30608 Avenida Maravilla · Cathedral City, CA 92234

$475,000

3 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 44 Days on market

Built 1990 7,405 sqft lot Est $506k · 6% under

---

Why this score? — see what drove the D 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 +14.1/30.0
• ARV discount +10.2/15.0
• DSCR +4.3/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover your charming new home, priced to sell and located in the heart of Cathedral City. This lovely home is close to shopping, dining, and the 10 freeway. Inside, you'll find a cozy kitchen nook, a large dining area, a comfortable family room, and a welcoming living room with high ceilings and fresh paint throughout, perfect for relaxing or having friends over. With three roomy bedrooms and a fenced backyard for privacy, this move-in-ready home is waiting for your personal touch. Make it yours today!

Key facts

• Living room
• Dining area
• Family room

Tags

• KITCHEN NOOK
• DINING AREA
• FAMILY ROOM
• LIVING ROOM
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $71 ($848/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 $384k (19.1% below list).
• Recommended offer: $384k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.1% in Cathedral City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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+, amenities D-, cost of living F.
• 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.
• Zoned schools: Landau Elementary (608 students, 98% FRL); James Workman Middle (1,028 students, 99% FRL); Rancho Mirage High (math 15% / reading 38%, grade F, #804 of 1,170 statewide, top 69%, 1,491 students, 97% FRL) — zoned schools average 98% FRL vs 73% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 529 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $3,840/mo this rent would consume 63% 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 $14k 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 44 days — a 3% lower offer ($461k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; list at $475k implies a 313% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $384,039 (19.1% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $505,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30608 Avenida Maravilla	0.00mi	3/2.0	1,600 (0%)	1mo	$473,000	$296	100
68492 Alcita	0.11mi	3/2.0	1,598 (-0%)	1mo	$327,500	$205	94
68474 Alcita Rd	0.11mi	3/2.0	1,598 (-0%)	3mo	$300,000	$188	92
30805 Avenida Alvera	0.15mi	3/2.0	1,665 (+4%)	3mo	$539,000	$324	84
30356 Avenida Juarez	0.26mi	3/2.0	1,666 (+4%)	0mo	$505,000	$303	80
68395 Perlita Rd	0.23mi	3/3.0	1,646 (+3%)	3mo	$505,000	$307	78
68220 Mccallum Way	0.37mi	3/2.0	1,501 (-6%)	3mo	$475,000	$316	70
30320 Travis Ave	0.57mi	3/2.0	1,523 (-5%)	2mo	$490,000	$322	64
67897 Pamela Ln	0.61mi	3/3.0	1,734 (+8%)	2mo	$640,000	$369	52
68810 Hermosillo Rd	0.61mi	4/3.0 (+1)	1,743 (+9%)	1mo	$729,900	$419	47
69205 Kemper Ct	0.66mi	3/2.0	1,386 (-13%)	2mo	$480,000	$346	45
31920 Avenida El Mundo	0.65mi	3/2.0	1,392 (-13%)	4mo	$350,000	$251	45

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-71,754
• Equity at exit: $70,824

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-53,735
• Equity at exit: $41,069

Cash invested: $133,000 (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: 529
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,840 high
• Mortgage (P&I): −$2,491
• Tax from tax record: −$274 /mo · $3,292/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$806
• Net cashflow: $71

Break-even live

Break-even rent $3,751

Max offer price $475,000

Occupancy floor 93%

Sensitivity live

Price	-10% $340	-5% $205	+0% $71	+5% $-64	+10% $-198
Rent	-10% $-233	-5% $-81	+0% $71	+5% $222	+10% $374
Rate	-1.0pp $310	-0.5pp $192	base $71	+0.5pp $-52	+1.0pp $-178

