69801 Ramon #223 · Cathedral City, CA 92234

$159,900

1 bd · 1.0 ba · 600 sqft · Manufactured · 113 Days on market

Built 1990 1,742 sqft lot $266/sqft · 20% above area Est $133k · 20% over $455/mo HOA · 24% of rent

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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 +16.7/30.0
• 1% rule +7.0/10.0
• DSCR +5.2/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss one the best properties in in the highly sought after 55+ Seasonal Living "Desert Shadows RV Resort"! You Own Land! Grant Deed Lot with Water, Cable/Internet, Trash, and common area included in HOA! This unit is remodeled and spacious. Steps to the pool, jacuzzi and facilities! Form and Function. This is a MUST SEE! High Ceilings in the California Room, Large Dining Area, Spacious Kitchen with Dishwasher, Office Nook Area, Fully Furnished! Amazing amenities in this fabulous oasis! Washer and Dryer too! 2 large & well-maintained clubhouses plus 3 additional satellite clubhouses, An indoor pool with a large spa and sauna, An olympic-length (unofficial width) lap pool, A total of 6 pools, 5 spas and 3 saunas, Sunken, lighted tennis courts, 8 Pickle-ball courts, An indoor shuffleboard pavilion, 16,000-square foot San Jacinto room with floating hardwood dance floor, and a professional stage, plus a large kitchen, A 3,000-square foot “Our Gang” party room and lounge with a giant fireplace and kitchen, A huge party terrace with mountain views, A fully equipped fitness center, A dance studio, Library, Billiards room, Horseshoe pits, Several laundries, restrooms and bath facilities, Card & hobby rooms with Pottery Kiln, A putting green, Organized fitness activities, Daily activities including dances, dinners and entertainment, Wi-Fi and wired broadband Internet access. Close to everything!

Key facts

• Remodeled
• Fitness center
• Dance studio

Tags

• REMODELED
• LARGE KITCHEN
• FITNESS CENTER
• DANCE STUDIO
• BILLIARDS ROOM
• PUTTING GREEN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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+, 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: Sunny Sands Elementary (721 students, 98% FRL); Nellie N. Coffman Middle (953 students, 98% FRL); Cathedral City High (math 25% / reading 61%, grade F, #460 of 1,170 statewide, top 40%, 1,395 students, 98% 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; 2 comparable units currently listed for rent nearby; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 31% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $160k implies a 764% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 7.0

CMA / ARV

• ARV (median comp): $133,003
• List price: $159,900
• Delta: 20.22%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69801 Ramon #93	0.04mi	1/1.0	600 (0%)	1mo	$165,000	$275	98
69801 Ramon #319	0.14mi	1/1.0	600 (0%)	1mo	$150,000	$250	93
69801 Ramon Rd #343	0.13mi	1/1.0	600 (0%)	1mo	$119,000	$198	93
69801 Ramon Rd #365	0.15mi	1/1.0	600 (0%)	5mo	$110,000	$183	89
69801 Ramon Rd #369	0.13mi	1/1.0	600 (0%)	6mo	$153,000	$255	89
69801 Ramon Rd #4	0.16mi	1/1.0	600 (0%)	7mo	$135,000	$225	87
69801 Ramon Rd #94	0.03mi	1/1.0	600 (0%)	17mo	$117,000	$195	85
69801 Ramon Rd #15	0.13mi	2/1.0 (+1)	600 (0%)	8mo	$130,000	$217	83
69801 Ramon Rd #36	0.10mi	1/1.0	600 (0%)	20mo	$117,000	$195	79
69801 Ramon Rd #236	0.08mi	2/1.0 (+1)	600 (0%)	18mo	$195,000	$325	76
69801 Ramon Rd #19	0.15mi	2/1.0 (+1)	600 (0%)	21mo	$135,000	$225	70

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-18,886
• Equity at exit: $23,842

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-5,592
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,914 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$67
• HOA: −$455
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $100

