28400 Taos Ct · Cathedral City, CA 92234

$295,000

2 bd · 2.0 ba · 1,177 sqft · Condo public records · 29 Days on market

Built 1986 $595/mo HOA · 17% of rent

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Why this score? — see what drove the C- 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 +20.8/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +6.6/10.0
• 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

Welcome to this beautifully appointed desert retreat nestled within the highly sought-after gated community of Desert Princess Country Club. Located on a quiet cul-de-sac, 28400 Taos Court offers the perfect blend of resort-style living, comfort, and sophistication in the heart of Cathedral City. Step inside to discover a light-filled interior with an open-concept layout, soaring ceilings, and seamless indoor-outdoor flow designed for both relaxation and entertaining. The spacious living areas are complemented by large windows and sliding glass doors that invite in the natural desert light and showcase the serene surroundings. The well-appointed kitchen opens effortlessly to the dining and

Key facts

• Gated community
• Sparkling pools
• Private patio oasis

Tags

• GATED COMMUNITY
• CUL-DE-SAC
• OPEN-CONCEPT LAYOUT
• PRIVATE PATIO OASIS
• CHAMPIONSHIP GOLF COURSE
• SPARKLING POOLS

Property features AI

Finance

• Other: End unit with one common wall; Living area and lot size source: Assessor's data
• HOA & community: Part of Desert Princess association; $595 monthly association fee; Community amenities include golf, pool, spa, tennis, pickleball, clubhouse, barbecue and outdoor cooking area; Community contains 1,206 units

Exterior

• Parking: 1 garage space; 1 total parking space
• Utilities: Public sewer; District/Public water
• Home design: Condominium end unit; Single-story; Attached property; No ADU
• Construction: House structure type; Year built source: Assessor
• Exterior features: Community pool; Has a view

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central cooling
• Interior features: One-level floorplan; Front entry; All bedrooms on the main floor; Main floor primary bedroom; Living room with fireplace; Family room
• Laundry & utility: Washer hookup; Gas dryer hookup; Has laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $291k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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); 530 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 $3,557/mo this rent would consume 58% 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 $2k of loan paydown is wiped out by about $9k 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 29 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $61k; list at $295k implies a 384% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,575 (1.5% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.22% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-20,976
• Equity at exit: $43,985

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $19,289
• Equity at exit: $25,506

Cash invested: $82,600 (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: 530
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,557 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$140 /mo · $1,686/yr
• Insurance: −$123
• HOA: −$595
• Vacancy / Maint / Mgmt: −$747
• Net cashflow: $404

Break-even live

Break-even rent $3,045

Max offer price $295,000

Occupancy floor 84%

Sensitivity live

Price	-10% $571	-5% $488	+0% $404	+5% $321	+10% $237
Rent	-10% $123	-5% $264	+0% $404	+5% $545	+10% $685
Rate	-1.0pp $553	-0.5pp $479	base $404	+0.5pp $328	+1.0pp $250

