68155 Bella Vis · Cathedral City, CA 92234

$365,000

2 bd · 2.0 ba · 1,012 sqft · SingleFamily public records · 25 Days on market

Built 1985 8,276 sqft lot Est $364k · at est.

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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 +21.7/30.0
• ARV discount +7.4/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• 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

Must be an all cash buyer or hard money loan, property will not qualify for a new loan because the pool has not had water in it for 20 years. Fixer, trust sale , This two bedroom, two bath, two car garage property has a block wall, RV parking on the side with gate. Covered patio the entire length of the back of the house with an oversized pool that has been empty for years, not operational. A large backyard has room to create your own resort with mountain views. Sold 'as is' at this price, this is a trust sale.

Key facts

• Rv parking
• Large backyard
• Covered patio

Tags

• RV PARKING
• COVERED PATIO
• OVERSIZED POOL
• LARGE BACKYARD
• MOUNTAIN VIEWS

Property features AI

Finance

• Other: Fee simple ownership; Directions: use your GPS; Cross street: La Paz; Disclosures: none
• Financial info: Accepts conventional and cash offers; Possession: close plus 2 days; Will not consider lease
• HOA & community: No monthly association fee; Not in a gated community

Exterior

• Parking: Attached garage; Two garage spaces; Two additional covered spaces; Two uncovered/assigned spaces; Garage door opener; Total of six parking spaces
• Security: No security features
• Utilities: Sewer connected on bond (unknown status); Not a PUD
• Home design: Spanish-style single family residence; Detached property; One story (ground level); Tile roof; Property listed as fixer condition
• Construction: Stucco exterior; Slab foundation; Year built per assessor
• Exterior features: Covered patio; Back yard; Yard; Street is public; Block fencing; Private in-ground pool; Mountain views; No security features listed

Interior

• Kitchen: Ceramic counters
• Bedrooms: Two master bedrooms
• Flooring: Carpet; Spanish tile; Terrazzo
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating with forced air; Natural gas heating; Central air conditioning
• Interior features: Unfurnished; Great room
• Laundry & utility: Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $359k (1.5% below list).
• Recommended offer: $359k (1.5% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 $3,595/mo this rent would consume 59% 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 $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($360k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $365k implies a 576% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $359,496 (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: 0.98% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $364,320
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
68225 Santelmo Rd	0.11mi	2/2.0	1,038 (+3%)	14mo	$433,000	$417	79
67750 Vista Chino	0.54mi	2/2.0	1,126 (+11%)	19mo	$388,000	$345	40
68815 Concepcion Rd	0.66mi	2/1.0	1,152 (+14%)	12mo	$415,000	$360	32

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-22,561
• Equity at exit: $54,423

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $29,455
• Equity at exit: $31,559

Cash invested: $102,200 (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: 8.5×

Monthly cashflow live

• Estimated rent: $3,595 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$210 /mo · $2,525/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$755
• Net cashflow: $563

