179 Butterfield · Cathedral City, CA 92234

$74,995

2 bd · 2.0 ba · 960 sqft · Manufactured · 124 Days on market

Built 1963 Good condition $78/sqft · at area comps Est $76k · at est. ↓ 6% since listing

---

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 +8.0/15.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the Royal Palms 55+ community, 179 Butterfield, a 1963 Mayflower 960 sq. ft. , two bedroom mobile home with two ¾ baths, is a stunningly beautiful desert retreat that has been elegantly appointed and meticulously maintained. Entry to the residence is through a lovely west-facing deck with steps that open into the tasteful, bright, carpeted living room; immediately to the left is the dining area with lovely built-ins, a modern chandelier and striking laminate flooring that extends into the adjacent kitchen. Equipped with a four-burner cooktop and an original (working) oven, the kitchen is light, airy and well-organized. Down a short hallway is a bright and roomy guest bedroom with amazing built-ins. Opposite is the guest bathroom with a shower stall and updated vanity. At the east end of the home is the spacious, well-appointed primary bedroom with ensuite bath with tub. A notable feature of this lovely home is the striking high-ceilings that exist throughout the structure. Tandem parking is under a carport awning on the east side of the home; there is a shed on the premises as well. Climate control in the home is through central AC / heat with new Nest thermostat, and a swamp cooler as well; ductwork under the home was renewed in 2022. Royal Palms has two community laundry facilities within the park, each of which within easy reach. 179 Butterfield is sold fully furnished though there is a short list of seller exclusions. Approval by park management at the Royal Palms is required for purchase; monthly space rent for this home will be $892.00 per month for the new owner, though that figure must be verified by any buyer.

Key facts

• West-facing deck
• Four-burner cooktop
• Garage

Tags

• WEST-FACING DECK
• BRIGHT CARPETED LIVING ROOM
• DINING AREA WITH BUILT-INS
• STRIKING LAMINATE FLOORING
• FOUR-BURNER COOKTOP
• ORIGINAL WORKING OVEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.8% vs local median 5.1% in Cathedral City — 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 (#344 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, housing B+; Watch: employment D+, schools F, amenities 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: Rents rising (+3.2%/yr); 525 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 33% of the median local income ($74k/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 $518 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 + 3.2% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($66k) 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

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,995 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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 1963 — 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: 2.72% ✓
• Cap rate: 23.81%
• Cash-on-cash: 62.55%
• DSCR: 3.78
• GRM: 3.1

CMA / ARV

• ARV (median comp): $75,916
• List price: $74,995
• Delta: -1.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
454 Little Deer	0.13mi	2/1.0	960 (0%)	2mo	$56,000	$58	89
162 Coyote	0.04mi	2/1.5	960 (0%)	11mo	$41,000	$43	87
438 Butterfield	0.19mi	2/2.0	1,000 (+4%)	1mo	$56,000	$56	83
174 Coyote	0.03mi	2/2.0	880 (-8%)	6mo	$70,000	$80	80
110 Coyote	0.07mi	2/2.0	880 (-8%)	10mo	$85,000	$97	74
3 Sand Crk	0.12mi	1/1.0 (-1)	1,040 (+8%)	5mo	$73,000	$70	67
25 Via Valverde	0.69mi	2/2.0	960 (0%)	3mo	$64,000	$67	65
34 Coble Dr	0.26mi	2/2.0	1,056 (+10%)	8mo	$119,000	$113	65
318 Little Deer	0.05mi	2/2.0	1,100 (+15%)	10mo	$66,000	$60	64
94 Armenia Dr	0.38mi	2/2.0	1,056 (+10%)	10mo	$79,000	$75	57
245 Settles Dr	0.43mi	2/2.0	840 (-12%)	11mo	$68,500	$82	50
157 Estrada Way Way	0.72mi	2/2.0	1,008 (+5%)	12mo	$75,000	$74	48

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 · 3.22% rent growth · sell at horizon

5-year hold

• IRR: 61.8%
• Equity multiple: 3.76×
• Total profit: $58,049
• Equity at exit: $11,182

10-year hold

• IRR: 66.4%
• Equity multiple: 7.78×
• Total profit: $142,312
• Equity at exit: $6,484

Cash invested: $20,999 (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 92234

• Home prices YoY: -27.7%
• Rents YoY: 3.2%
• Active inventory: 525
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $1,095