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67552 N Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	45d	1	0.05mi
28477 Taos Ct Cathedral City, CA	2.0	2.0	1212	$4,000	$3.30	45d	1	0.06mi
28464 Taos Ct Cathedral City, CA	2.0	2.0	1212	$2,100	$1.73	25d	1	0.07mi
67463 Toltec Ct Cathedral City, CA	1.0	2.0	851	$3,500	$4.11	45d	1	0.12mi
28602 Taos Ct Cathedral City, CA	2.0	2.0	1212	$4,000	$3.30	45d	1	0.15mi
67553 N Portales Dr Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	45d	1	0.16mi
67553 N Portales Dr Unit 288 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	25d	1	0.16mi
67444 Toltec Ct Cathedral City, CA	2.0	2.0	1212	$3,000	$2.48	4d	1	0.17mi
28656 Taos Ct Cathedral City, CA	2.0	2.0	1177	$2,200	$1.87	45d	1	0.19mi
28764 Taos Ct Cathedral City, CA	2.0	2.0	1177	$4,400	$3.74	45d	1	0.23mi
67328 Cumbres Ct Unit 702 Cathedral City, CA	1.0	2.0	851	$3,400	$4.00	45d	1	0.26mi
67821 N Portales Dr Unit 251 Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	25d	1	0.27mi
67821 N Portales Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	45d	1	0.27mi
67320 Cumbres Ct Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	45d	1	0.27mi
28914 Desert Princess Dr Unit 702 Palm Springs, CA	2.0	2.0	1212	$4,200	$3.47	25d	1	0.27mi
67847 N Portales Dr Unit 288 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	45d	1	0.29mi
28859 Desert Princess Dr Cathedral City, CA	3.0	2.0	1285	$3,700	$2.88	45d	1	0.30mi
28964 Desert Princess Dr Cathedral City, CA	2.0	2.0	1177	$2,700	$2.29	45d	1	0.30mi
28827 Isleta Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	45d	1	0.31mi
28984 Desert Princess Dr Unit 702 Cathedral City, CA	1.0	2.0	851	$3,400	$4.00	45d	1	0.31mi
67261 Cumbres Ct Cathedral City, CA	2.0	2.0	984	$4,000	$4.07	45d	1	0.31mi
28920 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	45d	1	0.32mi
67240 S Chimayo Dr Unit 702 Cathedral City, CA	1.0	2.0	851	$2,200	$2.59	45d	1	0.33mi
67232 S Chimayo Dr Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	45d	1	0.33mi
67242 Cumbres Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	25d	1	0.34mi
67263 N Chimayo Dr Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	16d	1	0.36mi
67665 Lagos Way Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	45d	1	0.36mi
67595 Lagos Way Cathedral City, CA	3.0	3.0	1285	$3,500	$2.72	45d	1	0.37mi
29118 Desert Princess Dr Unit 702 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	45d	1	0.37mi
29017 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$2,395	$2.03	45d	1	0.37mi
28868 Isleta Ct Unit 702 Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	25d	1	0.38mi
28868 Isleta Ct Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	45d	1	0.38mi
28763 E Portales Dr Cathedral City, CA	2.0	2.0	984	$4,200	$4.27	9d	1	0.39mi
67330 W Chimayo Dr Cathedral City, CA	2.0	2.0	1177	$3,300	$2.80	45d	1	0.41mi
67765 Ovante Rd Cathedral City, CA	3.0	2.0	1446	$2,699	$1.87	15d	1	0.41mi
29170 W Laguna Dr Cathedral City, CA	2.0	3.0	1425	$6,000	$4.21	45d	1	0.42mi
28260 Landau Blvd Unit B Cathedral City, CA	3.0	2.0	1354	$2,475	$1.83	0d	1	0.43mi
29199 E Portales Dr Unit 702 Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	45d	1	0.50mi
67727 S Natoma Dr Cathedral City, CA	2.0	3.0	1425	$4,500	$3.16	45d	1	0.55mi
29704 W Trancas Dr Cathedral City, CA	2.0	2.5	1425	$6,000	$4.21	45d	1	0.68mi

HOA detail condo

• Monthly dues: $595 · $7,140/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $295,000 Active 29 DOM
2. 2026-06-18
   days on market $295,000 Active 26 DOM
3. 2026-06-17
   days on market $295,000 Active 25 DOM
4. 2026-06-16
   days on market $295,000 Active 24 DOM
5. 2026-06-15
   days on market $295,000 Active 23 DOM
6. 2026-06-13
   days on market $295,000 Active 21 DOM
7. 2026-06-13
   days on market $295,000 Active 20 DOM
8. 2026-06-09
   days on market $295,000 Active 17 DOM
9. 2026-06-08
   days on market $295,000 Active 16 DOM
10. 2026-06-07
    days on market $295,000 Active 15 DOM
11. 2026-06-04
    days on market $295,000 Active 12 DOM
12. 2026-06-03
    days on market $295,000 Active 11 DOM
13. 2026-06-02
    days on market $295,000 Active 10 DOM
14. 2026-06-01
    days on market $295,000 Active 9 DOM
15. 2026-05-31
    days on market $295,000 Active 8 DOM
16. 2026-05-22
    listed $295,000 Active
17. 1993-05-20
    soldstatus $61,000

ⓘ 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: $1,686 · $140/mo
• Projected year-2 tax: $2,242 · $187/mo
• Expected delta: +$556/yr (+$46/mo · 33.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 4 d/yr ≥112°F today · 11 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: $42,681
• − Mortgage interest: −$16,525
• − Property taxes: −$1,686
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,414
• − Management: −$3,414
• − HOA: −$7,140
• − Depreciation: −$8,582
• Taxable income: $445
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $4,746/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

+383.6% since first listed

2 events — show timeline

• 2026-05-22 Listed $295,000 CRMLS
• 1993-05-20 Sold (Public Records) $61,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,686 · +0.6% YoY. Source: county tax records.