27 Via Valverde · Cathedral City, CA 92234

$219,900

2 bd · 2.0 ba · 1,586 sqft · Manufactured public records · 62 Days on market

Built 2001 $139/sqft · 162% above area

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• 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 MLS

This practically brand-new completely renovated home offers country club living at a price that can't be beat! Offered fully furnished and turn-key, it features a spacious great room with vaulted ceilings and clerestory windows that showcase breathtaking mountain views and fill the space with natural light. The gourmet kitchen is a chef's dream, complete with high-end smart stainless steel appliances, sleek quartz countertops, a custom tile backsplash, a sit-in island, and warm, sexy shaker-style cabinetry. Luxury vinyl flooring flows throughout the home, leading to a stylish butler's pantry, perfect for serving cocktails and appetizers. The designer bathrooms feature quartz counters, custom-tiled showers, and elegant glass partitions. You'll find three generously sized bedrooms with ample closet space, complemented by contemporary hardware and chic light fixtures throughout. The wide hallway and doors allow for maximum accessibility. Step outside to enjoy a beautifully landscaped yard with accent lighting, a powered shed, and a charming private patio, ideal for relaxing desert evenings. Clever use of the outdoor space could allow for the addition of a fenced pet area / dog run. This rare gem sits on a low-maintenance, budget-friendly lot in the heart of the community, just steps away from the dog park, pools, clubhouse, and restaurant. Date palm Country Club is a 55+ community. Monthly lot rent of $1,465 includes park amenities (golf is additional). This one is priced to move quickly. Bonus: The Seller is willing to include a 2005 Buick Rendezvous with 98,000 miles / one owner in the sale! This home is truly turn-key! Schedule your tour today!

Key facts

• 2 parking spots
• Community pool
• Built 2001

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $999 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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); 55% 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 $2,908/mo this rent would consume 47% 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 $7k 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 $62k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $206,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.32% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.48%
• DSCR: 1.87
• GRM: 6.3

CMA / ARV

• ARV (median comp): $85,713
• List price: $219,900
• Delta: 156.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 N Paseo Laredo	0.07mi	2/2.0	1,440 (-9%)	4mo	$157,000	$109	78
67 Paseo Laredo North	0.13mi	2/2.0	1,440 (-9%)	1mo	$55,000	$38	78
12 Via Valverde	0.02mi	3/2.0 (+1)	1,440 (-9%)	5mo	$120,000	$83	75
126 Via Valverde	0.26mi	2/2.0	1,440 (-9%)	2mo	$179,500	$125	70
153 Estrada Way	0.30mi	2/2.0	1,440 (-9%)	1mo	$46,500	$32	70
229 Calle Leandro	0.28mi	2/2.0	1,440 (-9%)	3mo	$90,000	$63	69
24 Mesa View Dr	0.52mi	2/2.0	1,440 (-9%)	2mo	$68,000	$47	59
451 Paseo Perdido	0.65mi	2/2.0	1,680 (+6%)	3mo	$112,000	$67	57
257 Wolf	0.62mi	2/2.0	1,440 (-9%)	3mo	$75,000	$52	53
409 S Paseo Laredo	0.68mi	2/2.0	1,440 (-9%)	1mo	$58,000	$40	52
443 Paseo Perdido	0.75mi	2/2.0	1,440 (-9%)	0mo	$65,000	$45	49
464 Cerritos Way	0.73mi	2/2.0	1,440 (-9%)	2mo	$95,000	$66	49

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: 11.7%
• Equity multiple: 1.46×
• Total profit: $28,574
• Equity at exit: $32,788

10-year hold

• IRR: 20.8%
• Equity multiple: 2.77×
• Total profit: $109,131
• Equity at exit: $19,013

Cash invested: $61,572 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,908 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$53 /mo · $641/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $999

Break-even live

Break-even rent $1,643

Max offer price $219,900

Occupancy floor 61%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	43d	1	0.19mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	43d	1	0.30mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	43d	1	0.31mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	21d	1	0.42mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	20d	1	0.44mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	43d	1	0.53mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	14d	1	0.53mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	43d	1	0.54mi
250 S Paseo Laredo Cathedral City, CA	2.0	2.0	1600	$1,800	$1.12	12d	1	0.57mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	43d	1	0.59mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	43d	1	0.59mi
251 S Paseo Laredo Unit 251 Cathedral City, CA	1.0	2.0	1440	$2,550	$1.77	24d	1	0.59mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	17d	1	0.60mi
13 Vista Mirage Way Rancho Mirage, CA	3.0	2.0	2071	$3,700	$1.79	44d	1	0.62mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	43d	1	0.72mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	43d	1	0.75mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	2d	1	0.80mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	43d	1	0.83mi
522 Desert West Dr Rancho Mirage, CA	2.0	2.0	1984	$4,500	$2.27	43d	1	0.86mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	43d	1	0.88mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	43d	1	0.90mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	43d	1	0.93mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	43d	1	0.95mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	7d	1	0.99mi
5 Chandra Ln Rancho Mirage, CA	3.0	2.0	2015	$4,000	$1.99	43d	1	0.99mi
8 Mission Ct Rancho Mirage, CA	2.0	2.0	1540	$2,500	$1.62	18d	1	1.01mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	24d	1	1.02mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	24d	1	1.02mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	12d	1	1.03mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	43d	1	1.04mi
22 Calle Escala Rancho Mirage, CA	3.0	2.5	2116	$3,800	$1.80	10d	1	1.05mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	43d	1	1.06mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	4d	1	1.09mi
70170 Sun Valley Dr Rancho Mirage, CA	2.0	2.0	1368	$3,800	$2.78	4d	1	1.11mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	13d	1	1.15mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	21d	1	1.15mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	10d	1	1.15mi
37800 Da Vall Dr #12 Rancho Mirage, CA	2.0	2.0	1387	$2,400	$1.73	43d	1	1.18mi
624 Hospitality Dr Rancho Mirage, CA	2.0	2.0	2000	$3,295	$1.65	43d	1	1.22mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	43d	1	1.25mi

