67710 Vista Chino · Cathedral City, CA 92234

$495,000

4 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 303 Days on market

Built 1983 8,712 sqft lot $308/sqft · 7% below area Est $533k · 7% under

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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 +11.9/30.0
• ARV discount +10.7/15.0
• DSCR +3.5/10.0
• 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 MLS

Probate sale.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1983

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $495k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $472k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $401k (19.0% below list).
• Recommended offer: $401k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 5.0% 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); 65% 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 $4,011/mo this rent would consume 65% 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 $15k 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 303 days — a 12% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $59k; list at $495k implies a 739% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $401,087 (19.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 303 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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: 0.81% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 10.3

CMA / ARV

• ARV (median comp): $532,781
• List price: $495,000
• Delta: -7.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67690 Peineta Rd	0.06mi	3/2.0 (-1)	1,702 (+6%)	0mo	$350,000	$206	82
68073 Madrid Rd	0.44mi	3/2.0 (-1)	1,580 (-2%)	0mo	$526,500	$333	71
67350 Medano Rd	0.49mi	3/2.0 (-1)	1,647 (+2%)	1mo	$485,750	$295	67
68090 Santelmo Rd	0.54mi	4/3.0	1,681 (+4%)	0mo	$510,000	$303	63
67305 Medano Rd	0.50mi	4/2.0	1,721 (+7%)	2mo	$595,000	$346	63
67680 Ontina Rd	0.44mi	3/2.0 (-1)	1,486 (-8%)	1mo	$460,000	$310	61
67375 Peineta	0.34mi	3/2.0 (-1)	1,416 (-12%)	1mo	$425,000	$300	59
68495 Pasada Rd	0.73mi	4/3.0	1,659 (+3%)	0mo	$505,000	$304	56
67720 S Natoma Dr	0.69mi	3/2.5 (-1)	1,684 (+5%)	0mo	$474,900	$282	52
67135 Rango Rd	0.65mi	3/2.0 (-1)	1,410 (-12%)	3mo	$527,000	$374	42
67690 S Laguna Dr	0.75mi	3/2.5 (-1)	1,825 (+14%)	2mo	$355,000	$195	34
29320 S Laguna Dr	0.68mi	3/3.0 (-1)	1,841 (+14%)	3mo	$460,000	$250	32

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-87,540
• Equity at exit: $73,806

10-year hold

• IRR: -9.7%
• Equity multiple: 0.40×
• Total profit: $-83,186
• Equity at exit: $42,799

Cash invested: $138,600 (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: $4,011 high
• Mortgage (P&I): −$2,596
• Tax from tax record: −$495 /mo · $5,944/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$842
• Net cashflow: $-129

Break-even live

Break-even rent $4,174

Max offer price $472,248

Occupancy floor 98%

Sensitivity live

Price	-10% $151	-5% $11	+0% $-129	+5% $-269	+10% $-409
Rent	-10% $-446	-5% $-287	+0% $-129	+5% $30	+10% $188
Rate	-1.0pp $120	-0.5pp $-3	base $-129	+0.5pp $-257	+1.0pp $-388

