19 Garfield Dr · Cathedral City, CA 92234

$69,000

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 113 Days on market

Built 1983 $95/sqft · 47% above area Est $47k · 47% over ↓ 43% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make an offer on this renovated 2-bedroom, 1-bath home ready to move in home. All new kitchen, bathroom, flooring, and ceiling insulation. Includes 2 mini-splits, one in the living room and the bedroom. Oversized patio with an east-facing view. Side yard and space for a shed at the end of the rear yard. Carport behind the patio in the rear, which may accommodate 2 cars depending on the size. Vinyl flooring throughout. Each room features a design element, such as shiplap and floating shelves in the kitchen. The bathroom boasts a designer custom walk-in tile shower, Carrera marble vanity, and a custom mirror. Additional features include tall baseboards, Craftsman casing, and LED lighting. Located in a 55 and older community. Community amenities include a pool, hot tub, shuffleboard tournaments, ping-pong, pool table, and card table. Tramview is a 55+ senior community conveniently situated between Palm Springs, Rancho Mirage, and other desert cities, with the airport and train station nearby.

Key facts

• New kitchen
• New bathroom
• East-facing view

Tags

• NEW KITCHEN
• NEW BATHROOM
• OVERSIZED PATIO
• EAST-FACING VIEW
• 8-FOOT SIDE YARD
• POTENTIAL GARDEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.1% 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; 23 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $38k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.63% ✓
• Cap rate: 24.13%
• Cash-on-cash: 63.69%
• DSCR: 3.83
• GRM: 3.2

CMA / ARV

• ARV (median comp): $47,000
• List price: $69,000
• Delta: 46.81%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Harrison St	0.06mi	2/1.0	720 (-1%)	5mo	$47,000	$65	91
17 Arthur Dr	0.03mi	2/1.0	672 (-8%)	0mo	$23,000	$34	86
17 Hayes	0.04mi	1/1.0 (-1)	720 (-1%)	15mo	$55,000	$76	79
14 Hayes	0.06mi	2/1.0	784 (+8%)	7mo	$24,000	$31	78
9 Hayes	0.06mi	1/1.0 (-1)	700 (-4%)	14mo	$45,000	$64	74
14 Garfield Dr	0.04mi	2/2.0	820 (+13%)	1mo	$57,500	$70	72
58 Calle De Las Nubes	0.20mi	2/2.0	800 (+10%)	5mo	$110,000	$138	66
11 Mckinley St	0.11mi	1/1.0 (-1)	800 (+10%)	20mo	$38,000	$48	57
90 Calle De Espacio	0.31mi	2/2.0	800 (+10%)	16mo	$116,000	$145	52

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: 63.0%
• Equity multiple: 3.82×
• Total profit: $54,513
• Equity at exit: $10,288

10-year hold

• IRR: 67.5%
• Equity multiple: 7.89×
• Total profit: $133,154
• Equity at exit: $5,966

Cash invested: $19,320 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$362
• Tax from tax record: −$15 /mo · $181/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $1,025

Break-even live

Break-even rent $513

Max offer price $69,000

Occupancy floor 38%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36953 Bankside Dr Unit 5 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	2d	1	0.68mi
36953 Bankside Dr Unit A Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	24d	1	0.68mi
36953 Bankside Dr Unit 10 Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	22d	1	0.68mi
36957 Melrose Dr Unit C Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	24d	1	0.71mi
36957 Melrose Dr Unit 7 Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	22d	1	0.71mi
36947 Melrose Dr Unit D Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	22d	1	0.72mi
36947 Melrose Dr Unit 4 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	3d	1	0.72mi
36947 Melrose Dr Unit 4 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	24d	1	0.72mi
68365 Tahquitz Rd Unit 8 Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	3d	1	0.81mi
68365 Tahquitz Rd Unit 6 Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	22d	1	0.81mi
37112 Palo Verde Dr Unit 4 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	24d	1	0.84mi
37112 Palo Verde Dr Unit 4 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	3d	1	0.84mi
37112 Palo Verde Dr Unit 3 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	22d	1	0.84mi
37156 Palo Verde Dr Unit D Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	24d	1	0.86mi
37156 Palo Verde Dr Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	3d	1	0.86mi
37156 Palo Verde Dr Unit 5 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	22d	1	0.86mi
68460 Kings Rd Unit C Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	22d	1	0.86mi
68460 Kings Rd Unit 3 Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	3d	1	0.86mi
37111 Cathedral Canyon Dr Unit B Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	2d	1	0.86mi
37111 Cathedral Canyon Dr Unit 2 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	22d	1	0.86mi
37111 Cathedral Canyon Dr Unit A Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	24d	1	0.86mi
37700 Van Fleet St Unit 3 Cathedral City, CA	1.0	1.0	525	$1,395	$2.66	43d	1	1.26mi
38501 Bel Air Dr Cathedral City, CA	1.0	1.0	468	$1,600	$3.42	18d	1	1.47mi