Break-even live

Break-even rent $656

Max offer price $74,995

Occupancy floor 41%

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: $18,749
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35615 Paseo Circulo E Cathedral City, CA	1.0	2.0	1029	$2,250	$2.19	43d	1	0.40mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	43d	1	0.48mi
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	43d	1	0.77mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	18d	1	0.79mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	43d	1	0.81mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	43d	1	0.81mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	21d	1	0.83mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	17d	1	0.83mi
32585 Cielo Vista Rd Cathedral City, CA	2.0	2.0	840	$2,000	$2.38	24d	1	1.15mi
33030 Shifting Sands Trl Apt 4 Cathedral City, CA	2.0	1.0	821	$1,599	$1.95	24d	1	1.16mi
37111 Cathedral Canyon Dr Unit 2 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	21d	1	1.18mi
37111 Cathedral Canyon Dr Unit A Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	24d	1	1.18mi
37111 Cathedral Canyon Dr Unit B Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	1d	1	1.18mi
36947 Melrose Dr Unit D Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	21d	1	1.19mi
36947 Melrose Dr Unit 4 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	2d	1	1.19mi
36947 Melrose Dr Unit 4 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	24d	1	1.19mi
37112 Palo Verde Dr Unit 4 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	2d	1	1.20mi
37112 Palo Verde Dr Unit 4 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	24d	1	1.20mi
37112 Palo Verde Dr Unit 3 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	21d	1	1.20mi
36957 Melrose Dr Unit C Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	24d	1	1.20mi
36957 Melrose Dr Unit 7 Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	21d	1	1.20mi
68460 Kings Rd Unit C Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	21d	1	1.20mi
68460 Kings Rd Unit 3 Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	2d	1	1.20mi
37156 Palo Verde Dr Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	2d	1	1.22mi
37156 Palo Verde Dr Unit 5 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	21d	1	1.22mi
37156 Palo Verde Dr Unit D Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	24d	1	1.22mi
36953 Bankside Dr Unit A Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	24d	1	1.22mi
36953 Bankside Dr Unit 10 Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	21d	1	1.22mi
36953 Bankside Dr Unit 5 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	1d	1	1.22mi
32425 Rancho Vista Dr Unit A Cathedral City, CA	2.0	1.0	754	$1,950	$2.59	7d	1	1.23mi
68365 Tahquitz Rd Unit 8 Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	2d	1	1.23mi
68365 Tahquitz Rd Unit 6 Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	21d	1	1.23mi
2010 Lawrence Crossley Rd Unit 8 Palm Springs, CA	2.0	1.5	993	$1,895	$1.91	13d	1	1.24mi
68695 F St Cathedral City, CA	3.0	2.5	896	$2,500	$2.79	43d	1	1.36mi
32150 Aurora Vista Rd Cathedral City, CA	2.0	1.0	1100	$2,195	$2.00	43d	1	1.39mi
32150 Aurora Vista Rd Unit C Cathedral City, CA	2.0	1.0	1100	$2,395	$2.18	43d	1	1.39mi
37700 Van Fleet St Unit 3 Cathedral City, CA	1.0	1.0	525	$1,395	$2.66	43d	1	1.39mi
32200 Cathedral Canyon Dr #31 Cathedral City, CA	1.0	1.0	740	$1,550	$2.09	24d	1	1.40mi
2700 Lawrence Crossley Rd Unit B15 Palm Springs, CA	2.0	2.0	885	$1,950	$2.20	43d	1	1.45mi
2700 Lawrence Crossley Rd #18 Palm Springs, CA	2.0	2.0	885	$2,050	$2.32	18d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $74,995 Active 124 DOM
2. 2026-06-17
   days on market $74,995 Active 123 DOM
3. 2026-06-16
   days on market $74,995 Active 122 DOM
4. 2026-06-15
   days on market $74,995 Active 121 DOM
5. 2026-06-13
   days on market $74,995 Active 119 DOM
6. 2026-06-13
   days on market $74,995 Active 118 DOM
7. 2026-06-09
   days on market $74,995 Active 115 DOM
8. 2026-06-08
   days on market $74,995 Active 114 DOM
9. 2026-06-07
   days on market $74,995 Active 113 DOM
10. 2026-06-04
    days on market $74,995 Active 110 DOM
11. 2026-06-03
    days on market $74,995 Active 109 DOM
12. 2026-06-02
    days on market $74,995 Active 108 DOM
13. 2026-06-01
    days on market $74,995 Active 107 DOM
14. 2026-05-31
    days on market $74,995 Active 106 DOM
15. 2026-02-14
    historical

