27842 Valencia St · Cathedral City, CA 92234

$475,000

4 bd · 3.0 ba · 1,659 sqft · SingleFamily public records · 5 Days on market

Built 1995 8,276 sqft lot Est $524k · 9% under $49/mo HOA · 1% 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 +13.8/30.0
• ARV discount +11.7/15.0
• DSCR +4.2/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PROBATE SALE – Exceptional Pool Home in the Desirable La Pasada Community! Located on a premium corner lot within the highly sought-after La Pasada community of Cathedral City, this home offers a unique opportunity to create your own private oasis while enjoying an outstanding combination of lifestyle, convenience, and energy efficiency. The backyard is designed for entertaining, featuring a swimming pool with a dramatic rock waterfall feature that creates a resort-like setting. Additional highlights include an owned solar energy system and battery backup, providing enhanced energy efficiency and utility savings. The property offers an excellent opportunity for customization and va

Key facts

• 8,276 sq ft lot
• 3 garage spots
• Pool

Property features AI

Finance

• Other: Property contains 1 total unit; Living area and lot size sourced from assessor's data
• HOA & community: Part of La Pasada association; Monthly HOA fee of $49.20; Community features include curbs; Association amenities: Other

Exterior

• Parking: Attached garage with 3 parking spaces
• Utilities: Water: Other; Sewer: Other; Solar energy generation
• Home design: Single-story house; No accessory dwelling unit
• Construction: Year built per public records
• Exterior features: Private pool; Corner lot; No shared/common walls

Interior

• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central cooling
• Interior features: One-level home with ground-floor entry; Family room fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $42 ($508/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 $390k (17.8% below list).
• Recommended offer: $390k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Rio Vista Elementary (690 students, 96% FRL); James Workman Middle (1,028 students, 99% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $3,903/mo this rent would consume 64% 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $390,345 (17.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.82% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $524,244
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
68495 Pasada Rd	0.03mi	4/3.0	1,659 (0%)	0mo	$505,000	$304	98
27874 Valencia St	0.01mi	4/2.0	1,571 (-5%)	5mo	$525,000	$334	83
68262 Pasada Rd	0.22mi	3/2.0 (-1)	1,675 (+1%)	6mo	$530,000	$316	74
68875 Vista Chino	0.40mi	4/2.5	1,685 (+2%)	4mo	$515,000	$306	73
68090 Santelmo Rd	0.60mi	4/3.0	1,681 (+1%)	0mo	$510,000	$303	69
68073 Madrid Rd	0.37mi	3/2.0 (-1)	1,580 (-5%)	0mo	$526,500	$333	66
68120 Empalmo Rd	0.31mi	3/2.0 (-1)	1,573 (-5%)	4mo	$460,000	$292	64
27185 Landau Blvd	0.57mi	3/3.0 (-1)	1,718 (+4%)	7mo	$505,000	$294	57
68750 Fortuna Rd	0.54mi	3/2.0 (-1)	1,565 (-6%)	2mo	$500,000	$319	54
28790 Avenida Maravilla	0.50mi	4/2.0	1,526 (-8%)	7mo	$500,000	$328	54
68256 Pasada Rd	0.24mi	3/2.0 (-1)	1,865 (+12%)	7mo	$589,500	$316	54
27650 Avenida Terrazo	0.63mi	3/3.0 (-1)	1,836 (+11%)	4mo	$533,000	$290	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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-73,500
• Equity at exit: $70,824

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-57,327
• 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: 10.1×

Monthly cashflow live

• Estimated rent: $3,903 high
• Mortgage (P&I): −$2,491
• Tax from tax record: −$304 /mo · $3,643/yr
• Insurance: −$198
• HOA: −$49
• Vacancy / Maint / Mgmt: −$820
• Net cashflow: $42

Break-even live

Break-even rent $3,850

Max offer price $475,000

Occupancy floor 94%

Sensitivity live

Price	-10% $311	-5% $177	+0% $42	+5% $-92	+10% $-227
Rent	-10% $-266	-5% $-112	+0% $42	+5% $196	+10% $351
Rate	-1.0pp $282	-0.5pp $163	base $42	+0.5pp $-81	+1.0pp $-206