Listing history 33 events

1. 2026-06-18
   days on market $69,000 Active 113 DOM
2. 2026-06-17
   days on market $69,000 Active 112 DOM
3. 2026-06-16
   days on market $69,000 Active 111 DOM
4. 2026-06-15
   days on market $69,000 Active 110 DOM
5. 2026-06-13
   days on market $69,000 Active 108 DOM
6. 2026-06-13
   days on market $69,000 Active 107 DOM
7. 2026-06-09
   days on market $69,000 Active 104 DOM
8. 2026-06-08
   days on market $69,000 Active 103 DOM
9. 2026-06-07
   pricedays on market $69,000 Active 102 DOM
10. 2026-06-04
    days on market $79,000 Active 99 DOM
11. 2026-06-03
    days on market $79,000 Active 98 DOM
12. 2026-06-02
    days on market $79,000 Active 97 DOM
13. 2026-06-01
    days on market $79,000 Active 96 DOM
14. 2026-05-31
    days on market $79,000 Active 95 DOM
15. 2026-04-25
    price $79,000 1004-char remark

    Show marketing remark (1004 chars)

    Make an offer on this renovated 2-bedroom, 1-bath home ready to move in home. All new kitchen, bathroom, flooring, and ceiling insulation. Includes 2 mini-splits, one in the living room and the bedroom. Oversized patio with an east-facing view. Side yard and space for a shed at the end of the rear yard. Carport behind the patio in the rear, which may accommodate 2 cars depending on the size. Vinyl flooring throughout. Each room features a design element, such as shiplap and floating shelves in the kitchen. The bathroom boasts a designer custom walk-in tile shower, Carrera marble vanity, and a custom mirror. Additional features include tall baseboards, Craftsman casing, and LED lighting. Located in a 55 and older community. Community amenities include a pool, hot tub, shuffleboard tournaments, ping-pong, pool table, and card table. Tramview is a 55+ senior community conveniently situated between Palm Springs, Rancho Mirage, and other desert cities, with the airport and train station nearby.

16. 2026-03-27
    price $85,000 1004-char remark

    Show marketing remark (1004 chars)

    Make an offer on this renovated 2-bedroom, 1-bath home ready to move in home. All new kitchen, bathroom, flooring, and ceiling insulation. Includes 2 mini-splits, one in the living room and the bedroom. Oversized patio with an east-facing view. Side yard and space for a shed at the end of the rear yard. Carport behind the patio in the rear, which may accommodate 2 cars depending on the size. Vinyl flooring throughout. Each room features a design element, such as shiplap and floating shelves in the kitchen. The bathroom boasts a designer custom walk-in tile shower, Carrera marble vanity, and a custom mirror. Additional features include tall baseboards, Craftsman casing, and LED lighting. Located in a 55 and older community. Community amenities include a pool, hot tub, shuffleboard tournaments, ping-pong, pool table, and card table. Tramview is a 55+ senior community conveniently situated between Palm Springs, Rancho Mirage, and other desert cities, with the airport and train station nearby.