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68315 Modalo Rd Cathedral City, CA	4.0	3.0	1743	$6,500	$3.73	45d	1	0.18mi
30375 Avenida Alvera Cathedral City, CA	3.0	2.0	1665	$3,500	$2.10	45d	1	0.19mi
68425 Verano Rd Cathedral City, CA	2.0	1.0	1906	$3,800	$1.99	45d	1	0.23mi
30925 Avenida Juarez Cathedral City, CA	3.0	2.0	1905	$3,600	$1.89	45d	1	0.26mi
31121 Avenida El Mundo Cathedral City, CA	3.0	2.0	1302	$3,000	$2.30	45d	1	0.29mi
30125 Avenida Juarez Unit 30125 Cathedral City, CA	4.0	3.0	1735	$2,999	$1.73	17d	1	0.32mi
68145 Vega Rd Cathedral City, CA	4.0	3.0	1743	$6,500	$3.73	45d	1	0.34mi
68160 Modalo Rd Unit 68160 Cathedral City, CA	4.0	3.0	1735	$2,999	$1.73	17d	1	0.35mi
31115 Whispering Palms Trl Cathedral City, CA	3.0	2.0	1870	$3,800	$2.03	45d	1	0.36mi
68145 Alcita Rd Cathedral City, CA	3.0	2.0	1347	$2,600	$1.93	7d	1	0.37mi
68347 Descanso Cir Cathedral City, CA	3.0	2.0	2017	$3,700	$1.83	45d	1	0.39mi
30356 Avenida del Padre Cathedral City, CA	3.0	2.0	1697	$2,995	$1.76	45d	1	0.39mi
68412 Descanso Cir Cathedral City, CA	3.0	2.0	1871	$3,200	$1.71	16d	1	0.43mi
31200 Landau Blvd Cathedral City, CA	2.0–3.0	2.0	1016	$2,600	$2.56	14d	4	0.47mi
31200 Landau Blvd Cathedral City, CA	2.0–3.0	2.0	1016	$2,800	$2.76	45d	3	0.47mi
68845 Durango Rd Cathedral City, CA	3.0	2.5	1626	$3,375	$2.08	45d	1	0.47mi
31325 Avenida La Gaviota Cathedral City, CA	4.0	2.0	1906	$3,900	$2.05	45d	1	0.51mi
30595 Sierra Pl Cathedral City, CA	4.0	2.0	2130	$3,000	$1.41	45d	1	0.59mi
67857 30th Ave Cathedral City, CA	3.0	2.0	1523	$3,500	$2.30	17d	1	0.64mi
68705 Tortuga Rd Cathedral City, CA	3.0	2.0	1248	$3,600	$2.88	45d	1	0.64mi
29899 E Trancas Dr Cathedral City, CA	2.0	2.0	1690	$4,000	$2.37	45d	1	0.66mi
68640 Tortuga Rd Cathedral City, CA	3.0	2.5	2034	$3,200	$1.57	45d	1	0.68mi
69275 Kemper Ct Cathedral City, CA	3.0	2.0	1386	$3,850	$2.78	45d	1	0.71mi
29500 Landau Blvd Unit B Cathedral City, CA	3.0	3.0	1800	$1,300	$0.72	1d	1	0.72mi
29756 Sandy Ct Cathedral City, CA	3.0	3.0	1732	$4,900	$2.83	45d	1	0.77mi
29521 E Trancas Dr Cathedral City, CA	2.0	3.0	1576	$5,500	$3.49	45d	1	0.78mi
29777 Sandy Ct Cathedral City, CA	3.0	3.0	1841	$5,000	$2.72	45d	1	0.79mi
32150 Aurora Vista Rd Unit C Cathedral City, CA	2.0	1.0	1100	$2,395	$2.18	45d	1	0.80mi
32150 Aurora Vista Rd Cathedral City, CA	2.0	1.0	1100	$2,195	$2.00	45d	1	0.80mi
29576 Sandy Ct Cathedral City, CA	3.0	2.0	1503	$5,000	$3.33	45d	1	0.82mi
68125 Alva Ct Cathedral City, CA	3.0	2.0	1544	$3,200	$2.07	45d	1	0.82mi
68725 Tachevah Dr Cathedral City, CA	3.0	3.0	1822	$4,500	$2.47	45d	1	0.84mi
68640 Tachevah Dr Cathedral City, CA	3.0	2.0	1290	$3,200	$2.48	26d	1	0.84mi
68640 Tachevah Dr Cathedral City, CA	3.0	2.0	1290	$3,200	$2.48	14d	1	0.84mi
29869 W Laguna Dr Cathedral City, CA	2.0	3.0	1604	$5,700	$3.55	45d	1	0.85mi
29704 W Trancas Dr Cathedral City, CA	2.0	2.5	1425	$6,000	$4.21	45d	1	0.85mi
69150 San Susanna Ave Cathedral City, CA	3.0	2.0	1290	$2,700	$2.09	1d	1	0.86mi
68900 Lozano Ct Cathedral City, CA	4.0	3.0	2216	$3,000	$1.35	45d	1	0.87mi
29631 W Trancas Dr Cathedral City, CA	2.0	2.5	1533	$6,300	$4.11	45d	1	0.90mi
67727 S Natoma Dr Cathedral City, CA	2.0	3.0	1425	$4,500	$3.16	45d	1	0.92mi

Listing history 3 events

1. 2026-04-15
   status Pending
2. 2026-03-02
   listed $475,000 Active
3. 1991-09-30
   soldstatus $115,000

ⓘ 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: $3,292 · $274/mo
• Projected year-2 tax: $3,610 · $301/mo
• Expected delta: +$318/yr (+$26/mo · 9.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥113°F today · 17 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: $46,085
• − Mortgage interest: −$26,607
• − Property taxes: −$3,292
• − Insurance: −$2,375
• − Repairs & maintenance: −$3,687
• − Management: −$3,687
• − Depreciation: −$13,818
• Taxable loss: −$7,382
• Est. tax savings @ 24.0%: +$1,772
• After-tax cash flow: $2,620/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

+313.0% since first listed

3 events — show timeline

• 2026-04-15 Pending — GPSMLS
• 2026-03-02 Listed $475,000 GPSMLS
• 1991-09-30 Sold (Public Records) $115,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $3,292 · +0.2% YoY. Source: county tax records.