67278 W Chimayo Dr · Cathedral City, CA 92234

$216,000

1 bd · 2.0 ba · 851 sqft · Condo public records · 17 Days on market

Built 1985 $995/mo HOA · 34% 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 +11.7/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +3.4/10.0
• 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 MLS

Enjoy incredible golf/lake/fountain/mountain views! Quiet, interior location! Offered turnkey furnished to include new patio furniture with gas firepit, 65 Vizio flatscreen TV in Living Rm, nice furnishings thru-out, outdoor BBQ, all appliances & more! Couch is a pull-out for overnight guests! Patios in front & back for your enjoyment! Owners have loved living here for 10 yrs! TWO Full Baths offered with 1 BR, which is a rarity! Desert Princess offers a 27-hole PGA Championship golf course and grounds that are beautifully maintained year round! HOA includes Social Membership to the club w/ 20% off food (no monthly minimums), Tennis/Pickle Ball/Bocce Ball & Fitness Membership, Cable + HBO & Showtime, Ext Insurance, Ext water, 24-hour patrol, 34 pools & spas! DPCC is conveniently located mins away from the Palm Springs Int'l airport, exciting Downtown Palm Springs full of wonderful restaurants, shopping, hiking & nightlife, Rancho Mirage & Palm Desert! Welcome to paradise!

Key facts

• Shaded patio
• Lakefront views
• Golf course views

Tags

• LAKEFRONT VIEWS
• GOLF COURSE VIEWS
• SHADED PATIO
• TURNKEY READY
• STRONG RENTAL HISTORY
• FULL-SERVICE GATED COMMUNITY

Property features AI

Finance

• Other: All furnishings included subject to owner inventory list; some owner personal items and artwork may be removed or substituted
• Financial info: Land is lease type with annual land lease amount reported; Short-term rentals allowed; Sale may consider cash, 1031 exchange, or cash to new loan
• HOA & community: Monthly association fee ($995); HOA covers building & grounds, trash, security, maintenance, cable TV, clubhouse; Community amenities include clubhouse, fitness center, tennis, racquetball, paddle tennis, bocce, pickleball, meeting/banquet rooms, recreation room, management, guest parking, greenbelt/park, lake/pond, and golf course; Complex contains 1,206 units

Exterior

• Parking: One garage space (one total parking space, unassigned)
• Security: 24-hour security; Gated community
• Utilities: Water from local water district (CVWD); Sewer in street (paid); Cable TV available; PUD (planned unit development)
• Home design: Adobe style condominium; Attached property; Single-story (ground level, no unit above); Front door faces west; leisure area faces east
• Construction: Built per assessor records; Slab foundation
• Exterior features: Stucco exterior; Sprinkler system with timer; Lakefront and on golf course; Community has pool and in-ground heated spa; Community pool and spa (heated, in-ground)

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher; Garbage disposal
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Turnkey (furnished); Ground-level entry with no steps; No fireplace
• Laundry & utility: Washer and dryer; 220V outlet in laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $216k.

Deal economics

• At list price, monthly cash flow is $-63 ($-755/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (5.1% below list).
• Meets the 1% rule at list price ($3k rent vs $216k).
• Recommended offer: $205k (5.1% below list) — sets the bar for cash-flow.

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; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $2,927/mo this rent would consume 48% 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 $1k of loan paydown is wiped out by about $6k 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 17 days — a 2% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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.
• Current owner paid $92k; list at $216k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,884 (5.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.35% ✓
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 6.2

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-37,773
• Equity at exit: $32,206

10-year hold

• IRR: -8.5%
• Equity multiple: 0.45×
• Total profit: $-32,995
• Equity at exit: $18,676

Cash invested: $60,480 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,927 high
• Mortgage (P&I): −$1,133
• Tax from tax record: −$157 /mo · $1,887/yr
• Insurance: −$90
• HOA: −$995
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $-63

Break-even live

Break-even rent $3,006

Max offer price $204,884

Occupancy floor 97%

Sensitivity live

Price	-10% $59	-5% $-2	+0% $-63	+5% $-124	+10% $-185
Rent	-10% $-294	-5% $-179	+0% $-63	+5% $53	+10% $168
Rate	-1.0pp $46	-0.5pp $-8	base $-63	+0.5pp $-119	+1.0pp $-176

