371 Avenida Andorra · Cathedral City, CA 92234

$79,000

2 bd · 2.0 ba · 1,800 sqft · Manufactured · 35 Days on market

Built 1975 Average condition $44/sqft · 31% below area Est $115k · 31% under ↓ 7% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +2.8/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity to own what may be one of the largest lots in the community. This 1,836 sq. ft. , 2 bed 2 bath, triple-wide is ideally situated on a spacious corner lot near the back gate on a quiet street, offering extra privacy, open space, and mountain views without premium golf course space rent. Remodeled kitchen, generous living areas, and a large primary suite with an extended bonus area perfect for a sitting room, office, or additional closet space. Private enclosed dog run with direct access from the primary bedroom through a doggie door. AC, roof, and water heater approximately 8 years old. On registration. Priced at $79,000 and positioned to sell quickly.

Key facts

• Remodeled kitchen
• Spacious corner lot
• Extended bonus area

Tags

• SPACIOUS CORNER LOT
• MOUNTAIN VIEWS
• REMODELED KITCHEN
• GENEROUS LIVING AREAS
• LARGE PRIMARY SUITE
• EXTENDED BONUS AREA

Property features AI

Finance

• Other: Manager approval required by park; Park: Date Palm Country Club (manager: Maria Hernandez, phone available)
• Financial info: Land lease annual amount: $18,000; Rental restrictions apply; Land lease purchase: No; Listing terms: Cash
• HOA & community: No monthly association fee listed; Senior community; Gated community

Exterior

• Parking: Attached tandem carport (2 carport spaces); Total 2 parking spaces
• Security: Gated community
• Utilities: Sewer: In street on bond
• Home design: Triple wide mobile home; Single-story (ground level); Villa Santana model; Faces unspecified
• Construction: Manufactured/mobile home (00 BARON); One shed; Built: source listed as Other
• Exterior features: Community pool (in-ground, fenced); Community spa/hot tub (in-ground); Mountain views; Detached property; Lease land type

Interior

• Flooring: Carpet; Tile; Mixed flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Air conditioning; Ceiling fans
• Interior features: Unfurnished; Bonus room; Family room; Dining area; Gated community

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $79k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 37.1% 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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 $3,259/mo this rent would consume 53% of the median local household income ($74k/yr) (locally 1682% 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 $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 + 3.2% rent growth), your $22k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 4.13% ✓
• Cap rate: 37.11%
• Cash-on-cash: 110.06%
• DSCR: 5.90
• GRM: 2.0

CMA / ARV

• ARV (median comp): $115,113
• List price: $79,000
• Delta: -31.37%
• 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
347 Via Don Benito	0.09mi	2/2.0	1,810 (+1%)	2mo	$142,500	$79	93
387 Avenida Andorra	0.08mi	2/3.0	1,800 (0%)	1mo	$130,000	$72	92
98 N Paseo Laredo N	0.07mi	3/2.0 (+1)	1,808 (+0%)	2mo	$255,000	$141	90
379 Avenida Andorra	0.08mi	2/2.0	1,640 (-9%)	6mo	$120,000	$73	76
337 Via Don Benito	0.15mi	2/2.0	1,608 (-11%)	0mo	$77,000	$48	75
451 Paseo Perdido	0.25mi	2/2.0	1,680 (-7%)	3mo	$112,000	$67	74
447 Paseo Perdido	0.17mi	2/2.0	1,590 (-12%)	1mo	$55,000	$35	72
309 Via Don Benito	0.12mi	2/2.0	1,560 (-13%)	0mo	$119,000	$76	72
318 Via Don Benito	0.08mi	2/2.0	1,536 (-15%)	2mo	$85,000	$55	70
350 Andorra Way	0.03mi	3/2.0 (+1)	2,052 (+14%)	1mo	$43,000	$21	69
474 Calle Madrigal	0.25mi	3/2.0 (+1)	2,040 (+13%)	8mo	$85,000	$42	55
425 S Paseo Laredo	0.46mi	3/2.0 (+1)	1,584 (-12%)	10mo	$191,000	$121	45

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: —
• Equity multiple: 6.30×
• Total profit: $117,180
• Equity at exit: $11,779

10-year hold

• IRR: —
• Equity multiple: 13.28×
• Total profit: $271,596
• 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 92234

• Home prices YoY: -27.7%
• Rents YoY: 3.2%
• Active inventory: 525
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $3,259 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$684
• Net cashflow: $2,029

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 33%

Sensitivity live

Price	-10% $2,083	-5% $2,056	+0% $2,029	+5% $2,001	+10% $1,974
Rent	-10% $1,771	-5% $1,900	+0% $2,029	+5% $2,157	+10% $2,286
Rate	-1.0pp $2,068	-0.5pp $2,049	base $2,029	+0.5pp $2,008	+1.0pp $1,987

