335 Via Don Benito · Cathedral City, CA 92234

$99,000

2 bd · 2.0 ba · 1,600 sqft · Manufactured · 224 Days on market

Built 1974 Good condition $62/sqft · 6% below area Est $105k · 6% under ↓ 6% 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
• ARV discount +10.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Golf Course Views + Huge Potential Inside Date Palm Country Club This 2-bedroom, 2-bath home sits right on the golf course in 55+ community of Date Palm Country Club in Cathedral City, offering wide-open views of the fairway that stretch east and west — the perfect setting for morning coffee or sunset evenings on the patio. Inside, you'll find over 1,600 sq. ft. of open living space with drywall throughout and all new dual-pane windows (except for the two sliding glass doors). The large kitchen island opens to the living room, creating an easy flow that also leads right out to the golf course patio. Both bathrooms feature updated tile showers, and the layout feels open and spacious. The home is in the middle of renovation, giving its next owner a head start with the major updates already done — just bring your flooring, paint, and finishing touches to make it your own. This is an ideal opportunity for a seasonal buyer, snowbird, or investor looking for a well-priced home in one of the desert's most desirable 55+ resort communities. Date Palm Country Club offers resort-style amenities including an 18-hole executive golf course, several pools and spas, pickleball and tennis courts, a dog park, fitness rooms, Nick's Bistro, and a lively social clubhouse. Quiet cul-de-sac location, north-facing patio, mature trees, and room to add value — this home checks all the boxes for affordable desert living with golf course views and resort-style comfort.

Key facts

• Large kitchen island
• Open living space
• Golf course views

Tags

• GOLF COURSE VIEWS
• OPEN LIVING SPACE
• NEW DUAL-PANE WINDOWS
• LARGE KITCHEN ISLAND
• UPDATED TILE SHOWERS
• RESORT-STYLE AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.6% 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; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% 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 $2,984/mo this rent would consume 49% 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 $684 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 3.01% ✓
• Cap rate: 26.57%
• Cash-on-cash: 72.42%
• DSCR: 4.22
• GRM: 2.8

CMA / ARV

• ARV (median comp): $105,260
• List price: $99,000
• Delta: -5.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
447 Paseo Perdido	0.04mi	2/2.0	1,590 (-1%)	1mo	$55,000	$35	97
337 Via Don Benito	0.07mi	2/2.0	1,608 (+0%)	0mo	$77,000	$48	96
309 Via Don Benito	0.24mi	2/2.0	1,560 (-2%)	0mo	$119,000	$76	84
318 Via Don Benito	0.17mi	2/2.0	1,536 (-4%)	2mo	$85,000	$55	84
443 Paseo Perdido	0.04mi	2/2.0	1,440 (-10%)	0mo	$65,000	$45	81
464 Cerritos Way	0.08mi	2/2.0	1,440 (-10%)	2mo	$95,000	$66	78
409 S Paseo Laredo	0.24mi	2/2.0	1,440 (-10%)	1mo	$58,000	$40	71
347 Via Don Benito	0.13mi	2/2.0	1,810 (+13%)	2mo	$142,500	$79	70
387 Avenida Andorra	0.20mi	2/3.0	1,800 (+12%)	1mo	$130,000	$72	65
98 N Paseo Laredo N	0.15mi	3/2.0 (+1)	1,808 (+13%)	2mo	$255,000	$141	65
229 Calle Leandro	0.57mi	2/2.0	1,440 (-10%)	3mo	$90,000	$63	54
67 Paseo Laredo North	0.65mi	2/2.0	1,440 (-10%)	1mo	$55,000	$38	52

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: 72.4%
• Equity multiple: 4.29×
• Total profit: $91,217
• Equity at exit: $14,761

10-year hold

• IRR: 76.3%
• Equity multiple: 8.92×
• Total profit: $219,544
• Equity at exit: $8,560

Cash invested: $27,720 (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: 2.8×

