17640 Corkill #34 · Desert Edge, CA 92241

$39,500

2 bd · 2.0 ba · 824 sqft · Manufactured · 285 Days on market

Built 1973 Good condition $48/sqft · 30% below area Est $57k · 30% under ↓ 51% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is another great listing in the cozy 55+ community of Corkill Palms. This VINTAGE home has 2 bedrooms and 2 baths with an open kitchen and living room area. Appliances include newer refrigerator, gas range, washer and dryer. There is lots of storage space in the primary bedroom with 2 closets, one of them being a walk-in. Primary bath has a walk-in shower for easy access. The guest bedroom is on the opposite end of the home from the primary and it has it's own private bath. There are 3 nearly new mini split wall units for efficient 4 season cooling and heating along with a newly installed water heater as well as a new electrical panel. Speaking of electrical, if you have an electric car there is an outlet all set up for that or a golf cart if you have one. Leased solar panels take care of all of the electricity needs so no electric bills and the lease (approximately $140 per month) can be transferred to buyer. Other upgrades include having the roof coated prior to having the solar panels installed, new skirting, floor leveling and some new flooring. If you like to work on projects there is also a good sized shed with electrical and window A/C. Relax in the Therapeutic Natural Mineral Springs at the Clubhouse or have some fun on the putting green or in the billiard room located close by. Although this home is on fee land the land it is owed by the park owners and home owners only rent the space the home is on. Space rent is approximately $540 per month and park approval is needed before opening escrow. Buyer to verify with park manager space rent and any utility charge amounts passed on to home owners. Call today to set up an appointment to view this great property!

Key facts

• Private bath
• Storage space
• Walk-in shower

Tags

• OPEN KITCHEN
• STORAGE SPACE
• WALK-IN SHOWER
• PRIVATE BATH
• MINI SPLIT WALL UNITS
• NEWLY INSTALLED WATER HEATER

🏷️ Possibly a rental listed for sale. The $39,500 price doesn't fit this home's estimated sale value (~$56,810) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $40k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 43.7% vs local median 14.8% 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: 218 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $273 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 + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 285 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $9k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 4→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 285 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 1973 — 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. 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: 4.82% ✓
• Cap rate: 43.74%
• Cash-on-cash: 133.73%
• DSCR: 6.95
• GRM: 1.7

CMA / ARV

• ARV (median comp): $56,810
• List price: $39,500
• Delta: -30.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17625 Langlois #105	0.30mi	2/2.0	840 (+2%)	1mo	$55,000	$65	82
17555-2 Corkill Rd #28	0.18mi	2/2.0	880 (+7%)	3mo	$99,990	$114	77
70200 Dillon Rd #550	0.45mi	2/2.0	800 (-3%)	1mo	$122,000	$153	73
70200 Dillon Rd #102	0.45mi	2/1.5	800 (-3%)	0mo	$72,000	$90	72
18131 Langlois Rd Unit S15	0.50mi	2/1.0	820 (-0%)	2mo	$75,000	$91	70
70200 Dillon Rd #376	0.37mi	1/1.0 (-1)	800 (-3%)	3mo	$60,000	$75	67
70200 Dillon Rd #536	0.37mi	2/1.5	750 (-9%)	1mo	$90,000	$120	65
70200 Dillon Rd #664	0.60mi	2/1.5	800 (-3%)	3mo	$95,000	$119	62
17625 Langlois #9	0.30mi	2/1.0	700 (-15%)	3mo	$15,000	$21	54
70200 Dillon Rd #437	0.60mi	1/1.0 (-1)	780 (-5%)	1mo	$65,000	$83	53
70200 Dillon Rd #569	0.37mi	1/1.0 (-1)	700 (-15%)	4mo	$74,000	$106	46
70200 Dillon Rd #157	0.37mi	1/1.0 (-1)	700 (-15%)	6mo	$54,800	$78	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.52×
• Total profit: $72,128
• Equity at exit: $5,890

10-year hold

• IRR: —
• Equity multiple: 15.83×
• Total profit: $164,007
• Equity at exit: $3,415

Cash invested: $11,060 (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: 218
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,906 high
• Mortgage (P&I): −$207
• Tax est. 1.5%: −$49 /mo · $592/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $1,233

Break-even live

Break-even rent $346

Max offer price $39,500

Occupancy floor 30%

Sensitivity live

Price	-10% $1,260	-5% $1,246	+0% $1,233	+5% $1,219	+10% $1,205
Rent	-10% $1,082	-5% $1,157	+0% $1,233	+5% $1,308	+10% $1,383
Rate	-1.0pp $1,252	-0.5pp $1,243	base $1,233	+0.5pp $1,222	+1.0pp $1,212

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	26d	1	0.59mi
18070 Langlois Rd Dsrt Hot Spgs, CA	2.0	2.0	950	$1,850	$1.95	1d	1	0.59mi
18070 Langlois Rd #257 Desert Hot Springs, CA	2.0	2.0	1056	$1,850	$1.75	45d	1	0.59mi
70875 Dillon Rd Desert Hot Springs, CA	2.0	2.0	720	$2,200	$3.06	45d	1	0.80mi
69360 Poolside Dr Desert Hot Springs, CA	3.0	2.0	648	$1,800	$2.78	3d	1	0.95mi

