86 Via Minorca · Cathedral City, CA 92234

$106,999

3 bd · 2.0 ba · 1,800 sqft · Manufactured public records · 48 Days on market

Built 1972 $59/sqft · 14% above area Est $94k · 14% over ↓ 14% 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 +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your golf course retreat! This spacious triple-wide home sits on a quiet cul-de-sac with stunning mountain views, ponds with fountains, and direct golf course frontage. The water-conserving landscaping features palm trees, cactus, and a ruby red grapefruit tree for your enjoyment. Enter through the front door into a 600-square-foot bonus room with A/C—perfect for a game room, office, or additional living space. Proceed into the home where you’ll find hardwood floors, tile, and ceiling fans throughout. Large living spaces provide plenty of natural light. The home features 2 bedrooms and 2 bathrooms, including one ensuite. The kitchen comes with appliances, along with a

Key facts

• 2 parking spots
• Community pool
• Built 1972

Property features AI

Finance

• Other: Manager approval required
• Financial info: Land lease in effect (current amount provided separately)
• HOA & community: Date Palm Country Club park; Senior community; Association provides: grounds maintenance, sewer, trash, utilities, gas, electricity, water; Community amenities include: clubhouse, billiard room, dog park, golf, pool, spa, banquet facilities, gym/exercise room, pickleball, tennis, meeting room, guard/onsite property management; Pets permitted with rules; size/weight limits apply; Onsite property management and guarded entry

Exterior

• Parking: Carport; One carport space plus one uncovered space (2 total parking spaces); RV parking available with fee
• Security: Guarded community; Onsite resident manager; Automatic gate
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Model: ELEGANTE; Mobile home remains on site; 36' x 60' mobile dimensions; Faces south; Turnkey condition
• Construction: Tar/gravel roof; Built according to assessor records; Single-story
• Exterior features: Open patio; In-ground community pool; Patio present; Landscaped yard; Front yard and back yard; Located on a golf course; Lot is level/flat; Two sheds

Interior

• Kitchen: Corian counters; Microwave; Refrigerator; Portable dishwasher; Freezer
• Bedrooms: Primary bedroom (main level); All bedrooms on one level
• Bathrooms: Two full bathrooms; Bathtub; Shower-in-tub
• Heating & cooling: Central cooling (gas and electric)
• Interior features: Partially furnished; Dry bar; Drapes/curtains; One-level living; Entry on main level; Two exterior access exits
• Laundry & utility: Washer included; Dryer included; Utility room / laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $107k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $107k).
• Recommended offer: $104k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.9% 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $3,375/mo this rent would consume 55% 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 $740 of loan paydown is wiped out by about $3k 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 $30k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $103,789 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.15% ✓
• Cap rate: 27.90%
• Cash-on-cash: 77.17%
• DSCR: 4.43
• GRM: 2.6

CMA / ARV

• ARV (median comp): $93,805
• List price: $106,999
• Delta: 14.07%
• 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
150 Estrada Way	0.21mi	2/2.0 (-1)	1,752 (-3%)	12mo	$85,000	$49	71
154 Estrada Way	0.26mi	4/4.5 (+1)	1,836 (+2%)	2mo	$58,000	$32	68
98 N Paseo Laredo N	0.72mi	3/2.0	1,808 (+0%)	2mo	$255,000	$141	64
531 Paseo Perdido	0.60mi	4/3.0 (+1)	1,810 (+1%)	5mo	$249,900	$138	58
451 Paseo Perdido	0.54mi	2/2.0 (-1)	1,680 (-7%)	3mo	$112,000	$67	56
425 S Paseo Laredo	0.37mi	3/2.0	1,584 (-12%)	10mo	$191,000	$121	54
474 Calle Madrigal	0.54mi	3/2.0	2,040 (+13%)	8mo	$85,000	$42	46
492 Calle Madrigal	0.62mi	3/2.0	1,620 (-10%)	11mo	$183,000	$113	46
447 Paseo Perdido	0.63mi	2/2.0 (-1)	1,590 (-12%)	1mo	$55,000	$35	45
337 Via Don Benito	0.71mi	2/2.0 (-1)	1,608 (-11%)	0mo	$77,000	$48	44
282 Avenida Andorra	0.73mi	3/2.0	1,660 (-8%)	12mo	$168,500	$102	43
379 Avenida Andorra	0.73mi	2/2.0 (-1)	1,640 (-9%)	6mo	$120,000	$73	41

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: 77.4%
• Equity multiple: 4.54×
• Total profit: $106,177
• Equity at exit: $15,954

10-year hold

• IRR: 81.1%
• Equity multiple: 9.47×
• Total profit: $253,766
• Equity at exit: $9,251

Cash invested: $29,960 (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: 2.6×

Monthly cashflow live

• Estimated rent: $3,375 high
• Mortgage (P&I): −$561
• Tax est. 1.5%: −$134 /mo · $1,605/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $1,927

