138 Hester Dr · Cathedral City, CA 92234

$69,900

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 69 Days on market

Built 1985 48 ac lot $83/sqft · at area comps Est $73k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.4/15.0
• 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 MLS

Welcome to 138 Hester Dr. , where sunshine, comfort, and easy desert living come together. This beautifully updated home is light, bright, and thoughtfully designed, offering the perfect blend of style, function, and affordability. From the moment you arrive, you'll notice the pride of ownership with tasteful upgrades throughout, including updated flooring, fresh paint, and modern appliances. The layout is both practical and inviting, featuring two spacious bedrooms on opposite ends for added privacy and an open-concept kitchen, dining, and living area at the center. Step outside and imagine creating your own private outdoor retreat, whether it's a cozy patio lounge or an inviting space to enjoy warm desert evenings under the stars, while the two-car carport and storage shed provide added convenience. Located on a quiet street within The Canyon, a desirable gated 55+ community, residents enjoy a vibrant lifestyle with amenities including two pools and spas, tennis and pickleball courts, a fitness center, billiards room, library, craft room, and a beautifully appointed clubhouse for social gatherings. Ideally situated near the clubhouse and just minutes from Palm Springs Airport, shopping, and dining, this home is perfect for full-time living or a desert getaway. Come experience the lifestyle, community, and value--138 Hester Dr. is your opportunity to enjoy desert living at its finest. (Buyer must obtain park approval with a minimum 750 credit score and income requirements. One pet up to 20 lbs permitted. Buyer and Buyer's agent to verify space rent, square footage, and all details of the home.

Key facts

• 47.76 acre lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.1% 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 at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 34% 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $70k implies a 180% gain — meaningful room to come down on a strong offer.

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 $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.94% ✓
• Cap rate: 27.09%
• Cash-on-cash: 74.26%
• DSCR: 4.30
• GRM: 2.8

CMA / ARV

• ARV (median comp): $73,000
• List price: $69,900
• Delta: -4.25%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 Settles Dr	0.07mi	2/2.0	840 (0%)	11mo	$68,500	$82	88
174 Coyote	0.41mi	2/2.0	880 (+5%)	6mo	$70,000	$80	68
110 Coyote	0.35mi	2/2.0	880 (+5%)	10mo	$85,000	$97	67
99 Coyote	0.40mi	2/1.0	841 (+0%)	16mo	$37,000	$44	64
20 Sand Crk	0.30mi	2/1.0	806 (-4%)	17mo	$82,500	$102	61
454 Little Deer	0.28mi	2/1.0	960 (+14%)	2mo	$56,000	$58	58
231 Settles Dr	0.10mi	2/2.0	960 (+14%)	17mo	$40,000	$42	58
253 Standing Bear	0.43mi	2/2.0	928 (+10%)	12mo	$105,000	$113	52
162 Coyote	0.36mi	2/1.5	960 (+14%)	11mo	$41,000	$43	48
80 Sand Crk	0.31mi	2/2.0	960 (+14%)	17mo	$95,000	$99	47
169 Coyote	0.39mi	1/1.0 (-1)	764 (-9%)	16mo	$51,500	$67	44

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: 74.3%
• Equity multiple: 4.39×
• Total profit: $66,257
• Equity at exit: $10,422

10-year hold

• IRR: 78.1%
• Equity multiple: 9.12×
• Total profit: $158,860
• Equity at exit: $6,044

Cash invested: $19,572 (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: $2,057 high
• Mortgage (P&I): −$367
• Tax from tax record: −$18 /mo · $221/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $1,211

