30770 San Gabriel E · Cathedral City, CA 92234

$415,000

3 bd · 2.0 ba · 1,266 sqft · SingleFamily public records · 61 Days on market

Built 1961 0.30 ac lot $328/sqft · 11% above area Est $374k · 11% over

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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 +22.3/30.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Competitive New Pricing! Opportunity, potential, and affordability all come together in this charming property designed for buyers looking to build their future. Whether you're purchasing your very first home, investing, or creating space for multigenerational living, this home offers the flexibility to grow, personalize, and truly make it your own. This home qualify for Down Payment Assistance Opportunity! Rare Oversized 13,068 Sq Ft Lot | ADU Potential | NO HOA | Investor or First-Time Home Buyer - The home features 3 bedrooms, 2 bathrooms (approx. 1,266 sq. ft. ) plus a bonus room, with a simple, functional layout that makes everyday living easy. A newer A/C adds comfort and value, while the overall condition provides a great opportunity to update at your own pace and build equity over time. This is a pre-loved home with solid bones and endless possibilities. Opportunity, space, and future potential—all in one property. What truly sets this property apart is the expansive backyard. With this much space, you can explore adding an ADU and Junior ADU, creating rental income or accommodating extended family. NO HOA / NO RESTRICTIONS ROOM FOR POOL + CASITA MULTI-GENERATIONAL LIVING INVESTOR OPPORTUNITY RV / TOY PARKING POTENTIAL Expansion ready for your private desert retreat—bring your vision and make it a reality. Ideally located in a residential pocket just behind Walmart and a major shopping center, you’ll enjoy convenient access to dining, retail, and everyday essentials. Walking distance from Agua Caliente Elementary school, nearby amenities include Cimarron Golf Resort, and you’re just minutes from Palm Springs International Airport, making this an excellent option for full-time living, a second home, or an investment property. If you’re looking for value, versatility, and long-term upside, this is a property you won’t want to miss. Come see the potential and make it yours TODAY!

Key facts

• Adu potential
• Expansive backyard
• Oversized lot

Tags

• OVERSIZED LOT
• ADU POTENTIAL
• NO HOA
• EXPANSIVE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $415k).
• Recommended offer: $390k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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 $4,185/mo this rent would consume 68% 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 $12k 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 61 days — a 6% lower offer ($390k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; list at $415k implies a 219% 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 $390,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. 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: 1.01% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.04%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (median comp): $374,287
• List price: $415,000
• Delta: 10.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30905 Santa Barbara Dr	0.08mi	3/2.0	1,248 (-1%)	7mo	$285,000	$228	88
30530 San Diego Dr	0.16mi	3/2.0	1,248 (-1%)	12mo	$380,000	$304	80
30240 San Diego Dr	0.32mi	3/2.0	1,248 (-1%)	13mo	$350,000	$280	71
67178 San Gabriel Cir E	0.21mi	3/2.0	1,368 (+8%)	13mo	$399,900	$292	66
67166 Santa Barbara Dr	0.23mi	3/2.0	1,292 (+2%)	24mo	$420,000	$325	66
67645 S Laguna Dr	0.74mi	2/2.5 (-1)	1,425 (+13%)	2mo	$510,000	$358	36
29382 W Laguna Dr	0.63mi	2/2.5 (-1)	1,425 (+13%)	10mo	$534,000	$375	35

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-22,993
• Equity at exit: $61,878

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $39,355
• Equity at exit: $35,882

Cash invested: $116,200 (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: 8.3×

Monthly cashflow live

• Estimated rent: $4,185 high
• Mortgage (P&I): −$2,176
• Tax from tax record: −$275 /mo · $3,305/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$879
• Net cashflow: $682

Break-even live

Break-even rent $3,322

Max offer price $415,000

Occupancy floor 79%

Sensitivity live

Price	-10% $917	-5% $799	+0% $682	+5% $564	+10% $447
Rent	-10% $351	-5% $516	+0% $682	+5% $847	+10% $1,012
Rate	-1.0pp $891	-0.5pp $787	base $682	+0.5pp $574	+1.0pp $465

