144 COYOTE Plan · Cathedral City, CA 92234

$174,995

3 bd · 2.0 ba · 1,664 sqft · Manufactured · 104 Days on market

Excellent condition $105/sqft · 90% above area

---

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 +7.5/15.0
• Condition / age +5.0/5.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Some AI-generated images are for illustrative purposes only. The actual home may vary. Introducing a brand-new 2026 Clayton Brown Eyed Girl home featuring 3 bedrooms and 2 bathrooms, with over 1,600 sq. ft. of living space. This beautiful home is situated on a corner lot at the end of a cul-de-sac within the desirable Royal Palms community in Cathedral City. Enjoy the convenience of all-new kitchen appliances, along with a powerful air conditioning system to keep you cool during the summer and a reliable furnace to keep you warm in the winter months. Royal Palms offers residents a wide range of resort-style amenities and activities, including pickleball and shuffleboard courts, a BBQ area, a 9-hole putt-putt course, a game room, and two fitness centers. Additional community features include covered RV storage, guest parking, a clubhouse with a full kitchen, a library, a spa, a sauna, three laundry facilities, and three dog parks for your furry companions. Conveniently located just 10 minutes from downtown Palm Springs and the upscale shopping and dining of El Paseo Drive in Palm Desert, the community also provides easy access to Highway 111, where you ll find a variety of shopping centers, restaurants, and entertainment options. Contact us today to schedule a private tour and see this stunning home for yourself!

Key facts

• Reliable furnace
• Pickleball courts
• Cul-de-sac

Tags

• CORNER LOT
• CUL-DE-SAC
• ALL-NEW KITCHEN APPLIANCES
• RELIABLE FURNACE
• RESORT-STYLE AMENITIES
• PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k. Condition is rated excellent.

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 $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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 lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $3,047/mo this rent would consume 50% 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

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 $159,245 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 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: 1.74% ✓
• Cap rate: 14.51%
• Cash-on-cash: 29.34%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (median comp): $92,070
• List price: $174,995
• Delta: 90.07%
• 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
314 Armenia Dr	0.26mi	2/2.0 (-1)	1,647 (-1%)	3mo	$169,900	$103	79
181 Zacharia Dr	0.25mi	2/2.0 (-1)	1,800 (+8%)	1mo	$117,000	$65	69
257 Wolf	0.09mi	2/2.0 (-1)	1,440 (-14%)	3mo	$75,000	$52	66
316 Little Deer	0.13mi	2/2.0 (-1)	1,440 (-14%)	5mo	$70,000	$49	62
24 Mesa View Dr	0.24mi	2/2.0 (-1)	1,440 (-14%)	2mo	$68,000	$47	59
162 Hilligoss Dr	0.41mi	2/2.0 (-1)	1,504 (-10%)	3mo	$66,000	$44	57
234 Settles Dr	0.45mi	2/2.0 (-1)	1,512 (-9%)	3mo	$117,000	$77	57
89 Armenia Dr	0.29mi	2/2.0 (-1)	1,416 (-15%)	3mo	$177,000	$125	54
244 Settles Dr	0.40mi	2/2.0 (-1)	1,440 (-14%)	1mo	$135,000	$94	53
12 Via Valverde	0.72mi	3/2.0	1,440 (-14%)	5mo	$120,000	$83	40
153 Estrada Way	0.75mi	2/2.0 (-1)	1,440 (-14%)	1mo	$46,500	$32	37
126 Via Valverde	0.72mi	2/2.0 (-1)	1,440 (-14%)	2mo	$179,500	$125	37

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: 24.0%
• Equity multiple: 1.99×
• Total profit: $48,675
• Equity at exit: $26,092

10-year hold

• IRR: 32.1%
• Equity multiple: 3.93×
• Total profit: $143,619
• Equity at exit: $15,130

Cash invested: $48,999 (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: 4.8×

Monthly cashflow live

• Estimated rent: $3,047 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $1,198

Break-even live

Break-even rent $1,531

Max offer price $174,995

Occupancy floor 56%

Sensitivity live

Price	-10% $1,319	-5% $1,259	+0% $1,198	+5% $1,138	+10% $1,077
Rent	-10% $957	-5% $1,078	+0% $1,198	+5% $1,319	+10% $1,439
Rate	-1.0pp $1,286	-0.5pp $1,243	base $1,198	+0.5pp $1,153	+1.0pp $1,107

