1306 Via Playa · Cathedral City, CA 92234

$149,900

2 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 27 Days on market

Built 2005 Est $155k · at est. ↓ 32% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.9/15.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 55+ Gated Community with panoramic views of surrounding mountains, One of the largest homes & located in the newest section at Desert Sands Mobile Home Park. Double wide with 2 car garage. Spacious living room/den, family room. The dining room area & Kitchen have laminate flooring. Ceiling Fans thru-out. Light & bright with lots of windows. .. The master bedroom is wall-to wall glass windows looking out to the greens. Lush large side yard with lots of privacy your own little paradise in your backyard. French doors that lead to a covered patio back patio area or go thru garage, it's perfect for entertaining. Master bath having dual sinks and an oversized shower.

Key facts

• Gated community
• Laminate flooring
• Panoramic views

Tags

• GATED COMMUNITY
• PANORAMIC VIEWS
• LAMINATE FLOORING
• WALL-TO-WALL GLASS WINDOWS
• LUSH LARGE SIDE YARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.4% 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); 529 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 43% 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $49k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $147,651 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.75% ✓
• Cap rate: 15.45%
• Cash-on-cash: 32.70%
• DSCR: 2.45
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $154,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1333 Via Palmera	0.04mi	2/2.0	1,368 (0%)	3mo	$205,000	$150	95
1306 Via Playa	0.00mi	3/2.0 (+1)	1,368 (0%)	1mo	$149,900	$110	94
1311 Via Playa	0.03mi	2/2.0	1,368 (0%)	6mo	$210,000	$154	94
1213 Via Yolo	0.18mi	2/2.0	1,432 (+5%)	1mo	$150,000	$105	83
1089 Via Verde	0.23mi	2/2.0	1,440 (+5%)	1mo	$80,000	$56	80
1014 Via Grande	0.29mi	2/2.0	1,360 (-1%)	9mo	$208,000	$153	78
1002 Via Grande	0.27mi	2/2.0	1,440 (+5%)	1mo	$85,000	$59	77
1220 Via Yolo	0.19mi	2/2.0	1,280 (-6%)	7mo	$145,000	$113	75
1184 Via Fresno	0.13mi	2/2.0	1,544 (+13%)	8mo	$199,900	$129	65
1058 Via Grande	0.13mi	2/2.0	1,536 (+12%)	11mo	$120,000	$78	64
1211 VíA Yolo	0.17mi	2/2.0	1,512 (+10%)	13mo	$168,000	$111	64
1210 Via Yolo	0.17mi	2/2.0	1,550 (+13%)	14mo	$230,000	$148	59

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: 28.0%
• Equity multiple: 2.17×
• Total profit: $49,097
• Equity at exit: $22,351

10-year hold

• IRR: 35.6%
• Equity multiple: 4.31×
• Total profit: $138,819
• Equity at exit: $12,961

Cash invested: $41,972 (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: 529
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,619 high
• Mortgage (P&I): −$786
• Tax from tax record: −$77 /mo · $923/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $1,144

Break-even live

Break-even rent $1,172

Max offer price $149,900

Occupancy floor 51%

Sensitivity live

Price	-10% $1,228	-5% $1,186	+0% $1,144	+5% $1,101	+10% $1,059
Rent	-10% $937	-5% $1,040	+0% $1,144	+5% $1,247	+10% $1,350
Rate	-1.0pp $1,219	-0.5pp $1,182	base $1,144	+0.5pp $1,105	+1.0pp $1,065