Break-even live

Break-even rent $936

Max offer price $106,999

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	43d	1	0.24mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	43d	1	0.25mi
250 S Paseo Laredo Cathedral City, CA	2.0	2.0	1600	$1,800	$1.12	12d	1	0.39mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	43d	1	0.41mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	20d	1	0.53mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	21d	1	0.62mi
13 Vista Mirage Way Rancho Mirage, CA	3.0	2.0	2071	$3,700	$1.79	44d	1	0.67mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	14d	1	0.68mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	43d	1	0.68mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	43d	1	0.73mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	43d	1	0.76mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	17d	1	0.81mi
5 Chandra Ln Rancho Mirage, CA	3.0	2.0	2015	$4,000	$1.99	43d	1	0.85mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	43d	1	0.86mi
41 Lincoln Pl Rancho Mirage, CA	3.0	3.0	2272	$4,900	$2.16	43d	1	0.88mi
507 Desert West Dr Rancho Mirage, CA	3.0	2.0	2265	$8,500	$3.75	43d	1	0.88mi
9 Loch Ness Lake Ct Rancho Mirage, CA	4.0	4.5	2373	$5,000	$2.11	43d	1	0.88mi
69940 Los Cocos Ct Rancho Mirage, CA	3.0	3.0	2367	$2,900	$1.23	43d	1	0.89mi
37640 Los Cocos Dr E Rancho Mirage, CA	3.0	2.5	2275	$3,000	$1.32	24d	1	0.90mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	43d	1	0.92mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	43d	1	0.93mi
22 Calle Escala Rancho Mirage, CA	3.0	2.5	2116	$3,800	$1.80	10d	1	0.95mi
522 Desert West Dr Rancho Mirage, CA	2.0	2.0	1984	$4,500	$2.27	43d	1	0.96mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	2d	1	1.00mi
70170 Sun Valley Dr Rancho Mirage, CA	2.0	2.0	1368	$3,800	$2.78	4d	1	1.00mi
37800 Da Vall Dr #12 Rancho Mirage, CA	2.0	2.0	1387	$2,400	$1.73	43d	1	1.03mi
8 Mission Ct Rancho Mirage, CA	2.0	2.0	1540	$2,500	$1.62	18d	1	1.04mi
70181 Chappel Rd Rancho Mirage, CA	4.0	3.0	2000	$5,900	$2.95	43d	1	1.05mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	24d	1	1.06mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	12d	1	1.08mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	43d	1	1.08mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	43d	1	1.09mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	43d	1	1.10mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	7d	1	1.15mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	4d	1	1.15mi
37641 Peacock Cir Rancho Mirage, CA	3.0	3.0	2395	$6,500	$2.71	24d	1	1.16mi
23 Tennis Club Dr Rancho Mirage, CA	3.0	2.0	1899	$3,600	$1.90	24d	1	1.19mi
30 Tennis Club Dr Rancho Mirage, CA	3.0	2.0	1920	$3,500	$1.82	2d	1	1.21mi
70451 Cobb Rd Rancho Mirage, CA	3.0	2.0	2148	$3,750	$1.75	43d	1	1.22mi
13 Tennis Club Dr Rancho Mirage, CA	3.0	3.0	2079	$4,500	$2.16	16d	1	1.27mi

Listing history 27 events

1. 2026-06-18
   days on market $106,999 Active 48 DOM
2. 2026-06-17
   days on market $106,999 Active 47 DOM
3. 2026-06-16
   days on market $106,999 Active 46 DOM
4. 2026-06-15
   days on market $106,999 Active 45 DOM
5. 2026-06-13
   days on market $106,999 Active 43 DOM
6. 2026-06-13
   days on market $106,999 Active 42 DOM
7. 2026-06-09
   days on market $106,999 Active 39 DOM
8. 2026-06-08
   days on market $106,999 Active 38 DOM
9. 2026-06-07
   days on market $106,999 Active 37 DOM
10. 2026-06-04
    days on market $106,999 Active 34 DOM
11. 2026-06-03
    days on market $106,999 Active 33 DOM
12. 2026-06-02
    days on market $106,999 Active 32 DOM
13. 2026-06-01
    days on market $106,999 Active 31 DOM
14. 2026-05-31
    days on market $106,999 Active 30 DOM
15. 2026-05-01
    listed $106,999 Active 1721-char remark
16. 2025-09-19
    price $129,000
17. 2025-08-19
    listed $149,000 Active
18. 2025-02-15
    historical
19. 2025-01-29
    price $154,900
20. 2025-01-20
    listed $159,900 Active
21. 2024-12-01
    historical
22. 2024-05-30
    listed $199,900 Active
23. 2024-05-29
    historical
24. 2023-02-27
    soldstatus $105,000 Closed
25. 2023-01-26
    historical Active Under Contract
26. 2023-01-06
    price $115,000
27. 2022-11-18
    listed $125,000 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: $40,499
• − Mortgage interest: −$5,994
• − Property taxes: −$1,605
• − Insurance: −$535
• − Repairs & maintenance: −$3,240
• − Management: −$3,240
• − Depreciation: −$3,113
• Taxable income: $22,773
• Est. tax owed @ 24.0%: −$5,466
• After-tax cash flow: $17,655/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

-14.4% since first listed

13 events — show timeline

• 2026-05-01 Listed $106,999 CRMLS
• 2025-09-19 Price Changed $129,000 CRMLS
• 2025-08-19 Listed $149,000 CRMLS
• 2025-02-15 Listing Removed — CRMLS
• 2025-01-29 Price Changed $154,900 CRMLS
• 2025-01-20 Listed $159,900 CRMLS
• 2024-12-01 Listing Removed — GPSMLS
• 2024-05-30 Listed $199,900 GPSMLS
• 2024-05-29 Coming Soon — GPSMLS
• 2023-02-27 Sold (MLS) $105,000 GPSMLS
• 2023-01-26 Contingent — GPSMLS
• 2023-01-06 Price Changed $115,000 GPSMLS
• 2022-11-18 Listed $125,000 GPSMLS

Property tax history

-9.0%/yr

Latest (2025): $135 · -0.9% YoY. Source: county tax records.