Listing history 30 events

1. 2026-06-18
   days on market $219,900 Active 62 DOM
2. 2026-06-17
   days on market $219,900 Active 61 DOM
3. 2026-06-16
   days on market $219,900 Active 60 DOM
4. 2026-06-15
   days on market $219,900 Active 59 DOM
5. 2026-06-13
   days on market $219,900 Active 57 DOM
6. 2026-06-13
   days on market $219,900 Active 56 DOM
7. 2026-06-09
   days on market $219,900 Active 53 DOM
8. 2026-06-08
   days on market $219,900 Active 52 DOM
9. 2026-06-07
   days on market $219,900 Active 51 DOM
10. 2026-06-04
    pricedays on market $219,900 Active 48 DOM
11. 2026-06-03
    days on market $229,900 Active 47 DOM
12. 2026-06-02
    days on market $229,900 Active 46 DOM
13. 2026-06-01
    days on market $229,900 Active 45 DOM
14. 2026-05-31
    days on market $229,900 Active 44 DOM
15. 2026-04-17
    listed $229,900 Active 1674-char remark

    Show marketing remark (1674 chars)

    This practically brand-new completely renovated home offers country club living at a price that can't be beat! Offered fully furnished and turn-key, it features a spacious great room with vaulted ceilings and clerestory windows that showcase breathtaking mountain views and fill the space with natural light. The gourmet kitchen is a chef's dream, complete with high-end smart stainless steel appliances, sleek quartz countertops, a custom tile backsplash, a sit-in island, and warm, sexy shaker-style cabinetry. Luxury vinyl flooring flows throughout the home, leading to a stylish butler's pantry, perfect for serving cocktails and appetizers. The designer bathrooms feature quartz counters, custom-tiled showers, and elegant glass partitions. You'll find three generously sized bedrooms with ample closet space, complemented by contemporary hardware and chic light fixtures throughout. The wide hallway and doors allow for maximum accessibility. Step outside to enjoy a beautifully landscaped yard with accent lighting, a powered shed, and a charming private patio, ideal for relaxing desert evenings. Clever use of the outdoor space could allow for the addition of a fenced pet area / dog run. This rare gem sits on a low-maintenance, budget-friendly lot in the heart of the community, just steps away from the dog park, pools, clubhouse, and restaurant. Date palm Country Club is a 55+ community. Monthly lot rent of $1,465 includes park amenities (golf is additional). This one is priced to move quickly. Bonus: The Seller is willing to include a 2005 Buick Rendezvous with 98,000 miles / one owner in the sale! This home is truly turn-key! Schedule your tour today!

16. 2026-02-25
    price
17. 2026-01-13
    price
18. 2026-01-08
    status Active
19. 2025-12-15
    historical Backup Offers Accepted
20. 2025-10-15
    listed Active
21. 2025-05-20
    price
22. 2025-04-15
    listed Active
23. 2011-08-09
    historical
24. 2011-07-28
    listed $68,500 Active
25. 2006-11-30
    historical
26. 2006-02-21
    listed $116,800
27. 2006-02-10
    historical
28. 2005-08-01
    listed $128,500
29. 2005-07-19
    historical
30. 2005-02-02
    listed $112,900

ⓘ 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: $641 · $53/mo
• Projected year-2 tax: $1,671 · $139/mo
• Expected delta: +$1,031/yr (+$86/mo · 160.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°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: $34,900
• − Mortgage interest: −$12,318
• − Property taxes: −$641
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,792
• − Management: −$2,792
• − Depreciation: −$6,397
• Taxable income: $8,861
• Est. tax owed @ 24.0%: −$2,127
• After-tax cash flow: $9,866/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

+103.6% since first listed

16 events — show timeline

• 2026-04-17 Listed $229,900 TheMLS
• 2026-02-25 Price Changed — TheMLS
• 2026-01-13 Price Changed — TheMLS
• 2026-01-08 Relisted — TheMLS
• 2025-12-15 Contingent — TheMLS
• 2025-10-15 Listed — TheMLS
• 2025-05-20 Price Changed — TheMLS
• 2025-04-15 Listed — TheMLS
• 2011-08-09 Listing Removed — GPSMLS
• 2011-07-28 Listed $68,500 GPSMLS
• 2006-11-30 Listing Removed — GPSMLS
• 2006-02-21 Listed $116,800 GPSMLS
• 2006-02-10 Listing Removed — GPSMLS
• 2005-08-01 Listed $128,500 GPSMLS
• 2005-07-19 Listing Removed — GPSMLS
• 2005-02-02 Listed $112,900 GPSMLS

Property tax history

-0.5%/yr

Latest (2025): $641 · -2.1% YoY. Source: county tax records.