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69150 San Susanna Ave Cathedral City, CA	3.0	2.0	1290	$2,700	$2.09	0d	1	0.42mi
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	45d	1	0.52mi
32150 Aurora Vista Rd Cathedral City, CA	2.0	1.0	1100	$2,195	$2.00	45d	1	0.57mi
32150 Aurora Vista Rd Unit C Cathedral City, CA	2.0	1.0	1100	$2,395	$2.18	45d	1	0.57mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	45d	1	0.79mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	45d	1	0.80mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	19d	1	0.83mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	23d	1	0.83mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	25d	1	0.85mi
69275 Kemper Ct Cathedral City, CA	3.0	2.0	1386	$3,850	$2.78	45d	1	0.90mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	45d	1	0.93mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	45d	1	0.93mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	4d	1	0.94mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	45d	1	0.95mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	45d	1	0.97mi
192 Via San Lucia Rancho Mirage, CA	3.0	2.0	1843	$4,175	$2.27	45d	1	0.99mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	19d	1	1.01mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	19d	1	1.13mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	25d	1	1.17mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	6d	1	1.18mi
30356 Avenida del Padre Cathedral City, CA	3.0	2.0	1697	$2,995	$1.76	45d	1	1.19mi
31121 Avenida El Mundo Cathedral City, CA	3.0	2.0	1302	$3,000	$2.30	45d	1	1.19mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	9d	1	1.20mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	25d	1	1.21mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	23d	1	1.23mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	14d	1	1.23mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	12d	1	1.23mi
30375 Avenida Alvera Cathedral City, CA	3.0	2.0	1665	$3,500	$2.10	45d	1	1.27mi
31115 Whispering Palms Trl Cathedral City, CA	3.0	2.0	1870	$3,800	$2.03	45d	1	1.28mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	16d	1	1.28mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	45d	1	1.28mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	23d	1	1.31mi
30125 Avenida Juarez Unit 30127 Cathedral City, CA	3.0	2.0	1000	$2,499	$2.50	16d	1	1.34mi
68185 Alcita Rd Cathedral City, CA	2.0	2.0	975	$1,895	$1.94	3d	1	1.37mi
31200 Landau Blvd Cathedral City, CA	2.0–3.0	2.0	1016	$2,300	$2.26	45d	3	1.37mi
31200 Landau Blvd Cathedral City, CA	2.0–3.0	2.0	1016	$2,195	$2.16	14d	4	1.37mi
31520 Landau Blvd Unit 3 Cathedral City, CA	1.0	1.0	950	$1,650	$1.74	0d	1	1.38mi
68145 Alcita Rd Cathedral City, CA	3.0	2.0	1347	$2,600	$1.93	6d	1	1.41mi
68845 Durango Rd Cathedral City, CA	3.0	2.5	1626	$3,375	$2.08	45d	1	1.43mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	45d	1	1.45mi

Listing history 13 events

1. 2026-04-17
   status Pending
2. 2026-03-21
   historical
3. 2026-02-18
   price $177,000
4. 2026-01-06
   price $185,000
5. 2025-09-22
   listed $199,000 Active
6. 2025-09-20
   historical
7. 2025-08-03
   price $205,000
8. 2025-07-29
   status Active
9. 2025-07-18
   status Pending
10. 2025-06-03
    price $230,000
11. 2025-03-21
    listed $149,900 Active
12. 2025-03-19
    price $249,000
13. 2025-02-19
    listed $259,000 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: $923 · $77/mo
• Projected year-2 tax: $1,139 · $95/mo
• Expected delta: +$216/yr (+$18/mo · 23.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $31,429
• − Mortgage interest: −$8,397
• − Property taxes: −$923
• − Insurance: −$750
• − Repairs & maintenance: −$2,514
• − Management: −$2,514
• − Depreciation: −$4,361
• Taxable income: $11,970
• Est. tax owed @ 24.0%: −$2,873
• After-tax cash flow: $10,850/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

-31.7% since first listed

13 events — show timeline

• 2026-04-17 Pending — GPSMLS
• 2026-03-21 Listing Removed — GPSMLS
• 2026-02-18 Price Changed $177,000 GPSMLS
• 2026-01-06 Price Changed $185,000 GPSMLS
• 2025-09-22 Listed $199,000 GPSMLS
• 2025-09-20 Listing Removed — GPSMLS
• 2025-08-03 Price Changed $205,000 GPSMLS
• 2025-07-29 Relisted — GPSMLS
• 2025-07-18 Pending — GPSMLS
• 2025-06-03 Price Changed $230,000 GPSMLS
• 2025-03-21 Listed $149,900 GPSMLS
• 2025-03-19 Price Changed $249,000 GPSMLS
• 2025-02-19 Listed $259,000 GPSMLS

Property tax history

-1.5%/yr

Latest (2025): $923 · +1.2% YoY. Source: county tax records.