Break-even live

Break-even rent $524

Max offer price $69,900

Occupancy floor 36%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	43d	1	0.43mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	43d	1	0.43mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	43d	1	0.47mi
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	43d	1	0.49mi
35615 Paseo Circulo E Cathedral City, CA	1.0	2.0	1029	$2,250	$2.19	43d	1	0.78mi
33030 Shifting Sands Trl Apt 4 Cathedral City, CA	2.0	1.0	821	$1,599	$1.95	24d	1	0.78mi
32585 Cielo Vista Rd Cathedral City, CA	2.0	2.0	840	$2,000	$2.38	24d	1	0.81mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	18d	1	0.90mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	21d	1	0.90mi
32425 Rancho Vista Dr Unit A Cathedral City, CA	2.0	1.0	754	$1,950	$2.59	7d	1	0.90mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	18d	1	0.94mi
32200 Cathedral Canyon Dr #31 Cathedral City, CA	1.0	1.0	740	$1,550	$2.09	24d	1	1.03mi
32150 Aurora Vista Rd Unit C Cathedral City, CA	2.0	1.0	1100	$2,395	$2.18	43d	1	1.04mi
32150 Aurora Vista Rd Cathedral City, CA	2.0	1.0	1100	$2,195	$2.00	43d	1	1.04mi
2010 Lawrence Crossley Rd Unit 8 Palm Springs, CA	2.0	1.5	993	$1,895	$1.91	14d	1	1.05mi
Lawrence Crossley Rd Unit 62 Palm Springs, CA	2.0	2.0	885	$2,100	$2.37	43d	1	1.36mi
2700 Lawrence Crossley Rd #18 Palm Springs, CA	2.0	2.0	885	$2,050	$2.32	18d	1	1.37mi
2700 Lawrence Crossley Rd Unit B15 Palm Springs, CA	2.0	2.0	885	$1,950	$2.20	43d	1	1.37mi
69801 Ramon Rd #115 Cathedral City, CA	1.0	1.0	600	$1,600	$2.67	15d	1	1.39mi
2800 Lawrence Crossley Rd Palm Springs, CA	2.0	2.0	905	$2,022	$2.23	43d	1	1.42mi
36947 Melrose Dr Unit 4 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	24d	1	1.45mi
36947 Melrose Dr Unit D Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	21d	1	1.45mi
36947 Melrose Dr Unit 4 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	3d	1	1.45mi
36957 Melrose Dr Unit C Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	24d	1	1.45mi
36957 Melrose Dr Unit 7 Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	21d	1	1.45mi
36953 Bankside Dr Unit 10 Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	21d	1	1.46mi
36953 Bankside Dr Unit 5 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	2d	1	1.46mi
36953 Bankside Dr Unit A Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	24d	1	1.46mi
37111 Cathedral Canyon Dr Unit A Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	24d	1	1.47mi
37111 Cathedral Canyon Dr Unit 2 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	21d	1	1.47mi
37111 Cathedral Canyon Dr Unit B Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	2d	1	1.47mi
37112 Palo Verde Dr Unit 3 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	21d	1	1.48mi
37112 Palo Verde Dr Unit 4 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	24d	1	1.48mi
37112 Palo Verde Dr Unit 4 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	3d	1	1.48mi
5301 E Waverly Dr Palm Springs, CA	1.0–2.0	2.0	933	$2,300	$2.47	18d	2	1.48mi
5301 E Waverly Dr Palm Springs, CA	1.0–2.0	2.0	933	$2,300	$2.47	15d	2	1.48mi
5300 E Waverly Dr Palm Springs, CA	1.0–2.0	1.5–2.0	768	$1,900	$2.47	24d	2	1.49mi
68460 Kings Rd Unit C Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	21d	1	1.49mi
68460 Kings Rd Unit 3 Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	3d	1	1.49mi
37156 Palo Verde Dr Unit 5 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	21d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $69,900 Active 69 DOM
2. 2026-06-17
   days on market $69,900 Active 68 DOM
3. 2026-06-16
   days on market $69,900 Active 67 DOM
4. 2026-06-15
   days on market $69,900 Active 66 DOM
5. 2026-06-13
   days on market $69,900 Active 64 DOM
6. 2026-06-13
   days on market $69,900 Active 63 DOM
7. 2026-06-09
   days on market $69,900 Active 60 DOM
8. 2026-06-08
   days on market $69,900 Active 59 DOM
9. 2026-06-07
   days on market $69,900 Active 58 DOM
10. 2026-06-04
    days on market $69,900 Active 55 DOM
11. 2026-06-03
    days on market $69,900 Active 54 DOM
12. 2026-06-02
    days on market $69,900 Active 53 DOM
13. 2026-06-01
    days on market $69,900 Active 52 DOM
14. 2026-05-31
    days on market $69,900 Active 51 DOM
15. 2026-05-06
    price $69,900 1621-char remark

