69801 Ramon 57 · Cathedral City, CA 92234

$39,500

None bd · None ba · — sqft · Land · 42 Days on market

1,742 sqft lot $455/mo HOA · 12% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

PRICED TO MOVE! RV Lot! YOU OWN THE LAND! Desert Shadows RV Resort offers 2 large & well-maintained clubhouses plus 3 additional satellite clubhouses, An indoor pool with a large spa and sauna, An olympic-size lap pool, A total of 6 pools, 5 spas and 3 saunas, Sunken, lighted tennis courts, 8 Pickle-ball courts, An indoor shuffleboard pavilion, 16,000-square foot San Jacinto room with floating hardwood dance floor, and a professional stage, plus a large kitchen, A 3,000-square foot “Our Gang” party room and lounge with a giant fireplace and kitchen, A huge party terrace with mountain views, A fully equipped fitness center, A dance studio, Library, Billiards room, Horseshoe

Key facts

• 5 spas
• 6 pools
• 3 saunas

Tags

• INDOOR POOL
• OLYMPIC-SIZE LAP POOL
• 6 POOLS
• 5 SPAS
• 3 SAUNAS
• LIGHTED TENNIS COURTS

What this means for you Summary

Snapshot

• This is a land listed at $40k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $40k).
• Recommended offer: $38k (3.0% below list) — sets the bar for market timing.
• Cap rate 74.3% 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); 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 $3,757/mo this rent would consume 61% 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 $273 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Recommended offer $38,315 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 9.51% ✓
• Cap rate: 74.35%
• Cash-on-cash: 243.05%
• DSCR: 11.81
• GRM: 0.9

CMA / ARV

• ARV (median comp): $129,950
• List price: $39,500
• Delta: -69.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69411 Ramon Rd #507	0.11mi	—/—	—	1mo	$65,000	—	82
69411 Ramon Rd #532	0.11mi	—/—	—	3mo	$75,000	—	80
69801 Ramon Rd #255	0.15mi	—/—	—	3mo	$65,000	—	78
69411 Ramon Rd #401	0.17mi	—/—	—	2mo	$69,000	—	78
69411 Ramon Rd #359	0.17mi	—/—	—	2mo	$62,000	—	78
69411 Ramon Rd #1029	0.24mi	—/—	—	0mo	$139,900	—	76
69411 Ramon Rd #778	0.24mi	—/—	—	2mo	$145,000	—	75
69411 Ramon Rd #859	0.24mi	—/—	—	2mo	$90,000	—	75
69411 Ramon Rd #372	0.24mi	—/—	—	2mo	$144,000	—	75
69411 Ramon Rd #254	0.30mi	—/—	—	2mo	$89,000	—	71
69411 Ramon Rd #37	0.38mi	—/—	—	1mo	$108,000	—	69
69411 Ramon Rd #152	0.42mi	—/—	—	1mo	$135,000	—	67

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: —
• Equity multiple: 13.43×
• Total profit: $137,444
• Equity at exit: $5,890

10-year hold

• IRR: —
• Equity multiple: 28.87×
• Total profit: $308,203
• Equity at exit: $3,415

Cash invested: $11,060 (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: 0.9×

Monthly cashflow live

• Estimated rent: $3,757 high
• Mortgage (P&I): −$207
• Tax est. 1.5%: −$49 /mo · $592/yr
• Insurance: −$16
• HOA: −$455
• Vacancy / Maint / Mgmt: −$789
• Net cashflow: $2,240