Monthly cashflow live

• Estimated rent: $2,984 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $1,673

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 39%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	43d	1	0.19mi
251 S Paseo Laredo Unit 251 Cathedral City, CA	1.0	2.0	1440	$2,550	$1.77	24d	1	0.19mi
250 S Paseo Laredo Cathedral City, CA	2.0	2.0	1600	$1,800	$1.12	12d	1	0.20mi
5 Chandra Ln Rancho Mirage, CA	3.0	2.0	2015	$4,000	$1.99	43d	1	0.32mi
37800 Da Vall Dr #12 Rancho Mirage, CA	2.0	2.0	1387	$2,400	$1.73	43d	1	0.47mi
22 Calle Escala Rancho Mirage, CA	3.0	2.5	2116	$3,800	$1.80	11d	1	0.53mi
70170 Sun Valley Dr Rancho Mirage, CA	2.0	2.0	1368	$3,800	$2.78	4d	1	0.55mi
23 Tennis Club Dr Rancho Mirage, CA	3.0	2.0	1899	$3,600	$1.90	24d	1	0.61mi
30 Tennis Club Dr Rancho Mirage, CA	3.0	2.0	1920	$3,500	$1.82	3d	1	0.62mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	43d	1	0.68mi
13 Tennis Club Dr Rancho Mirage, CA	3.0	3.0	2079	$4,500	$2.16	16d	1	0.70mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	43d	1	0.77mi
13 Vista Mirage Way Rancho Mirage, CA	3.0	2.0	2071	$3,700	$1.79	44d	1	0.77mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	43d	1	0.79mi
70100 Mirage Cove Dr #10 Rancho Mirage, CA	3.0	2.0	1570	$3,000	$1.91	43d	1	0.80mi
70451 Cobb Rd Rancho Mirage, CA	3.0	2.0	2148	$3,750	$1.75	43d	1	0.80mi
8 Mission Ct Rancho Mirage, CA	2.0	2.0	1540	$2,500	$1.62	18d	1	1.00mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	43d	1	1.03mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	43d	1	1.04mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	24d	1	1.05mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	12d	1	1.06mi
4 Saturn Cir Rancho Mirage, CA	3.0	2.0	1948	$4,400	$2.26	4d	1	1.09mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	20d	1	1.11mi
522 Desert West Dr Rancho Mirage, CA	2.0	2.0	1984	$4,500	$2.27	43d	1	1.12mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	43d	1	1.15mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	43d	1	1.15mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	4d	1	1.17mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	22d	1	1.18mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	43d	1	1.27mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	15d	1	1.27mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	18d	1	1.36mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	43d	1	1.37mi
40080 Via Buena Vista Rancho Mirage, CA	3.0	3.0	1848	$3,800	$2.06	24d	1	1.43mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	43d	1	1.44mi
714 Inverness Dr Rancho Mirage, CA	3.0	3.0	2227	$3,500	$1.57	43d	1	1.44mi

Listing history 16 events

1. 2026-06-18
   days on market $99,000 Active 224 DOM
2. 2026-06-17
   days on market $99,000 Active 223 DOM
3. 2026-06-16
   days on market $99,000 Active 222 DOM
4. 2026-06-15
   days on market $99,000 Active 221 DOM
5. 2026-06-13
   days on market $99,000 Active 219 DOM
6. 2026-06-13
   days on market $99,000 Active 218 DOM
7. 2026-06-09
   days on market $99,000 Active 215 DOM
8. 2026-06-08
   days on market $99,000 Active 214 DOM
9. 2026-06-07
   days on market $99,000 Active 213 DOM
10. 2026-06-04
    days on market $99,000 Active 210 DOM
11. 2026-06-03
    days on market $99,000 Active 209 DOM
12. 2026-06-02
    days on market $99,000 Active 208 DOM
13. 2026-06-01
    days on market $99,000 Active 207 DOM
14. 2026-05-31
    days on market $99,000 Active 206 DOM
15. 2026-02-14
    price $99,000 1483-char remark