    Show marketing remark (1621 chars)

    Welcome to 138 Hester Dr. , where sunshine, comfort, and easy desert living come together. This beautifully updated home is light, bright, and thoughtfully designed, offering the perfect blend of style, function, and affordability. From the moment you arrive, you'll notice the pride of ownership with tasteful upgrades throughout, including updated flooring, fresh paint, and modern appliances. The layout is both practical and inviting, featuring two spacious bedrooms on opposite ends for added privacy and an open-concept kitchen, dining, and living area at the center. Step outside and imagine creating your own private outdoor retreat, whether it's a cozy patio lounge or an inviting space to enjoy warm desert evenings under the stars, while the two-car carport and storage shed provide added convenience. Located on a quiet street within The Canyon, a desirable gated 55+ community, residents enjoy a vibrant lifestyle with amenities including two pools and spas, tennis and pickleball courts, a fitness center, billiards room, library, craft room, and a beautifully appointed clubhouse for social gatherings. Ideally situated near the clubhouse and just minutes from Palm Springs Airport, shopping, and dining, this home is perfect for full-time living or a desert getaway. Come experience the lifestyle, community, and value--138 Hester Dr. is your opportunity to enjoy desert living at its finest. (Buyer must obtain park approval with a minimum 750 credit score and income requirements. One pet up to 20 lbs permitted. Buyer and Buyer's agent to verify space rent, square footage, and all details of the home.

16. 2026-04-10
    listed $79,900 Active 1621-char remark

    Show marketing remark (1621 chars)

    Welcome to 138 Hester Dr. , where sunshine, comfort, and easy desert living come together. This beautifully updated home is light, bright, and thoughtfully designed, offering the perfect blend of style, function, and affordability. From the moment you arrive, you'll notice the pride of ownership with tasteful upgrades throughout, including updated flooring, fresh paint, and modern appliances. The layout is both practical and inviting, featuring two spacious bedrooms on opposite ends for added privacy and an open-concept kitchen, dining, and living area at the center. Step outside and imagine creating your own private outdoor retreat, whether it's a cozy patio lounge or an inviting space to enjoy warm desert evenings under the stars, while the two-car carport and storage shed provide added convenience. Located on a quiet street within The Canyon, a desirable gated 55+ community, residents enjoy a vibrant lifestyle with amenities including two pools and spas, tennis and pickleball courts, a fitness center, billiards room, library, craft room, and a beautifully appointed clubhouse for social gatherings. Ideally situated near the clubhouse and just minutes from Palm Springs Airport, shopping, and dining, this home is perfect for full-time living or a desert getaway. Come experience the lifestyle, community, and value--138 Hester Dr. is your opportunity to enjoy desert living at its finest. (Buyer must obtain park approval with a minimum 750 credit score and income requirements. One pet up to 20 lbs permitted. Buyer and Buyer's agent to verify space rent, square footage, and all details of the home.

17. 2026-03-21
    historical $79,900 1621-char remark

    Show marketing remark (1621 chars)

    Welcome to 138 Hester Dr. , where sunshine, comfort, and easy desert living come together. This beautifully updated home is light, bright, and thoughtfully designed, offering the perfect blend of style, function, and affordability. From the moment you arrive, you'll notice the pride of ownership with tasteful upgrades throughout, including updated flooring, fresh paint, and modern appliances. The layout is both practical and inviting, featuring two spacious bedrooms on opposite ends for added privacy and an open-concept kitchen, dining, and living area at the center. Step outside and imagine creating your own private outdoor retreat, whether it's a cozy patio lounge or an inviting space to enjoy warm desert evenings under the stars, while the two-car carport and storage shed provide added convenience. Located on a quiet street within The Canyon, a desirable gated 55+ community, residents enjoy a vibrant lifestyle with amenities including two pools and spas, tennis and pickleball courts, a fitness center, billiards room, library, craft room, and a beautifully appointed clubhouse for social gatherings. Ideally situated near the clubhouse and just minutes from Palm Springs Airport, shopping, and dining, this home is perfect for full-time living or a desert getaway. Come experience the lifestyle, community, and value--138 Hester Dr. is your opportunity to enjoy desert living at its finest. (Buyer must obtain park approval with a minimum 750 credit score and income requirements. One pet up to 20 lbs permitted. Buyer and Buyer's agent to verify space rent, square footage, and all details of the home.

