88 Dunes Cir · Cathedral City, CA 92234

$129,999

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 73 Days on market

Built 1973 $90/sqft · 45% above area Est $90k · 45% over

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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

Welcome to this beautifully updated 3-bedroom, 2-bath mobile home offering 1,440 sq. ft. of comfortable living in a desirable 55+ community, ideally located close to shops, dining, and local amenities. Freshly painted with a charming stucco exterior, the home boasts a bright, open floorplan that seamlessly connects the kitchen and living areas, perfect for everyday living and entertaining. The spacious primary suite features an ensuite bathroom, while a second bedroom enjoys direct access to the hall bath, creating a flexible layout. One of the bedrooms is ideal for a home office, adding versatility to the space. The kitchen shines with solid-surface countertops and flows into the living area for a modern, airy feel. Each bedroom and the living room are equipped with efficient mini-split systems for personalized comfort. A brand-new patio welcomes you at the entrance, and the convenience continues with an in-unit washer and dryer. Enjoy your own private driveway with a covered carport, offering ease of parking and additional shade. This move-in ready home blends functionality, comfort, and location into one incredible package within a peaceful age-restricted community. Space rent is approximately $825 per month (buyer to verify with park management).

Key facts

• Open floorplan
• Mini-split systems
• Stucco exterior

Tags

• STUCCO EXTERIOR
• OPEN FLOORPLAN
• ENSUITE BATHROOM
• HOME OFFICE
• SOLID-SURFACE COUNTERTOPS
• MINI-SPLIT SYSTEMS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

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 ($3k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 45% 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 $899 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago 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 $122,199 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.10% ✓
• Cap rate: 17.91%
• Cash-on-cash: 41.48%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (median comp): $89,654
• List price: $129,999
• Delta: 45.00%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
257 Wolf	0.09mi	2/2.0	1,440 (0%)	3mo	$75,000	$52	94
24 Mesa View Dr	0.11mi	2/2.0	1,440 (0%)	2mo	$68,000	$47	93
392 Standing Bear	0.24mi	2/2.0	1,368 (-5%)	2mo	$113,000	$83	78
244 Settles Dr	0.52mi	2/2.0	1,440 (0%)	1mo	$135,000	$94	75
89 Armenia Dr	0.42mi	2/2.0	1,416 (-2%)	3mo	$177,000	$125	75
153 Estrada Way	0.65mi	2/2.0	1,440 (0%)	1mo	$46,500	$32	69
126 Via Valverde	0.62mi	2/2.0	1,440 (0%)	2mo	$179,500	$125	69
35 N Paseo Laredo	0.65mi	2/2.0	1,440 (0%)	4mo	$157,000	$109	66
67 Paseo Laredo North	0.71mi	2/2.0	1,440 (0%)	1mo	$55,000	$38	66
162 Hilligoss Dr	0.54mi	2/2.0	1,504 (+4%)	3mo	$66,000	$44	64
234 Settles Dr	0.58mi	2/2.0	1,512 (+5%)	3mo	$117,000	$77	63
314 Armenia Dr	0.39mi	2/2.0	1,647 (+14%)	3mo	$169,900	$103	56

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: 38.3%
• Equity multiple: 2.64×
• Total profit: $59,710
• Equity at exit: $19,383

10-year hold

• IRR: 44.9%
• Equity multiple: 5.34×
• Total profit: $157,836
• Equity at exit: $11,240

Cash invested: $36,400 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,730 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $1,258