    Show marketing remark (1483 chars)

    Golf Course Views + Huge Potential Inside Date Palm Country Club This 2-bedroom, 2-bath home sits right on the golf course in 55+ community of Date Palm Country Club in Cathedral City, offering wide-open views of the fairway that stretch east and west — the perfect setting for morning coffee or sunset evenings on the patio. Inside, you'll find over 1,600 sq. ft. of open living space with drywall throughout and all new dual-pane windows (except for the two sliding glass doors). The large kitchen island opens to the living room, creating an easy flow that also leads right out to the golf course patio. Both bathrooms feature updated tile showers, and the layout feels open and spacious. The home is in the middle of renovation, giving its next owner a head start with the major updates already done — just bring your flooring, paint, and finishing touches to make it your own. This is an ideal opportunity for a seasonal buyer, snowbird, or investor looking for a well-priced home in one of the desert's most desirable 55+ resort communities. Date Palm Country Club offers resort-style amenities including an 18-hole executive golf course, several pools and spas, pickleball and tennis courts, a dog park, fitness rooms, Nick's Bistro, and a lively social clubhouse. Quiet cul-de-sac location, north-facing patio, mature trees, and room to add value — this home checks all the boxes for affordable desert living with golf course views and resort-style comfort.

16. 2025-10-30
    listed $105,000 Active 1483-char remark

    Show marketing remark (1483 chars)

    Golf Course Views + Huge Potential Inside Date Palm Country Club This 2-bedroom, 2-bath home sits right on the golf course in 55+ community of Date Palm Country Club in Cathedral City, offering wide-open views of the fairway that stretch east and west — the perfect setting for morning coffee or sunset evenings on the patio. Inside, you'll find over 1,600 sq. ft. of open living space with drywall throughout and all new dual-pane windows (except for the two sliding glass doors). The large kitchen island opens to the living room, creating an easy flow that also leads right out to the golf course patio. Both bathrooms feature updated tile showers, and the layout feels open and spacious. The home is in the middle of renovation, giving its next owner a head start with the major updates already done — just bring your flooring, paint, and finishing touches to make it your own. This is an ideal opportunity for a seasonal buyer, snowbird, or investor looking for a well-priced home in one of the desert's most desirable 55+ resort communities. Date Palm Country Club offers resort-style amenities including an 18-hole executive golf course, several pools and spas, pickleball and tennis courts, a dog park, fitness rooms, Nick's Bistro, and a lively social clubhouse. Quiet cul-de-sac location, north-facing patio, mature trees, and room to add value — this home checks all the boxes for affordable desert living with golf course views and resort-style comfort.

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,805
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,864
• − Management: −$2,864
• − Depreciation: −$2,880
• Taxable income: $19,670
• Est. tax owed @ 24.0%: −$4,721
• After-tax cash flow: $15,355/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2-bedroom, 2-bath home in Date Palm Country Club offers golf course views and a spacious layout. The home is in good condition with modern updates and has the potential for further improvements to increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants.
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, attracting more buyers/tenants.
• Both Adding smart home features — Smart home features can increase convenience and attract tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Modern appliances can enhance the kitchen's functionality and attract more buyers/tenants.
• Both Upgrading the bathrooms with modern fixtures — Modern fixtures can enhance the bathrooms' functionality and attract more buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, attracting more buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase convenience and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can enhance the kitchen's functionality and attract more buyers/tenants. ↑
• Both Upgrading the bathrooms with modern fixtures — Modern fixtures can enhance the bathrooms' functionality and attract more buyers/tenants. ↑

ⓘ 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

-5.7% since first listed

2 events — show timeline

• 2026-02-14 Price Changed $99,000 GPSMLS
• 2025-10-30 Listed $105,000 GPSMLS