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 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Chandra Ln Rancho Mirage, CA	3.0	2.0	2015	$4,000	$1.99	44d	1	0.14mi
69940 Los Cocos Ct Rancho Mirage, CA	3.0	3.0	2367	$2,900	$1.23	44d	1	0.14mi
37640 Los Cocos Dr E Rancho Mirage, CA	3.0	2.5	2275	$3,000	$1.32	24d	1	0.17mi
37800 Da Vall Dr #12 Rancho Mirage, CA	2.0	2.0	1387	$2,400	$1.73	44d	1	0.29mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	44d	1	0.36mi
251 S Paseo Laredo Unit 251 Cathedral City, CA	1.0	2.0	1440	$2,550	$1.77	24d	1	0.36mi
250 S Paseo Laredo Cathedral City, CA	2.0	2.0	1600	$1,800	$1.12	13d	1	0.37mi
70170 Sun Valley Dr Rancho Mirage, CA	2.0	2.0	1368	$3,800	$2.78	5d	1	0.39mi
22 Calle Escala Rancho Mirage, CA	3.0	2.5	2116	$3,800	$1.80	11d	1	0.39mi
23 Tennis Club Dr Rancho Mirage, CA	3.0	2.0	1899	$3,600	$1.90	24d	1	0.43mi
30 Tennis Club Dr Rancho Mirage, CA	3.0	2.0	1920	$3,500	$1.82	3d	1	0.45mi
37641 Peacock Cir Rancho Mirage, CA	3.0	3.0	2395	$6,500	$2.71	24d	1	0.48mi
13 Tennis Club Dr Rancho Mirage, CA	3.0	3.0	2079	$4,500	$2.16	17d	1	0.52mi
70451 Cobb Rd Rancho Mirage, CA	3.0	2.0	2148	$3,750	$1.75	44d	1	0.64mi
41 Lincoln Pl Rancho Mirage, CA	3.0	3.0	2272	$4,900	$2.16	44d	1	0.65mi
70100 Mirage Cove Dr #10 Rancho Mirage, CA	3.0	2.0	1570	$3,000	$1.91	44d	1	0.69mi
13 Vista Mirage Way Rancho Mirage, CA	3.0	2.0	2071	$3,700	$1.79	45d	1	0.79mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	44d	1	0.94mi
8 Mission Ct Rancho Mirage, CA	2.0	2.0	1540	$2,500	$1.62	19d	1	0.95mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	44d	1	0.97mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	44d	1	0.98mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	44d	1	0.98mi
4 Saturn Cir Rancho Mirage, CA	3.0	2.0	1948	$4,400	$2.26	5d	1	1.00mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	24d	1	1.00mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	13d	1	1.02mi
507 Desert West Dr Rancho Mirage, CA	3.0	2.0	2265	$8,500	$3.75	44d	1	1.05mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	5d	1	1.13mi
522 Desert West Dr Rancho Mirage, CA	2.0	2.0	1984	$4,500	$2.27	44d	1	1.13mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	44d	1	1.23mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	44d	1	1.24mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	21d	1	1.28mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	22d	1	1.32mi
40080 Via Buena Vista Rancho Mirage, CA	3.0	3.0	1848	$3,800	$2.06	24d	1	1.32mi
69 San Marino Cir Rancho Mirage, CA	3.0	2.5	2601	$3,795	$1.46	22d	1	1.36mi
714 Inverness Dr Rancho Mirage, CA	3.0	3.0	2227	$3,500	$1.57	44d	1	1.40mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	15d	1	1.43mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	44d	1	1.43mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	44d	1	1.46mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	18d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $79,000 Active 35 DOM
2. 2026-06-17
   days on market $79,000 Active 34 DOM
3. 2026-06-16
   days on market $79,000 Active 33 DOM
4. 2026-06-15
   days on market $79,000 Active 32 DOM
5. 2026-06-13
   days on market $79,000 Active 30 DOM
6. 2026-06-13
   days on market $79,000 Active 29 DOM
7. 2026-06-09
   days on market $79,000 Active 26 DOM
8. 2026-06-08
   days on market $79,000 Active 25 DOM
9. 2026-06-07
   days on market $79,000 Active 24 DOM
10. 2026-06-04
    days on market $79,000 Active 21 DOM
11. 2026-06-03
    days on market $79,000 Active 20 DOM
12. 2026-06-02
    days on market $79,000 Active 19 DOM
13. 2026-06-01
    days on market $79,000 Active 18 DOM
14. 2026-05-31
    days on market $79,000 Active 17 DOM
15. 2026-05-11
    listed $79,000 Active 675-char remark
16. 2026-05-04
    historical
17. 2026-04-11
    status Active
18. 2026-03-11
    listed $85,000 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,109
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$3,129
• − Management: −$3,129
• − Depreciation: −$2,298
• Taxable income: $24,548
• Est. tax owed @ 24.0%: −$5,891
• After-tax cash flow: $18,453/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

Average 55/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathroom, which would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Moderate kitchen countertops — dated and in need of updating

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing the kitchen would increase both resale and rental value
• Both update bathroom fixtures — modernizing the bathroom would increase both resale and rental value
• Both paint interior walls — painting interior walls would improve the home's curb appeal and increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
kitchen countertops · dated and in need of updating	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing the kitchen would increase both resale and rental value ↑
• Both update bathroom fixtures — modernizing the bathroom would increase both resale and rental value ↑
• Both paint interior walls — painting interior walls would improve the home's curb appeal and increase both resale and rental value ↑

ⓘ 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

-7.1% since first listed

4 events — show timeline

• 2026-05-11 Listed $79,000 GPSMLS
• 2026-05-04 Listing Removed — CRMLS
• 2026-04-11 Relisted — CRMLS
• 2026-03-11 Listed $85,000 CRMLS