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Lakeview Cir Cathedral City, CA	2.0	2.0	1000	$2,300	$2.30	44d	1	0.27mi
9 Lakeview Cir Cathedral City, CA	2.0	1.5	1152	$1,950	$1.69	44d	1	0.33mi
35 Lakeview Cir Cathedral City, CA	2.0	1.5	1152	$2,200	$1.91	44d	1	0.36mi
30201 San Diego Dr Cathedral City, CA	3.0	2.0	1060	$2,700	$2.55	44d	1	0.38mi
29581 W Laguna Dr Cathedral City, CA	3.0	3.0	1825	$6,000	$3.29	44d	1	0.61mi
29869 W Laguna Dr Cathedral City, CA	2.0	3.0	1604	$5,700	$3.55	44d	1	0.62mi
67613 Cielo Ct Cathedral City, CA	3.0	2.5	1825	$6,500	$3.56	44d	1	0.63mi
29488 W Laguna Dr Cathedral City, CA	3.0	3.0	1604	$5,500	$3.43	44d	1	0.64mi
29578 W Laguna Dr Cathedral City, CA	2.0	3.0	1604	$7,000	$4.36	44d	1	0.65mi
67645 Cielo Ct Cathedral City, CA	2.0	2.5	1604	$6,800	$4.24	44d	1	0.66mi
67857 30th Ave Cathedral City, CA	3.0	2.0	1523	$3,500	$2.30	15d	1	0.72mi
67579 S Laguna Dr Cathedral City, CA	2.0	2.5	1704	$6,300	$3.70	44d	1	0.72mi
29704 W Trancas Dr Cathedral City, CA	2.0	2.5	1425	$6,000	$4.21	44d	1	0.73mi
29631 W Trancas Dr Cathedral City, CA	2.0	2.5	1533	$6,300	$4.11	44d	1	0.74mi
67550 S Laguna Dr Cathedral City, CA	2.0	3.0	1825	$5,500	$3.01	44d	1	0.75mi
29348 W Laguna Dr Cathedral City, CA	2.0	2.5	1650	$6,300	$3.82	44d	1	0.75mi
67568 S Laguna Dr Cathedral City, CA	3.0	2.5	1825	$7,000	$3.84	25d	1	0.75mi
67683 S Laguna Dr Cathedral City, CA	2.0	3.0	1825	$5,000	$2.74	44d	1	0.77mi
29777 Sandy Ct Cathedral City, CA	3.0	3.0	1841	$5,000	$2.72	44d	1	0.78mi
31200 Landau Blvd Cathedral City, CA	2.0–3.0	2.0	1016	$2,800	$2.76	44d	3	0.78mi
31200 Landau Blvd Cathedral City, CA	2.0–3.0	2.0	1016	$2,600	$2.56	13d	4	0.78mi
68145 Alcita Rd Cathedral City, CA	3.0	2.0	1347	$2,600	$1.93	5d	1	0.81mi
29899 E Trancas Dr Cathedral City, CA	2.0	2.0	1690	$4,000	$2.37	44d	1	0.82mi
29756 Sandy Ct Cathedral City, CA	3.0	3.0	1732	$4,900	$2.83	44d	1	0.82mi
68145 Vega Rd Cathedral City, CA	4.0	3.0	1743	$6,500	$3.73	44d	1	0.83mi
67659 S Natoma Dr Cathedral City, CA	2.0	2.5	1684	$6,800	$4.04	44d	1	0.84mi
67636 S Natoma Dr Cathedral City, CA	2.0	2.5	1533	$5,000	$3.26	44d	1	0.86mi
68185 Alcita Rd Cathedral City, CA	2.0	2.0	975	$1,895	$1.94	2d	1	0.86mi
29170 W Laguna Dr Cathedral City, CA	2.0	3.0	1425	$6,000	$4.21	44d	1	0.86mi
67646 S Natoma Dr Cathedral City, CA	2.0	3.0	1686	$6,000	$3.56	44d	1	0.87mi
68160 Modalo Rd Unit 68162 Cathedral City, CA	3.0	2.0	1000	$2,499	$2.50	15d	1	0.87mi
68160 Modalo Rd Unit 68160 Cathedral City, CA	4.0	3.0	1735	$2,999	$1.73	15d	1	0.87mi
67727 S Natoma Dr Cathedral City, CA	2.0	3.0	1425	$4,500	$3.16	44d	1	0.87mi
29576 Sandy Ct Cathedral City, CA	3.0	2.0	1503	$5,000	$3.33	44d	1	0.88mi
29017 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$2,395	$2.03	44d	1	0.89mi
31115 Whispering Palms Trl Cathedral City, CA	3.0	2.0	1870	$3,800	$2.03	44d	1	0.90mi
67595 Lagos Way Cathedral City, CA	3.0	3.0	1285	$3,500	$2.72	44d	1	0.91mi
67361 N Laguna Dr Cathedral City, CA	3.0	2.5	1870	$6,000	$3.21	44d	1	0.92mi
28920 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	44d	1	0.95mi
29521 E Trancas Dr Cathedral City, CA	2.0	3.0	1576	$5,500	$3.49	44d	1	0.95mi

Listing history 19 events

1. 2026-06-18
   days on market $415,000 Active 61 DOM
2. 2026-06-17
   days on market $415,000 Active 60 DOM
3. 2026-06-16
   days on market $415,000 Active 59 DOM
4. 2026-06-15
   days on market $415,000 Active 58 DOM
5. 2026-06-13
   days on market $415,000 Active 56 DOM
6. 2026-06-13
   days on market $415,000 Active 55 DOM
7. 2026-06-09
   days on market $415,000 Active 52 DOM
8. 2026-06-08
   days on market $415,000 Active 51 DOM
9. 2026-06-07
   days on market $415,000 Active 50 DOM
10. 2026-06-04
    days on market $415,000 Active 47 DOM
11. 2026-06-03
    days on market $415,000 Active 46 DOM
12. 2026-06-02
    days on market $415,000 Active 45 DOM
13. 2026-06-01
    days on market $415,000 Active 44 DOM
14. 2026-05-31
    days on market $415,000 Active 43 DOM
15. 2026-05-18
    price $415,000 1962-char remark