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: $54,000
• Closing costs: $6,480
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67261 Cumbres Ct Cathedral City, CA	2.0	2.0	984	$4,000	$4.07	46d	1	0.15mi
67240 S Chimayo Dr Unit 702 Cathedral City, CA	1.0	2.0	851	$2,200	$2.59	46d	1	0.16mi
67328 Cumbres Ct Unit 702 Cathedral City, CA	1.0	2.0	851	$3,400	$4.00	46d	1	0.21mi
67463 Toltec Ct Cathedral City, CA	1.0	2.0	851	$3,500	$4.11	46d	1	0.35mi
28984 Desert Princess Dr Unit 702 Cathedral City, CA	1.0	2.0	851	$3,400	$4.00	46d	1	0.69mi
28763 E Portales Dr Cathedral City, CA	2.0	2.0	984	$4,200	$4.27	10d	1	0.86mi
68080 Risueno Rd Cathedral City, CA	2.0	1.0	800	$2,200	$2.75	17d	1	1.22mi

HOA detail condo

• Monthly dues: $995 · $11,940/yr
• Likely covers: watergascablelandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-21
   days on market $216,000 Active 17 DOM
2. 2026-06-18
   days on market $216,000 Active 14 DOM
3. 2026-06-17
   days on market $216,000 Active 13 DOM
4. 2026-06-16
   days on market $216,000 Active 12 DOM
5. 2026-06-15
   days on market $216,000 Active 11 DOM
6. 2026-06-13
   days on market $216,000 Active 9 DOM
7. 2026-06-13
   days on market $216,000 Active 8 DOM
8. 2026-06-09
   days on market $216,000 Active 5 DOM
9. 2026-06-08
   days on market $216,000 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $216,000 Active 3 DOM

ⓘ 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: $1,887 · $157/mo
• Projected year-2 tax: $1,887 · $157/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 2/10 Low FEMA zone X · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥112°F today · 13 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: $35,119
• − Mortgage interest: −$12,099
• − Property taxes: −$1,887
• − Insurance: −$1,080
• − Repairs & maintenance: −$2,810
• − Management: −$2,810
• − HOA: −$11,940
• − Depreciation: −$6,284
• Taxable loss: −$3,789
• Est. tax savings @ 24.0%: +$909
• After-tax cash flow: $154/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

+130.0% since first listed

23 events — show timeline

• 2026-06-04 Listed $216,000 GPSMLS
• 2018-03-30 Sold (Public Records) $46,250 Public Records
• 2018-03-30 Sold (MLS) $92,500 GPSMLS
• 2018-03-24 Pending — GPSMLS
• 2018-01-20 Contingent — GPSMLS
• 2017-12-16 Listed $95,000 GPSMLS
• 2015-11-25 Listing Removed — GPSMLS
• 2015-11-23 Price Changed $88,000 GPSMLS
• 2015-04-18 Listed $99,000 GPSMLS
• 2008-03-06 Sold (Public Records) $125,000 Public Records
• 2008-01-31 Listing Removed — GPSMLS
• 2008-01-28 Price Changed $129,900 GPSMLS
• 2007-07-03 Listed $144,500 GPSMLS
• 2005-09-01 Sold (Public Records) $140,000 Public Records
• 2005-06-21 Sold (MLS) $140,000 GPSMLS
• 2005-04-01 Listed $145,000 GPSMLS
• 2004-02-26 Sold (MLS) $90,000 CRMLS
• 2004-02-24 Sold (MLS) $92,000 PALM
• 2004-01-17 Delisted — PALM
• 2003-12-14 Listed $93,900 PALM
• 2003-12-10 Listed $93,900 CRMLS
• 2003-12-10 Listing Removed — GPSMLS
• 2003-11-14 Listed $93,900 GPSMLS

Property tax history

-0.4%/yr

Latest (2025): $1,887 · +0.3% YoY. Source: county tax records.