Listing history 29 events

1. 2026-06-21
   days on market $39,500 Active 285 DOM
2. 2026-06-18
   days on market $39,500 Active 282 DOM
3. 2026-06-17
   days on market $39,500 Active 281 DOM
4. 2026-06-16
   days on market $39,500 Active 280 DOM
5. 2026-06-15
   days on market $39,500 Active 279 DOM
6. 2026-06-13
   days on market $39,500 Active 277 DOM
7. 2026-06-13
   days on market $39,500 Active 276 DOM
8. 2026-06-09
   days on market $39,500 Active 273 DOM
9. 2026-06-08
   days on market $39,500 Active 272 DOM
10. 2026-06-07
    days on market $39,500 Active 271 DOM
11. 2026-06-04
    days on market $39,500 Active 268 DOM
12. 2026-06-03
    days on market $39,500 Active 267 DOM
13. 2026-06-02
    days on market $39,500 Active 266 DOM
14. 2026-06-01
    days on market $39,500 Active 265 DOM
15. 2026-05-31
    days on market $39,500 Active 264 DOM
16. 2026-03-07
    price $39,500 1699-char remark

    Show marketing remark (1699 chars)

    Here is another great listing in the cozy 55+ community of Corkill Palms. This VINTAGE home has 2 bedrooms and 2 baths with an open kitchen and living room area. Appliances include newer refrigerator, gas range, washer and dryer. There is lots of storage space in the primary bedroom with 2 closets, one of them being a walk-in. Primary bath has a walk-in shower for easy access. The guest bedroom is on the opposite end of the home from the primary and it has it's own private bath. There are 3 nearly new mini split wall units for efficient 4 season cooling and heating along with a newly installed water heater as well as a new electrical panel. Speaking of electrical, if you have an electric car there is an outlet all set up for that or a golf cart if you have one. Leased solar panels take care of all of the electricity needs so no electric bills and the lease (approximately $140 per month) can be transferred to buyer. Other upgrades include having the roof coated prior to having the solar panels installed, new skirting, floor leveling and some new flooring. If you like to work on projects there is also a good sized shed with electrical and window A/C. Relax in the Therapeutic Natural Mineral Springs at the Clubhouse or have some fun on the putting green or in the billiard room located close by. Although this home is on fee land the land it is owed by the park owners and home owners only rent the space the home is on. Space rent is approximately $540 per month and park approval is needed before opening escrow. Buyer to verify with park manager space rent and any utility charge amounts passed on to home owners. Call today to set up an appointment to view this great property!

17. 2025-09-09
    listed $48,900 Active 1699-char remark

    Show marketing remark (1699 chars)

    Here is another great listing in the cozy 55+ community of Corkill Palms. This VINTAGE home has 2 bedrooms and 2 baths with an open kitchen and living room area. Appliances include newer refrigerator, gas range, washer and dryer. There is lots of storage space in the primary bedroom with 2 closets, one of them being a walk-in. Primary bath has a walk-in shower for easy access. The guest bedroom is on the opposite end of the home from the primary and it has it's own private bath. There are 3 nearly new mini split wall units for efficient 4 season cooling and heating along with a newly installed water heater as well as a new electrical panel. Speaking of electrical, if you have an electric car there is an outlet all set up for that or a golf cart if you have one. Leased solar panels take care of all of the electricity needs so no electric bills and the lease (approximately $140 per month) can be transferred to buyer. Other upgrades include having the roof coated prior to having the solar panels installed, new skirting, floor leveling and some new flooring. If you like to work on projects there is also a good sized shed with electrical and window A/C. Relax in the Therapeutic Natural Mineral Springs at the Clubhouse or have some fun on the putting green or in the billiard room located close by. Although this home is on fee land the land it is owed by the park owners and home owners only rent the space the home is on. Space rent is approximately $540 per month and park approval is needed before opening escrow. Buyer to verify with park manager space rent and any utility charge amounts passed on to home owners. Call today to set up an appointment to view this great property!

18. 2025-01-25
    listed Active
19. 2024-06-24
    soldstatus $58,000 Sold
20. 2024-06-18
    status Pending
21. 2024-05-28
    historical Backup Offers Accepted
22. 2024-04-10
    price $58,000
23. 2024-03-24
    price $65,000
24. 2024-01-12
    price $66,800
25. 2023-11-02
    price $68,800
26. 2023-10-05
    listed $79,900 Active
27. 2023-09-23
    price
28. 2023-09-02
    listed Active
29. 2023-09-02
    historical

ⓘ 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 · 10 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: $22,868
• − Mortgage interest: −$2,213
• − Property taxes: −$592
• − Insurance: −$198
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$1,149
• Taxable income: $15,058
• Est. tax owed @ 24.0%: −$3,614
• After-tax cash flow: $11,176/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

Good 75/100 Cosmetic rehab

This vintage manufactured home in a 55+ community is in good condition with minor repairs needed. It offers a good balance of curb appeal and interior functionality.

Repairs flagged

• Minor kitchen cabinets — Light wear
• Minor bathroom walls — Signs of wear

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen countertops — New countertops improve functionality and aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Replace mini split units — Modern units improve energy efficiency and comfort

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Light wear	Minor	$500–3,000
bathroom walls · Signs of wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen countertops — New countertops improve functionality and aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Replace mini split units — Modern units improve energy efficiency and comfort ↑

ⓘ 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

-50.6% since first listed

14 events — show timeline

• 2026-03-07 Price Changed $39,500 TheMLS
• 2025-09-09 Listed $48,900 TheMLS
• 2025-01-25 Listed — TheMLS
• 2024-06-24 Sold (MLS) $58,000 TheMLS
• 2024-06-18 Pending — TheMLS
• 2024-05-28 Contingent — TheMLS
• 2024-04-10 Price Changed $58,000 TheMLS
• 2024-03-24 Price Changed $65,000 TheMLS
• 2024-01-12 Price Changed $66,800 TheMLS
• 2023-11-02 Price Changed $68,800 TheMLS
• 2023-10-05 Listed $79,900 TheMLS
• 2023-09-23 Price Changed — TheMLS
• 2023-09-02 Listed — TheMLS
• 2023-09-02 Coming Soon — TheMLS