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67765 Ovante Rd Cathedral City, CA	3.0	2.0	1446	$2,699	$1.87	16d	1	0.17mi
27650 Hombria Dr Cathedral City, CA	4.0	2.5	2233	$3,200	$1.43	46d	1	0.19mi
27695 Hombria Dr Cathedral City, CA	3.0	2.0	1892	$3,350	$1.77	24d	1	0.21mi
27695 Hombria Dr Cathedral City, CA	3.0	2.0	1892	$3,300	$1.74	12d	1	0.21mi
27500 Avenida Quintana Cathedral City, CA	3.0	2.0	1865	$3,500	$1.88	24d	1	0.28mi
28260 Landau Blvd Unit B Cathedral City, CA	3.0	2.0	1354	$2,475	$1.83	1d	1	0.35mi
27205 Avenida Quintana Cathedral City, CA	3.0	2.0	1766	$2,950	$1.67	46d	1	0.40mi
28827 Isleta Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	46d	1	0.42mi
67242 Cumbres Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	26d	1	0.45mi
27131 Shadowcrest Ln Cathedral City, CA	3.0	2.0	1584	$2,995	$1.89	46d	1	0.45mi
67372 Zuni Ct Cathedral City, CA	3.0	3.5	2101	$7,000	$3.33	46d	1	0.46mi
67385 Zuni Ct Cathedral City, CA	3.0	3.0	2101	$7,000	$3.33	46d	1	0.47mi
28859 Desert Princess Dr Cathedral City, CA	3.0	2.0	1285	$3,700	$2.88	46d	1	0.49mi
67232 S Chimayo Dr Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	46d	1	0.49mi
67665 Lagos Way Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	46d	1	0.56mi
67296 Lakota Ct Cathedral City, CA	3.0	2.5	1860	$6,300	$3.39	46d	1	0.57mi
67595 Lagos Way Cathedral City, CA	3.0	3.0	1285	$3,500	$2.72	46d	1	0.58mi
67361 N Laguna Dr Cathedral City, CA	3.0	2.5	1870	$6,000	$3.21	46d	1	0.61mi
67924 Rio Vista Dr Cathedral City, CA	3.0	2.0	1924	$3,900	$2.03	46d	1	0.71mi
68125 Alva Ct Cathedral City, CA	3.0	2.0	1544	$3,200	$2.07	46d	1	0.72mi
68320 Espada Rd Cathedral City, CA	4.0	3.0	1600	$2,995	$1.87	46d	1	0.74mi
67568 S Laguna Dr Cathedral City, CA	3.0	2.5	1825	$7,000	$3.84	26d	1	0.74mi
29576 Sandy Ct Cathedral City, CA	3.0	2.0	1503	$5,000	$3.33	46d	1	0.78mi
68325 Peladora Rd Cathedral City, CA	3.0	2.0	1320	$3,199	$2.42	16d	1	0.79mi
27875 Avenida Maravilla Cathedral City, CA	4.0	3.0	1865	$4,650	$2.49	4d	1	0.80mi
29500 Landau Blvd Unit B Cathedral City, CA	3.0	3.0	1800	$1,300	$0.72	1d	1	0.84mi
29488 W Laguna Dr Cathedral City, CA	3.0	3.0	1604	$5,500	$3.43	46d	1	0.85mi
29756 Sandy Ct Cathedral City, CA	3.0	3.0	1732	$4,900	$2.83	46d	1	0.85mi
26244 Rio Oso Rd Cathedral City, CA	3.0	2.0	1504	$2,595	$1.73	46d	1	0.86mi
29777 Sandy Ct Cathedral City, CA	3.0	3.0	1841	$5,000	$2.72	46d	1	0.87mi
67613 Cielo Ct Cathedral City, CA	3.0	2.5	1825	$6,500	$3.56	46d	1	0.88mi
29581 W Laguna Dr Cathedral City, CA	3.0	3.0	1825	$6,000	$3.29	46d	1	0.90mi
68695 Vista Chino Cathedral City, CA	4.0	2.0	1998	$2,999	$1.50	46d	1	1.01mi
67857 30th Ave Cathedral City, CA	3.0	2.0	1523	$3,500	$2.30	17d	1	1.04mi
68640 Tachevah Dr Cathedral City, CA	3.0	2.0	1290	$3,200	$2.48	14d	1	1.09mi
68640 Tachevah Dr Cathedral City, CA	3.0	2.0	1290	$3,200	$2.48	26d	1	1.09mi
68412 Descanso Cir Cathedral City, CA	3.0	2.0	1871	$3,200	$1.71	16d	1	1.15mi
68640 Tortuga Rd Cathedral City, CA	3.0	2.5	2034	$3,200	$1.57	46d	1	1.16mi
68347 Descanso Cir Cathedral City, CA	3.0	2.0	2017	$3,700	$1.83	46d	1	1.16mi
68725 Tachevah Dr Cathedral City, CA	3.0	3.0	1822	$4,500	$2.47	46d	1	1.19mi

Listing history 18 events

1. 2026-06-21
   days on market $495,000 Active 303 DOM
2. 2026-06-18
   days on market $495,000 Active 300 DOM
3. 2026-06-17
   days on market $495,000 Active 299 DOM
4. 2026-06-16
   days on market $495,000 Active 298 DOM
5. 2026-06-16
   remarks 699-char remark
6. 2026-06-15
   days on market $495,000 Active 297 DOM
7. 2026-06-13
   days on market $495,000 Active 295 DOM
8. 2026-06-13
   days on market $495,000 Active 294 DOM
9. 2026-06-09
   days on market $495,000 Active 291 DOM
10. 2026-06-08
    days on market $495,000 Active 290 DOM
11. 2026-06-07
    days on market $495,000 Active 289 DOM
12. 2026-06-04
    days on market $495,000 Active 286 DOM
13. 2026-06-03
    days on market $495,000 Active 285 DOM
14. 2026-06-02
    days on market $495,000 Active 284 DOM
15. 2026-06-01
    days on market $495,000 Active 283 DOM
16. 2026-05-31
    days on market $495,000 Active 282 DOM
17. 2025-08-22
    listed $495,000 Active 13-char remark

    Show marketing remark (13 chars)

    Probate sale.

18. 1988-06-21
    soldstatus $59,000

ⓘ 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: $5,944 · $495/mo
• Projected year-2 tax: $5,944 · $495/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 18 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: $48,130
• − Mortgage interest: −$27,728
• − Property taxes: −$5,944
• − Insurance: −$2,475
• − Repairs & maintenance: −$3,850
• − Management: −$3,850
• − Depreciation: −$14,400
• Taxable loss: −$10,117
• Est. tax savings @ 24.0%: +$2,428
• After-tax cash flow: $882/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

+739.0% since first listed

2 events — show timeline

• 2025-08-22 Listed $495,000 GPSMLS
• 1988-06-21 Sold (Public Records) $59,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $5,944 · +151.8% YoY. Source: county tax records.