Break-even live

Break-even rent $1,137

Max offer price $129,999

Occupancy floor 49%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	15d	1	0.19mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	44d	1	0.19mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	22d	1	0.21mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	18d	1	0.23mi
35615 Paseo Circulo E Cathedral City, CA	1.0	2.0	1029	$2,250	$2.19	44d	1	0.33mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	3d	1	0.35mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	20d	1	0.40mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	44d	1	0.42mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	8d	1	0.45mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	44d	1	0.48mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	44d	1	0.48mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	44d	1	0.48mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	22d	1	0.62mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	11d	1	0.62mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	13d	1	0.62mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	44d	1	0.65mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	44d	1	0.68mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	44d	1	0.69mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	44d	1	0.69mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	18d	1	0.71mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	44d	1	0.73mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	15d	1	0.73mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	44d	1	0.74mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	24d	1	0.74mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	18d	1	0.77mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	22d	1	0.77mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	24d	1	0.80mi
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	44d	1	0.83mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	4d	1	0.88mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	44d	1	0.93mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	44d	1	0.93mi
250 S Paseo Laredo Cathedral City, CA	2.0	2.0	1600	$1,800	$1.12	13d	1	1.13mi
251 S Paseo Laredo Unit 251 Cathedral City, CA	1.0	2.0	1440	$2,550	$1.77	24d	1	1.15mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	44d	1	1.15mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	24d	1	1.17mi
68695 F St Cathedral City, CA	3.0	2.5	896	$2,500	$2.79	44d	1	1.32mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	13d	1	1.35mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	24d	1	1.35mi
26 Pueblo Vista Dr Palm Springs, CA	3.0	2.0	1487	$3,200	$2.15	44d	1	1.36mi
8 Mission Ct Rancho Mirage, CA	2.0	2.0	1540	$2,500	$1.62	18d	1	1.37mi

Listing history 10 events

1. 2026-03-06
   listed $129,999 Active 1270-char remark

   Show marketing remark (1270 chars)

   Welcome to this beautifully updated 3-bedroom, 2-bath mobile home offering 1,440 sq. ft. of comfortable living in a desirable 55+ community, ideally located close to shops, dining, and local amenities. Freshly painted with a charming stucco exterior, the home boasts a bright, open floorplan that seamlessly connects the kitchen and living areas, perfect for everyday living and entertaining. The spacious primary suite features an ensuite bathroom, while a second bedroom enjoys direct access to the hall bath, creating a flexible layout. One of the bedrooms is ideal for a home office, adding versatility to the space. The kitchen shines with solid-surface countertops and flows into the living area for a modern, airy feel. Each bedroom and the living room are equipped with efficient mini-split systems for personalized comfort. A brand-new patio welcomes you at the entrance, and the convenience continues with an in-unit washer and dryer. Enjoy your own private driveway with a covered carport, offering ease of parking and additional shade. This move-in ready home blends functionality, comfort, and location into one incredible package within a peaceful age-restricted community. Space rent is approximately $825 per month (buyer to verify with park management).

2. 2026-03-01
   historical
3. 2025-11-26
   price $129,999
4. 2025-09-14
   listed $139,000 Active
5. 2025-08-29
   historical
6. 2025-07-28
   historical
7. 2025-07-28
   listed $149,000 Active
8. 2025-06-20
   listed $149,000 Active
9. 2009-11-29
   historical
10. 2009-07-28
    listed $47,500 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: $32,757
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$2,621
• − Management: −$2,621
• − Depreciation: −$3,782
• Taxable income: $13,852
• Est. tax owed @ 24.0%: −$3,324
• After-tax cash flow: $11,773/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

+173.7% since first listed

10 events — show timeline

• 2026-03-06 Listed $129,999 GPSMLS
• 2026-03-01 Listing Removed — GPSMLS
• 2025-11-26 Price Changed $129,999 GPSMLS
• 2025-09-14 Listed $139,000 GPSMLS
• 2025-08-29 Listing Removed — GPSMLS
• 2025-07-28 Listing Removed — GPSMLS
• 2025-07-28 Listed $149,000 GPSMLS
• 2025-06-20 Listed $149,000 GPSMLS
• 2009-11-29 Listing Removed — GPSMLS
• 2009-07-28 Listed $47,500 GPSMLS

Property tax history

-4.1%/yr

Latest (2025): $87 · -0.3% YoY. Source: county tax records.