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: $43,749
• Closing costs: $5,250
• 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	0.22mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	44d	1	0.22mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	18d	1	0.32mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	8d	1	0.32mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	22d	1	0.35mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	44d	1	0.36mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	3d	1	0.37mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	44d	1	0.40mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	21d	1	0.44mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	44d	1	0.48mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	44d	1	0.48mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	14d	1	0.49mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	11d	1	0.49mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	22d	1	0.49mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	44d	1	0.60mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	15d	1	0.60mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	25d	1	0.60mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	44d	1	0.65mi
33865 Cathedral Canyon Dr Cathedral City, CA	4.0	3.0	1714	$3,300	$1.93	25d	1	0.65mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	44d	1	0.70mi
33909 Navajo Trl Cathedral City, CA	4.0	2.0	1684	$3,400	$2.02	44d	1	0.72mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	44d	1	0.74mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	5d	1	0.74mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	44d	1	0.76mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	44d	1	0.77mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	44d	1	0.77mi
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	44d	1	0.77mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	44d	1	0.81mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	44d	1	0.81mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	44d	1	0.81mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	44d	1	0.82mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	25d	1	0.86mi
33411 Shifting Sands Trl Cathedral City, CA	4.0	2.0	1945	$3,350	$1.72	44d	1	1.03mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	25d	1	1.04mi
32790 Aurora Vista Rd Cathedral City, CA	3.0	3.0	2037	$3,300	$1.62	44d	1	1.05mi
6134 Arroyo Rd #6 Palm Springs, CA	4.0	2.5	1551	$3,500	$2.26	44d	1	1.13mi
13 Vista Mirage Way Rancho Mirage, CA	3.0	2.0	2071	$3,700	$1.79	45d	1	1.15mi
522 Desert West Dr Rancho Mirage, CA	2.0	2.0	1984	$4,500	$2.27	44d	1	1.22mi
32771 Whispering Palms Trl Cathedral City, CA	4.0	2.0	1600	$2,900	$1.81	44d	1	1.24mi
26 Pueblo Vista Dr Palm Springs, CA	3.0	2.0	1487	$3,200	$2.15	44d	1	1.25mi

Listing history 15 events

1. 2026-06-18
   days on market $174,995 Active 104 DOM
2. 2026-06-17
   days on market $174,995 Active 103 DOM
3. 2026-06-16
   days on market $174,995 Active 102 DOM
4. 2026-06-15
   days on market $174,995 Active 101 DOM
5. 2026-06-13
   days on market $174,995 Active 99 DOM
6. 2026-06-13
   days on market $174,995 Active 98 DOM
7. 2026-06-09
   days on market $174,995 Active 95 DOM
8. 2026-06-08
   days on market $174,995 Active 94 DOM
9. 2026-06-07
   days on market $174,995 Active 93 DOM
10. 2026-06-04
    days on market $174,995 Active 90 DOM
11. 2026-06-03
    days on market $174,995 Active 89 DOM
12. 2026-06-02
    days on market $174,995 Active 88 DOM
13. 2026-06-01
    days on market $174,995 Active 87 DOM
14. 2026-05-31
    days on market $174,995 Active 86 DOM
15. 2026-03-06
    listed $174,995 Active 1333-char remark

    Show marketing remark (1333 chars)

    Some AI-generated images are for illustrative purposes only. The actual home may vary. Introducing a brand-new 2026 Clayton Brown Eyed Girl home featuring 3 bedrooms and 2 bathrooms, with over 1,600 sq. ft. of living space. This beautiful home is situated on a corner lot at the end of a cul-de-sac within the desirable Royal Palms community in Cathedral City. Enjoy the convenience of all-new kitchen appliances, along with a powerful air conditioning system to keep you cool during the summer and a reliable furnace to keep you warm in the winter months. Royal Palms offers residents a wide range of resort-style amenities and activities, including pickleball and shuffleboard courts, a BBQ area, a 9-hole putt-putt course, a game room, and two fitness centers. Additional community features include covered RV storage, guest parking, a clubhouse with a full kitchen, a library, a spa, a sauna, three laundry facilities, and three dog parks for your furry companions. Conveniently located just 10 minutes from downtown Palm Springs and the upscale shopping and dining of El Paseo Drive in Palm Desert, the community also provides easy access to Highway 111, where you ll find a variety of shopping centers, restaurants, and entertainment options. Contact us today to schedule a private tour and see this stunning home for yourself!

ⓘ 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: $36,569
• − Mortgage interest: −$9,802
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,926
• − Management: −$2,926
• − Depreciation: −$5,091
• Taxable income: $12,325
• Est. tax owed @ 24.0%: −$2,958
• After-tax cash flow: $11,419/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 · 1 photo

Excellent 100/100 None rehab

This brand-new 2026 Clayton Brown Eyed Girl home in Cathedral City, CA, is move-in ready with all new appliances, HVAC, and landscaping. It offers a perfect blend of comfort and modern amenities.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Add a smart home system — Improves convenience and adds value
• Both Install smart thermostat — Saves energy and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add a smart home system — Improves convenience and adds value ↑
• Both Install smart thermostat — Saves energy and adds 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

1 event — show timeline

• 2026-03-06 Listed $174,995 Zillow