18131 Langlois Rd Unit F 18 · Desert Edge, CA 92241

$79,000

3 bd · 2.0 ba · 1,675 sqft · Manufactured · 21 Days on market

Built 1961 Fair condition Est $114k · 31% under $695/mo HOA · 38% of rent ↓ 47% since listing

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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 +27.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.3/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Healing Waters MHP Desert Hot Springs sits above one of the most remarkable natural resources in Southern California -- a vast underground aquifer of geothermal mineral water that has drawn people seeking rest, renewal, and relief for generations. This is that lifestyle, priced within reach. Located in the 55+ community of Healing Waters Mobile Home & RV Park, this corner-lot 3-bedroom, 2-bath home arrives fully furnished and ready for your vision. The open living area flows naturally through generous bedroom sizes and a functional layout that lives larger than you'd expect. The space is here -- it just needs someone ready to bring it fully to life. The standout feature is the attache

Key facts

• Attached guest suite
• Wet and dry saunas
• Private entrance

Tags

• ATTACHED GUEST SUITE
• PRIVATE ENTRANCE
• THREE ADDITIONAL POOLS
• WET AND DRY SAUNAS
• MOUNTAIN VIEWS
• CORNER LOT

Property features AI

Finance

• Other: Lease land (land lease); Included in sale: furniture; Sale type: Standard; Cash offers only; Possession: close plus 2 days; Senior community (not gated)
• HOA & community: Monthly association with clubhouse, tennis courts, barbecue, recreation room, and management; Total monthly association fee $695

Exterior

• Parking: Driveway; 3 total parking spaces; 3 carport spaces
• Security: No security features
• Utilities: Sewer connected and paid; PUD: Yes
• Home design: Detached property; Single-story (ground level); Triple-wide mobile home; Senior park setting
• Construction: Manufactured home (Flamingo make/model); Manufacture date 01-01-1961; 40 ft length, 12 ft width; Aluminum and vinyl skirting
• Exterior features: Corner lot; Street lights; Community in-ground pool; Community in-ground spa; Community recreation amenities

Interior

• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ground-level entry with steps; Furnished; Dining room; Family room; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 14.8% in Desert Edge — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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-, schools F, commute D-.
• 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: 216 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $546 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 2→5/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 2.34% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.96%
• DSCR: 1.53
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $113,900
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18070 Langlois Rd #220	0.15mi	2/2.0 (-1)	1,620 (-3%)	1mo	$162,500	$100	82
70640 Longyear Rd	0.43mi	3/2.0	1,710 (+2%)	3mo	$350,000	$205	74
18555 Roberts Rd #103	0.24mi	2/2.0 (-1)	1,836 (+10%)	1mo	$125,000	$68	67
17555 Corkill Rd #5	0.62mi	3/2.0	1,680 (+0%)	8mo	$169,000	$101	64
18555 Roberts Rd #95	0.25mi	2/2.0 (-1)	1,500 (-10%)	8mo	$80,000	$53	59
17800 Langlois Rd #218	0.31mi	2/2.0 (-1)	1,440 (-14%)	2mo	$50,000	$35	56
18555 Roberts Rd #102	0.25mi	2/2.0 (-1)	1,440 (-14%)	19mo	$100,000	$69	44
70875 Dillon Rd #31	0.75mi	4/2.0 (+1)	1,475 (-12%)	1mo	$50,000	$34	40
17625 Langlois Rd #112	0.42mi	2/2.0 (-1)	1,440 (-14%)	17mo	$57,500	$40	38
17640 Corkill Rd #78	0.52mi	2/2.0 (-1)	1,440 (-14%)	22mo	$40,000	$28	29

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $1,701
• Equity at exit: $11,779

10-year hold

• IRR: 12.0%
• Equity multiple: 1.97×
• Total profit: $21,417
• Equity at exit: $6,830

Cash invested: $22,120 (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 92241

• Home prices YoY: -22.8%
• Active inventory: 216
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$695
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $221

Break-even live

Break-even rent $1,571

Max offer price $79,000

Occupancy floor 83%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	43d	1	0.13mi

HOA detail

• Monthly dues: $695 · $8,340/yr
• Likely covers: water

Listing history 19 events

1. 2026-06-18
   days on market $79,000 Active 21 DOM
2. 2026-06-17
   days on market $79,000 Active 20 DOM
3. 2026-06-16
   days on market $79,000 Active 19 DOM
4. 2026-06-15
   days on market $79,000 Active 18 DOM
5. 2026-06-13
   days on market $79,000 Active 16 DOM
6. 2026-06-13
   days on market $79,000 Active 15 DOM
7. 2026-06-09
   days on market $79,000 Active 12 DOM
8. 2026-06-08
   days on market $79,000 Active 11 DOM
9. 2026-06-07
   days on market $79,000 Active 10 DOM
10. 2026-06-04
    days on market $79,000 Active 7 DOM
11. 2026-06-03
    days on market $79,000 Active 6 DOM
12. 2026-06-02
    days on market $79,000 Active 5 DOM
13. 2026-06-01
    days on market $79,000 Active 4 DOM
14. 2026-05-31
    days on market $79,000 Active 3 DOM
15. 2026-05-28
    listed $79,000 Active
16. 2026-05-01
    historical
17. 2026-04-03
    price $109,099
18. 2026-03-19
    price $130,000
19. 2025-12-03
    listed $148,000 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 2 d/yr ≥109°F today · 5 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: $22,200
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − HOA: −$8,340
• − Depreciation: −$2,298
• Taxable income: $2,005
• Est. tax owed @ 24.0%: −$481
• After-tax cash flow: $2,165/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to its kitchen and bathrooms, as well as fresh paint and flooring. It has a fair condition score and could benefit from a fresh coat of paint and updated cabinets to improve its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — yellow and white cabinets need updating
• Moderate bathroom cabinets — yellow cabinets need updating
• Unknown HVAC/mechanicals — no visible HVAC/mechanicals

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance
• Resale update kitchen cabinets — Modern cabinets can significantly improve the home's appeal
• Resale update bathroom cabinets — Modern cabinets can significantly improve the home's appeal
• Resale update flooring — Fresh flooring can make a significant difference in the home's appearance
• Both update HVAC/mechanicals — Modern HVAC can improve comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · yellow and white cabinets need updating	Moderate	$3,000–15,000
bathroom cabinets · yellow cabinets need updating	Moderate	$3,000–15,000
HVAC/mechanicals · no visible HVAC/mechanicals	Unknown	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Resale update kitchen cabinets — Modern cabinets can significantly improve the home's appeal ↑
• Resale update bathroom cabinets — Modern cabinets can significantly improve the home's appeal ↑
• Resale update flooring — Fresh flooring can make a significant difference in the home's appearance ↑
• Both update HVAC/mechanicals — Modern HVAC can improve comfort and energy efficiency ↑

ⓘ 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 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
• Population (ZIP): 8,624

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

• Race & ethnicity: White 50% Hispanic / Latino 46% Two or more races 16% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 3% Slovak 2% Portuguese 2%
• Foreign-born: 28% · Canada, South Korea
• Languages at home: 57% English-only · Spanish 38% Chinese 1% 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: ▼ -118.23%
• Current HPI: 400.5663
• 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

-46.6% since first listed

5 events — show timeline

• 2026-05-28 Listed $79,000 GPSMLS
• 2026-05-01 Listing Removed — GPSMLS
• 2026-04-03 Price Changed $109,099 GPSMLS
• 2026-03-19 Price Changed $130,000 GPSMLS
• 2025-12-03 Listed $148,000 GPSMLS