18. 2020-10-01
    historical 836-char remark

    Show marketing remark (836 chars)

    PHOTOS COMING! This very nice single wide manufactured home is perfect for either full time or part time living. The street is quiet and the community is wonderful! There are two nice bedrooms at either end of the home with the kitchen, dining and living room in the middle. The carport is ample size for two cars. A shed is at the end. The other side of the house offers a great place to put together your outside patio. There is laminate flooring in the bathrooms and kitchen and newer carpet in the bedrooms and living room. People who live in The Canyon truly love it as there are so many social activities to join besides the use of two pools, tennis courts and pickleball and shuffleboard. There are several different card games to join as well. Call me, I will be happy to give you a tour of our great community. 760-636-3062

19. 2020-09-28
    soldstatus $25,000 Closed 836-char remark

    Show marketing remark (836 chars)

    PHOTOS COMING! This very nice single wide manufactured home is perfect for either full time or part time living. The street is quiet and the community is wonderful! There are two nice bedrooms at either end of the home with the kitchen, dining and living room in the middle. The carport is ample size for two cars. A shed is at the end. The other side of the house offers a great place to put together your outside patio. There is laminate flooring in the bathrooms and kitchen and newer carpet in the bedrooms and living room. People who live in The Canyon truly love it as there are so many social activities to join besides the use of two pools, tennis courts and pickleball and shuffleboard. There are several different card games to join as well. Call me, I will be happy to give you a tour of our great community. 760-636-3062

20. 2020-08-30
    status Pending 836-char remark

    Show marketing remark (836 chars)

    PHOTOS COMING! This very nice single wide manufactured home is perfect for either full time or part time living. The street is quiet and the community is wonderful! There are two nice bedrooms at either end of the home with the kitchen, dining and living room in the middle. The carport is ample size for two cars. A shed is at the end. The other side of the house offers a great place to put together your outside patio. There is laminate flooring in the bathrooms and kitchen and newer carpet in the bedrooms and living room. People who live in The Canyon truly love it as there are so many social activities to join besides the use of two pools, tennis courts and pickleball and shuffleboard. There are several different card games to join as well. Call me, I will be happy to give you a tour of our great community. 760-636-3062

21. 2020-08-28
    listed $25,000 Active 836-char remark

    Show marketing remark (836 chars)

    PHOTOS COMING! This very nice single wide manufactured home is perfect for either full time or part time living. The street is quiet and the community is wonderful! There are two nice bedrooms at either end of the home with the kitchen, dining and living room in the middle. The carport is ample size for two cars. A shed is at the end. The other side of the house offers a great place to put together your outside patio. There is laminate flooring in the bathrooms and kitchen and newer carpet in the bedrooms and living room. People who live in The Canyon truly love it as there are so many social activities to join besides the use of two pools, tennis courts and pickleball and shuffleboard. There are several different card games to join as well. Call me, I will be happy to give you a tour of our great community. 760-636-3062

ⓘ 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: $221 · $18/mo
• Projected year-2 tax: $531 · $44/mo
• Expected delta: +$311/yr (+$26/mo · 140.7%)

ⓘ 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 · 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: $24,687
• − Mortgage interest: −$3,915
• − Property taxes: −$221
• − Insurance: −$350
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$2,033
• Taxable income: $14,218
• Est. tax owed @ 24.0%: −$3,412
• After-tax cash flow: $11,122/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

+179.6% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $69,900 GPSMLS
• 2026-04-10 Listed $79,900 GPSMLS
• 2026-03-21 Coming Soon $79,900 GPSMLS
• 2020-10-01 Listing Removed — GPSMLS
• 2020-09-28 Sold (MLS) $25,000 GPSMLS
• 2020-08-30 Pending — GPSMLS
• 2020-08-28 Listed $25,000 GPSMLS

Property tax history

+13.6%/yr

Latest (2025): $221 · -1.4% YoY. Source: county tax records.