Break-even live

Break-even rent $1,787

Max offer price $159,900

Occupancy floor 90%

Sensitivity live

Price	-10% $191	-5% $145	+0% $100	+5% $55	+10% $10
Rent	-10% $-51	-5% $25	+0% $100	+5% $176	+10% $251
Rate	-1.0pp $181	-0.5pp $141	base $100	+0.5pp $59	+1.0pp $17

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69801 Ramon Rd #115 Cathedral City, CA	1.0	1.0	600	$1,600	$2.67	16d	1	0.05mi
32200 Cathedral Canyon Dr #31 Cathedral City, CA	1.0	1.0	740	$1,550	$2.09	26d	1	1.18mi

HOA detail

• Monthly dues: $455 · $5,460/yr
• Likely covers: watertrashinternetcablepoolgym

Listing history 17 events

1. 2026-06-21
   days on market $159,900 Active 113 DOM
2. 2026-06-18
   days on market $159,900 Active 110 DOM
3. 2026-06-17
   days on market $159,900 Active 109 DOM
4. 2026-06-16
   days on market $159,900 Active 108 DOM
5. 2026-06-15
   days on market $159,900 Active 107 DOM
6. 2026-06-13
   days on market $159,900 Active 105 DOM
7. 2026-06-13
   days on market $159,900 Active 104 DOM
8. 2026-06-09
   days on market $159,900 Active 101 DOM
9. 2026-06-08
   days on market $159,900 Active 100 DOM
10. 2026-06-07
    days on market $159,900 Active 99 DOM
11. 2026-06-04
    days on market $159,900 Active 96 DOM
12. 2026-06-03
    days on market $159,900 Active 95 DOM
13. 2026-06-02
    days on market $159,900 Active 94 DOM
14. 2026-06-01
    days on market $159,900 Active 93 DOM
15. 2026-05-31
    days on market $159,900 Active 92 DOM
16. 2026-02-28
    listed $159,900 Active 1448-char remark

    Show marketing remark (1448 chars)

    Don't miss one the best properties in in the highly sought after 55+ Seasonal Living "Desert Shadows RV Resort"! You Own Land! Grant Deed Lot with Water, Cable/Internet, Trash, and common area included in HOA! This unit is remodeled and spacious. Steps to the pool, jacuzzi and facilities! Form and Function. This is a MUST SEE! High Ceilings in the California Room, Large Dining Area, Spacious Kitchen with Dishwasher, Office Nook Area, Fully Furnished! Amazing amenities in this fabulous oasis! Washer and Dryer too! 2 large & well-maintained clubhouses plus 3 additional satellite clubhouses, An indoor pool with a large spa and sauna, An olympic-length (unofficial width) lap pool, A total of 6 pools, 5 spas and 3 saunas, Sunken, lighted tennis courts, 8 Pickle-ball courts, An indoor shuffleboard pavilion, 16,000-square foot San Jacinto room with floating hardwood dance floor, and a professional stage, plus a large kitchen, A 3,000-square foot “Our Gang” party room and lounge with a giant fireplace and kitchen, A huge party terrace with mountain views, A fully equipped fitness center, A dance studio, Library, Billiards room, Horseshoe pits, Several laundries, restrooms and bath facilities, Card & hobby rooms with Pottery Kiln, A putting green, Organized fitness activities, Daily activities including dances, dinners and entertainment, Wi-Fi and wired broadband Internet access. Close to everything!

17. 1999-03-01
    soldstatus $18,500

ⓘ 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: $622 · $52/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$593/yr (+$49/mo · 95.4%)

ⓘ 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 · 16 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: $22,970
• − Mortgage interest: −$8,957
• − Property taxes: −$622
• − Insurance: −$800
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − HOA: −$5,460
• − Depreciation: −$4,652
• Taxable loss: −$1,195
• Est. tax savings @ 24.0%: +$287
• After-tax cash flow: $1,489/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

+764.3% since first listed

2 events — show timeline

• 2026-02-28 Listed $159,900 CRMLS
• 1999-03-01 Sold (Public Records) $18,500 Public Records

Property tax history

+1.1%/yr

Latest (2014): $622 · -1.7% YoY. Source: county tax records.