Break-even live

Break-even rent $921

Max offer price $39,500

Occupancy floor 35%

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69801 Ramon Rd #115 Cathedral City, CA	1.0	1.0	600	$1,600	$2.67	15d	1	0.16mi
71 Via Las Flores Rancho Mirage, CA	3.0	3.5	2724	$5,900	$2.17	3d	1	0.29mi
88 Via Las Flores Rancho Mirage, CA	3.0	2.5	2333	$5,000	$2.14	43d	1	0.30mi
192 Via San Lucia Rancho Mirage, CA	3.0	2.0	1843	$4,175	$2.27	43d	1	0.47mi
24 Via Las Flores Rancho Mirage, CA	2.0	2.0	2331	$6,500	$2.79	43d	1	0.53mi
39 Calle del Norte Rancho Mirage, CA	3.0	4.5	3267	$10,000	$3.06	43d	1	0.58mi
96 Via Bella Rancho Mirage, CA	3.0	3.5	3006	$13,000	$4.32	43d	1	0.64mi
253 Loch Lomond Rd Rancho Mirage, CA	3.0	4.0	2452	$11,900	$4.85	43d	1	0.87mi
32350 Rancho Vista Dr Unit 1 Cathedral City, CA	1.0	1.0	—	$750	—	43d	1	0.88mi
69275 Kemper Ct Cathedral City, CA	3.0	2.0	1386	$3,850	$2.78	43d	1	0.92mi
32425 Rancho Vista Dr Unit A Cathedral City, CA	2.0	1.0	754	$1,950	$2.59	7d	1	0.93mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	24d	1	0.99mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	18d	1	0.99mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	22d	1	0.99mi
32585 Cielo Vista Rd Cathedral City, CA	2.0	2.0	840	$2,000	$2.38	24d	1	1.01mi
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	43d	1	1.04mi
32150 Aurora Vista Rd Unit C Cathedral City, CA	2.0	1.0	1100	$2,395	$2.18	43d	1	1.05mi
32150 Aurora Vista Rd Cathedral City, CA	2.0	1.0	1100	$2,195	$2.00	43d	1	1.05mi
9 Via Santanella Rancho Mirage, CA	3.0	4.0	3108	$11,999	$3.86	43d	1	1.08mi
32790 Aurora Vista Rd Cathedral City, CA	3.0	3.0	2037	$3,300	$1.62	43d	1	1.10mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	43d	1	1.11mi
21 Via Bella Rancho Mirage, CA	3.0	2.0	2331	$3,900	$1.67	24d	1	1.12mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	43d	1	1.12mi
624 Hospitality Dr Rancho Mirage, CA	2.0	2.0	2000	$3,295	$1.65	43d	1	1.12mi
18 Via Bella Rancho Mirage, CA	3.0	3.0	2333	$5,200	$2.23	43d	1	1.15mi
20 Via Bella Rancho Mirage, CA	3.0	2.5	2367	$3,995	$1.69	22d	1	1.15mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	18d	1	1.16mi
134 Royal Saint Georges Way Rancho Mirage, CA	3.0	3.5	3598	$12,000	$3.34	43d	1	1.17mi
136 Royal Saint Georges Way Rancho Mirage, CA	3.0	3.0	3349	$13,000	$3.88	20d	1	1.18mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	43d	1	1.18mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	43d	1	1.18mi
32200 Cathedral Canyon Dr #31 Cathedral City, CA	1.0	1.0	740	$1,550	$2.09	24d	1	1.24mi
645 Hospitality Dr Rancho Mirage, CA	3.0	3.0	2727	$4,300	$1.58	43d	1	1.25mi
30925 Avenida Juarez Cathedral City, CA	3.0	2.0	1905	$3,600	$1.89	43d	1	1.27mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	43d	1	1.28mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	3d	1	1.31mi
310 Forest Hills Dr Rancho Mirage, CA	1.0	1.5	1049	$2,200	$2.10	43d	1	1.31mi
30356 Avenida del Padre Cathedral City, CA	3.0	2.0	1697	$2,995	$1.76	43d	1	1.31mi
38 Burgundy Rancho Mirage, CA	3.0	3.0	2726	$4,500	$1.65	18d	1	1.35mi
343 Forest Hills Dr Rancho Mirage, CA	2.0	2.0	1535	$4,500	$2.93	43d	1	1.39mi

HOA detail

• Monthly dues: $455 · $5,460/yr
• Likely covers: poolgym

Listing history 14 events

1. 2026-06-18
   days on market $39,500 Active 42 DOM
2. 2026-06-17
   days on market $39,500 Active 41 DOM
3. 2026-06-16
   days on market $39,500 Active 40 DOM
4. 2026-06-15
   days on market $39,500 Active 39 DOM
5. 2026-06-13
   days on market $39,500 Active 37 DOM
6. 2026-06-13
   days on market $39,500 Active 36 DOM
7. 2026-06-09
   days on market $39,500 Active 33 DOM
8. 2026-06-08
   days on market $39,500 Active 32 DOM
9. 2026-06-07
   days on market $39,500 Active 31 DOM
10. 2026-06-04
    days on market $39,500 Active 28 DOM
11. 2026-06-03
    days on market $39,500 Active 27 DOM
12. 2026-06-02
    days on market $39,500 Active 26 DOM
13. 2026-06-01
    days on market $39,500 Active 25 DOM
14. 2026-05-31
    days on market $39,500 Active 24 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $45,085
• − Mortgage interest: −$2,213
• − Property taxes: −$592
• − Insurance: −$198
• − Repairs & maintenance: −$3,607
• − Management: −$3,607
• − HOA: −$5,460
• − Depreciation: −$1,149
• Taxable income: $28,260
• Est. tax owed @ 24.0%: −$6,782
• After-tax cash flow: $20,099/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