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
27875 Avenida Maravilla Cathedral City, CA	4.0	3.0	1865	$4,650	$2.49	3d	1	0.05mi
68695 Vista Chino Cathedral City, CA	4.0	2.0	1998	$2,999	$1.50	45d	1	0.27mi
68320 Espada Rd Cathedral City, CA	4.0	3.0	1600	$2,995	$1.87	45d	1	0.31mi
68325 Peladora Rd Cathedral City, CA	3.0	2.0	1320	$3,199	$2.42	15d	1	0.46mi
28260 Landau Blvd Unit B Cathedral City, CA	3.0	2.0	1354	$2,475	$1.83	0d	1	0.49mi
68640 Tachevah Dr Cathedral City, CA	3.0	2.0	1290	$3,200	$2.48	14d	1	0.60mi
68640 Tachevah Dr Cathedral City, CA	3.0	2.0	1290	$3,200	$2.48	26d	1	0.60mi
67765 Ovante Rd Cathedral City, CA	3.0	2.0	1446	$2,699	$1.87	15d	1	0.67mi
68725 Tachevah Dr Cathedral City, CA	3.0	3.0	1822	$4,500	$2.47	45d	1	0.67mi
68125 Alva Ct Cathedral City, CA	3.0	2.0	1544	$3,200	$2.07	45d	1	0.72mi
68640 Tortuga Rd Cathedral City, CA	3.0	2.5	2034	$3,200	$1.57	45d	1	0.74mi
28827 Isleta Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	45d	1	0.77mi
68900 Lozano Ct Cathedral City, CA	4.0	3.0	2216	$3,000	$1.35	45d	1	0.78mi
67924 Rio Vista Dr Cathedral City, CA	3.0	2.0	1924	$3,900	$2.03	45d	1	0.79mi
68705 Tortuga Rd Cathedral City, CA	3.0	2.0	1248	$3,600	$2.88	45d	1	0.81mi
27650 Hombria Dr Cathedral City, CA	4.0	2.5	2233	$3,200	$1.43	45d	1	0.87mi
27695 Hombria Dr Cathedral City, CA	3.0	2.0	1892	$3,300	$1.74	12d	1	0.91mi
27695 Hombria Dr Cathedral City, CA	3.0	2.0	1892	$3,350	$1.77	23d	1	0.91mi
27500 Avenida Quintana Cathedral City, CA	3.0	2.0	1865	$3,500	$1.88	23d	1	0.91mi
27205 Avenida Quintana Cathedral City, CA	3.0	2.0	1766	$2,950	$1.67	45d	1	0.92mi
29500 Landau Blvd Unit B Cathedral City, CA	3.0	3.0	1800	$1,300	$0.72	1d	1	0.93mi
68412 Descanso Cir Cathedral City, CA	3.0	2.0	1871	$3,200	$1.71	15d	1	0.95mi
28859 Desert Princess Dr Cathedral City, CA	3.0	2.0	1285	$3,700	$2.88	45d	1	0.95mi
27131 Shadowcrest Ln Cathedral City, CA	3.0	2.0	1584	$2,995	$1.89	45d	1	0.97mi
67665 Lagos Way Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	45d	1	0.99mi
29576 Sandy Ct Cathedral City, CA	3.0	2.0	1503	$5,000	$3.33	45d	1	0.99mi
68347 Descanso Cir Cathedral City, CA	3.0	2.0	2017	$3,700	$1.83	45d	1	1.01mi
29756 Sandy Ct Cathedral City, CA	3.0	3.0	1732	$4,900	$2.83	45d	1	1.05mi
67595 Lagos Way Cathedral City, CA	3.0	3.0	1285	$3,500	$2.72	45d	1	1.06mi
68845 Durango Rd Cathedral City, CA	3.0	2.5	1626	$3,375	$2.08	45d	1	1.06mi
29777 Sandy Ct Cathedral City, CA	3.0	3.0	1841	$5,000	$2.72	45d	1	1.09mi
67385 Zuni Ct Cathedral City, CA	3.0	3.0	2101	$7,000	$3.33	45d	1	1.14mi
67372 Zuni Ct Cathedral City, CA	3.0	3.5	2101	$7,000	$3.33	45d	1	1.15mi
67568 S Laguna Dr Cathedral City, CA	3.0	2.5	1825	$7,000	$3.84	26d	1	1.17mi
26244 Rio Oso Rd Cathedral City, CA	3.0	2.0	1504	$2,595	$1.73	45d	1	1.17mi
30125 Avenida Juarez Unit 30125 Cathedral City, CA	4.0	3.0	1735	$2,999	$1.73	16d	1	1.17mi
67242 Cumbres Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	26d	1	1.20mi
67857 30th Ave Cathedral City, CA	3.0	2.0	1523	$3,500	$2.30	16d	1	1.20mi
67361 N Laguna Dr Cathedral City, CA	3.0	2.5	1870	$6,000	$3.21	45d	1	1.21mi
67232 S Chimayo Dr Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	45d	1	1.22mi

HOA detail

• Monthly dues: $49 · $588/yr
• Likely covers: waterpool

Listing history 8 events

1. 2026-06-08
   days on market $475,000 Active 5 DOM
2. 2026-06-07
   days on market $475,000 Active 4 DOM
3. 2026-06-04
   statusdays on market $475,000 Active 1 DOM
4. 2026-06-03
   days on market $475,000 Coming Soon 4 DOM
5. 2026-06-02
   days on market $475,000 Coming Soon 3 DOM
6. 2026-06-01
   days on market $475,000 Coming Soon 2 DOM
7. 2026-05-31
   remarks 693-char remark
8. 2026-05-31
   listed $475,000 Coming Soon 1 DOM

ⓘ 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: $3,643 · $304/mo
• Projected year-2 tax: $3,643 · $304/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 17% 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,841
• − Mortgage interest: −$26,607
• − Property taxes: −$3,643
• − Insurance: −$2,375
• − Repairs & maintenance: −$3,747
• − Management: −$3,747
• − HOA: −$588
• − Depreciation: −$13,818
• Taxable loss: −$7,685
• Est. tax savings @ 24.0%: +$1,844
• After-tax cash flow: $2,352/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

1 event — show timeline

• 2026-05-31 Coming Soon $475,000 CRMLS

Property tax history

+2.4%/yr

Latest (2025): $3,643 · +0.1% YoY. Source: county tax records.