Break-even live

Break-even rent $2,882

Max offer price $365,000

Occupancy floor 79%

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28763 E Portales Dr Cathedral City, CA	2.0	2.0	984	$4,200	$4.27	8d	1	0.21mi
68325 Peladora Rd Cathedral City, CA	3.0	2.0	1320	$3,199	$2.42	14d	1	0.23mi
29199 E Portales Dr Unit 702 Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	44d	1	0.25mi
28868 Isleta Ct Unit 702 Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	24d	1	0.28mi
28868 Isleta Ct Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	44d	1	0.28mi
28827 Isleta Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	44d	1	0.33mi
67847 N Portales Dr Unit 288 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	44d	1	0.44mi
29118 Desert Princess Dr Unit 702 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	44d	1	0.45mi
28964 Desert Princess Dr Cathedral City, CA	2.0	2.0	1177	$2,700	$2.29	44d	1	0.45mi
28914 Desert Princess Dr Unit 702 Palm Springs, CA	2.0	2.0	1212	$4,200	$3.47	24d	1	0.46mi
28984 Desert Princess Dr Unit 702 Cathedral City, CA	1.0	2.0	851	$3,400	$4.00	44d	1	0.46mi
67821 N Portales Dr Unit 251 Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	24d	1	0.47mi
67821 N Portales Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	44d	1	0.47mi
67727 S Natoma Dr Cathedral City, CA	2.0	3.0	1425	$4,500	$3.16	44d	1	0.50mi
28859 Desert Princess Dr Cathedral City, CA	3.0	2.0	1285	$3,700	$2.88	44d	1	0.51mi
67665 Lagos Way Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	44d	1	0.52mi
68080 Risueno Rd Cathedral City, CA	2.0	1.0	800	$2,200	$2.75	15d	1	0.52mi
68640 Tachevah Dr Cathedral City, CA	3.0	2.0	1290	$3,200	$2.48	24d	1	0.53mi
68640 Tachevah Dr Cathedral City, CA	3.0	2.0	1290	$3,200	$2.48	13d	1	0.53mi
28602 Taos Ct Cathedral City, CA	2.0	2.0	1212	$4,000	$3.30	44d	1	0.54mi
28656 Taos Ct Cathedral City, CA	2.0	2.0	1177	$2,200	$1.87	44d	1	0.54mi
28464 Taos Ct Cathedral City, CA	2.0	2.0	1212	$2,100	$1.73	24d	1	0.54mi
28764 Taos Ct Cathedral City, CA	2.0	2.0	1177	$4,400	$3.74	44d	1	0.56mi
28477 Taos Ct Cathedral City, CA	2.0	2.0	1212	$4,000	$3.30	44d	1	0.58mi
67595 Lagos Way Cathedral City, CA	3.0	3.0	1285	$3,500	$2.72	44d	1	0.60mi
67765 Ovante Rd Cathedral City, CA	3.0	2.0	1446	$2,699	$1.87	14d	1	0.62mi
29704 W Trancas Dr Cathedral City, CA	2.0	2.5	1425	$6,000	$4.21	44d	1	0.63mi
67552 N Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	44d	1	0.64mi
28920 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	44d	1	0.64mi
68705 Tortuga Rd Cathedral City, CA	3.0	2.0	1248	$3,600	$2.88	44d	1	0.66mi
67553 N Portales Dr Unit 288 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	24d	1	0.67mi
67553 N Portales Dr Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	44d	1	0.67mi
29017 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$2,395	$2.03	44d	1	0.68mi
67463 Toltec Ct Cathedral City, CA	1.0	2.0	851	$3,500	$4.11	44d	1	0.71mi
67444 Toltec Ct Cathedral City, CA	2.0	2.0	1212	$3,000	$2.48	3d	1	0.75mi
28455 Avenida La Vis Unit B Cathedral City, CA	2.0	2.0	1100	$1,995	$1.81	44d	1	0.76mi
29170 W Laguna Dr Cathedral City, CA	2.0	3.0	1425	$6,000	$4.21	44d	1	0.80mi
68160 Modalo Rd Unit 68162 Cathedral City, CA	3.0	2.0	1000	$2,499	$2.50	15d	1	0.83mi
67328 Cumbres Ct Unit 702 Cathedral City, CA	1.0	2.0	851	$3,400	$4.00	44d	1	0.85mi
67320 Cumbres Ct Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	44d	1	0.86mi

Listing history 8 events

1. 2026-05-19
   status Pending
2. 2026-05-02
   historical Active Under Contract
3. 2026-04-30
   price $365,000
4. 2026-04-30
   status Active
5. 2026-04-28
   status Pending
6. 2026-04-20
   listed $385,000 Active
7. 1985-04-09
   soldstatus $54,000
8. 1984-04-03
   soldstatus $7,000

ⓘ 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: $2,525 · $210/mo
• Projected year-2 tax: $2,774 · $231/mo
• Expected delta: +$249/yr (+$21/mo · 9.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥113°F today · 16 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: $43,140
• − Mortgage interest: −$20,446
• − Property taxes: −$2,525
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,451
• − Management: −$3,451
• − Depreciation: −$10,618
• Taxable income: $823
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $6,563/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

+5114.3% since first listed

8 events — show timeline

• 2026-05-19 Pending — GPSMLS
• 2026-05-02 Contingent — GPSMLS
• 2026-04-30 Price Changed $365,000 GPSMLS
• 2026-04-30 Relisted — GPSMLS
• 2026-04-28 Pending — GPSMLS
• 2026-04-20 Listed $385,000 GPSMLS
• 1985-04-09 Sold (Public Records) $54,000 Public Records
• 1984-04-03 Sold (Public Records) $7,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,525 · +1.1% YoY. Source: county tax records.