17. 2026-03-13
    price $94,000 1004-char remark

    Show marketing remark (1004 chars)

    Make an offer on this renovated 2-bedroom, 1-bath home ready to move in home. All new kitchen, bathroom, flooring, and ceiling insulation. Includes 2 mini-splits, one in the living room and the bedroom. Oversized patio with an east-facing view. Side yard and space for a shed at the end of the rear yard. Carport behind the patio in the rear, which may accommodate 2 cars depending on the size. Vinyl flooring throughout. Each room features a design element, such as shiplap and floating shelves in the kitchen. The bathroom boasts a designer custom walk-in tile shower, Carrera marble vanity, and a custom mirror. Additional features include tall baseboards, Craftsman casing, and LED lighting. Located in a 55 and older community. Community amenities include a pool, hot tub, shuffleboard tournaments, ping-pong, pool table, and card table. Tramview is a 55+ senior community conveniently situated between Palm Springs, Rancho Mirage, and other desert cities, with the airport and train station nearby.

18. 2026-02-24
    listed $107,000 Active 1004-char remark

    Show marketing remark (1004 chars)

    Make an offer on this renovated 2-bedroom, 1-bath home ready to move in home. All new kitchen, bathroom, flooring, and ceiling insulation. Includes 2 mini-splits, one in the living room and the bedroom. Oversized patio with an east-facing view. Side yard and space for a shed at the end of the rear yard. Carport behind the patio in the rear, which may accommodate 2 cars depending on the size. Vinyl flooring throughout. Each room features a design element, such as shiplap and floating shelves in the kitchen. The bathroom boasts a designer custom walk-in tile shower, Carrera marble vanity, and a custom mirror. Additional features include tall baseboards, Craftsman casing, and LED lighting. Located in a 55 and older community. Community amenities include a pool, hot tub, shuffleboard tournaments, ping-pong, pool table, and card table. Tramview is a 55+ senior community conveniently situated between Palm Springs, Rancho Mirage, and other desert cities, with the airport and train station nearby.

19. 2025-03-15
    historical
20. 2025-02-28
    listed $119,000 Active
21. 2023-10-09
    listed Active
22. 2023-06-06
    price
23. 2023-06-06
    status Active
24. 2023-06-06
    price
25. 2023-05-24
    historical Backup Offers Accepted
26. 2023-05-12
    historical
27. 2023-05-11
    listed Active
28. 2023-04-28
    listed $129,000 Active
29. 2022-12-17
    historical
30. 2022-11-04
    price $135,900
31. 2022-09-15
    listed $138,000 Active
32. 2022-09-14
    historical
33. 2022-08-30
    listed $139,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $181 · $15/mo
• Projected year-2 tax: $524 · $44/mo
• Expected delta: +$344/yr (+$29/mo · 190.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 52% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 21 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: $21,738
• − Mortgage interest: −$3,865
• − Property taxes: −$181
• − Insurance: −$345
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$2,007
• Taxable income: $11,862
• Est. tax owed @ 24.0%: −$2,847
• After-tax cash flow: $9,458/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.

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

-43.2% since first listed

19 events — show timeline

• 2026-04-25 Price Changed $79,000 TheMLS
• 2026-03-27 Price Changed $85,000 TheMLS
• 2026-03-13 Price Changed $94,000 TheMLS
• 2026-02-24 Listed $107,000 TheMLS
• 2025-03-15 Listing Removed — CRMLS
• 2025-02-28 Listed $119,000 CRMLS
• 2023-10-09 Listed — TheMLS
• 2023-06-06 Price Changed — TheMLS
• 2023-06-06 Relisted — TheMLS
• 2023-06-06 Price Changed — TheMLS
• 2023-05-24 Contingent — TheMLS
• 2023-05-12 Listing Removed — CRMLS
• 2023-05-11 Listed — TheMLS
• 2023-04-28 Listed $129,000 CRMLS
• 2022-12-17 Listing Removed — CSMAR
• 2022-11-04 Price Changed $135,900 CSMAR
• 2022-09-15 Listed $138,000 CSMAR
• 2022-09-14 Listing Removed — CRMLS
• 2022-08-30 Listed $139,000 CRMLS

Property tax history

-3.8%/yr

Latest (2025): $181 · +18.5% YoY. Source: county tax records.