    Show marketing remark (1665 chars)

    Located in the Royal Palms 55+ community, 179 Butterfield, a 1963 Mayflower 960 sq. ft. , two bedroom mobile home with two ¾ baths, is a stunningly beautiful desert retreat that has been elegantly appointed and meticulously maintained. Entry to the residence is through a lovely west-facing deck with steps that open into the tasteful, bright, carpeted living room; immediately to the left is the dining area with lovely built-ins, a modern chandelier and striking laminate flooring that extends into the adjacent kitchen. Equipped with a four-burner cooktop and an original (working) oven, the kitchen is light, airy and well-organized. Down a short hallway is a bright and roomy guest bedroom with amazing built-ins. Opposite is the guest bathroom with a shower stall and updated vanity. At the east end of the home is the spacious, well-appointed primary bedroom with ensuite bath with tub. A notable feature of this lovely home is the striking high-ceilings that exist throughout the structure. Tandem parking is under a carport awning on the east side of the home; there is a shed on the premises as well. Climate control in the home is through central AC / heat with new Nest thermostat, and a swamp cooler as well; ductwork under the home was renewed in 2022. Royal Palms has two community laundry facilities within the park, each of which within easy reach. 179 Butterfield is sold fully furnished though there is a short list of seller exclusions. Approval by park management at the Royal Palms is required for purchase; monthly space rent for this home will be $892.00 per month for the new owner, though that figure must be verified by any buyer.

16. 2026-02-14
    listed $74,995 Active 1665-char remark

    Show marketing remark (1665 chars)

    Located in the Royal Palms 55+ community, 179 Butterfield, a 1963 Mayflower 960 sq. ft. , two bedroom mobile home with two ¾ baths, is a stunningly beautiful desert retreat that has been elegantly appointed and meticulously maintained. Entry to the residence is through a lovely west-facing deck with steps that open into the tasteful, bright, carpeted living room; immediately to the left is the dining area with lovely built-ins, a modern chandelier and striking laminate flooring that extends into the adjacent kitchen. Equipped with a four-burner cooktop and an original (working) oven, the kitchen is light, airy and well-organized. Down a short hallway is a bright and roomy guest bedroom with amazing built-ins. Opposite is the guest bathroom with a shower stall and updated vanity. At the east end of the home is the spacious, well-appointed primary bedroom with ensuite bath with tub. A notable feature of this lovely home is the striking high-ceilings that exist throughout the structure. Tandem parking is under a carport awning on the east side of the home; there is a shed on the premises as well. Climate control in the home is through central AC / heat with new Nest thermostat, and a swamp cooler as well; ductwork under the home was renewed in 2022. Royal Palms has two community laundry facilities within the park, each of which within easy reach. 179 Butterfield is sold fully furnished though there is a short list of seller exclusions. Approval by park management at the Royal Palms is required for purchase; monthly space rent for this home will be $892.00 per month for the new owner, though that figure must be verified by any buyer.

17. 2025-08-12
    listed $79,900 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 X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 20 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: $24,500
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$2,182
• Taxable income: $12,697
• Est. tax owed @ 24.0%: −$3,047
• After-tax cash flow: $10,088/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 1963 Mayflower mobile home in Royal Palms 55+ community is in good condition with cosmetic updates needed. It offers a bright and functional living space with potential for further value enhancement through painting and kitchen upgrades.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and attracts buyers
• Resale Re-carpeting the living room — Improves the aesthetic and value of the living space

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and value ↑
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and attracts buyers ↑
• Resale Re-carpeting the living room — Improves the aesthetic and value of the living space ↑

ⓘ 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 — Cathedral City

• Score: 66/100
• State rank: #344
• US rank: #11749

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cathedral City, CA
• County: Riverside County · 2,287,001 people
• City population: 52,267
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 52,267
• Household income: $73,572
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1682.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 59% White 30% Two or more races 27% Asian 6% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Lithuanian 2% Romanian 1% Italian 1%
• Foreign-born: 28% · Canada, Vietnam
• Languages at home: 48% English-only · Spanish 46% Tagalog/Filipino 3% 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: ▼ -136.57%
• Current HPI: 356.9845
• Rent YoY: ▲ 3.22%
• 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

-6.1% since first listed

3 events — show timeline

• 2026-02-14 Listing Removed — GPSMLS
• 2026-02-14 Listed $74,995 GPSMLS
• 2025-08-12 Listed $79,900 GPSMLS