exterior features: Rectangular lot on a public streetCommunity security and resident managerOn-site security patrol

Interior

• Bedrooms: One-level home
• Flooring: Mixed flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: UnfurnishedNo fireplace

Price history

1 event — show timeline

• 2026-05-15 Listed $104,900 GPSMLS