    Show marketing remark (1962 chars)

    Competitive New Pricing! Opportunity, potential, and affordability all come together in this charming property designed for buyers looking to build their future. Whether you're purchasing your very first home, investing, or creating space for multigenerational living, this home offers the flexibility to grow, personalize, and truly make it your own. This home qualify for Down Payment Assistance Opportunity! Rare Oversized 13,068 Sq Ft Lot | ADU Potential | NO HOA | Investor or First-Time Home Buyer - The home features 3 bedrooms, 2 bathrooms (approx. 1,266 sq. ft. ) plus a bonus room, with a simple, functional layout that makes everyday living easy. A newer A/C adds comfort and value, while the overall condition provides a great opportunity to update at your own pace and build equity over time. This is a pre-loved home with solid bones and endless possibilities. Opportunity, space, and future potential—all in one property. What truly sets this property apart is the expansive backyard. With this much space, you can explore adding an ADU and Junior ADU, creating rental income or accommodating extended family. NO HOA / NO RESTRICTIONS ROOM FOR POOL + CASITA MULTI-GENERATIONAL LIVING INVESTOR OPPORTUNITY RV / TOY PARKING POTENTIAL Expansion ready for your private desert retreat—bring your vision and make it a reality. Ideally located in a residential pocket just behind Walmart and a major shopping center, you’ll enjoy convenient access to dining, retail, and everyday essentials. Walking distance from Agua Caliente Elementary school, nearby amenities include Cimarron Golf Resort, and you’re just minutes from Palm Springs International Airport, making this an excellent option for full-time living, a second home, or an investment property. If you’re looking for value, versatility, and long-term upside, this is a property you won’t want to miss. Come see the potential and make it yours TODAY!

16. 2026-04-18
    listed $425,000 Active 1962-char remark

    Show marketing remark (1962 chars)

    Competitive New Pricing! Opportunity, potential, and affordability all come together in this charming property designed for buyers looking to build their future. Whether you're purchasing your very first home, investing, or creating space for multigenerational living, this home offers the flexibility to grow, personalize, and truly make it your own. This home qualify for Down Payment Assistance Opportunity! Rare Oversized 13,068 Sq Ft Lot | ADU Potential | NO HOA | Investor or First-Time Home Buyer - The home features 3 bedrooms, 2 bathrooms (approx. 1,266 sq. ft. ) plus a bonus room, with a simple, functional layout that makes everyday living easy. A newer A/C adds comfort and value, while the overall condition provides a great opportunity to update at your own pace and build equity over time. This is a pre-loved home with solid bones and endless possibilities. Opportunity, space, and future potential—all in one property. What truly sets this property apart is the expansive backyard. With this much space, you can explore adding an ADU and Junior ADU, creating rental income or accommodating extended family. NO HOA / NO RESTRICTIONS ROOM FOR POOL + CASITA MULTI-GENERATIONAL LIVING INVESTOR OPPORTUNITY RV / TOY PARKING POTENTIAL Expansion ready for your private desert retreat—bring your vision and make it a reality. Ideally located in a residential pocket just behind Walmart and a major shopping center, you’ll enjoy convenient access to dining, retail, and everyday essentials. Walking distance from Agua Caliente Elementary school, nearby amenities include Cimarron Golf Resort, and you’re just minutes from Palm Springs International Airport, making this an excellent option for full-time living, a second home, or an investment property. If you’re looking for value, versatility, and long-term upside, this is a property you won’t want to miss. Come see the potential and make it yours TODAY!

17. 2004-11-08
    soldstatus $130,000
18. 1993-12-28
    soldstatus $60,500
19. 1979-10-01
    soldstatus $38,000

ⓘ 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: $3,305 · $275/mo
• Projected year-2 tax: $3,305 · $275/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 · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°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: $50,222
• − Mortgage interest: −$23,246
• − Property taxes: −$3,305
• − Insurance: −$2,075
• − Repairs & maintenance: −$4,018
• − Management: −$4,018
• − Depreciation: −$12,073
• Taxable income: $1,487
• Est. tax owed @ 24.0%: −$357
• After-tax cash flow: $7,823/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

+992.1% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $415,000 CRMLS
• 2026-04-18 Listed $425,000 CRMLS
• 2004-11-08 Sold (Public Records) $130,000 Public Records
• 1993-12-28 Sold (Public Records) $60,500 Public Records
• 1979-10-01 Sold (Public Records) $38,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $3,305 · -1.1% YoY. Source: county tax records.