13 Lincoln Ave · Cathedral City, CA 92234

$49,900

2 bd · 1.0 ba · 500 sqft · Manufactured · 152 Days on market

Built 1965 ↓ 6% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Located within a 55+ senior community, the neighborhood is undergoing a utility conversion, with SoCal Electric and SC Gas connecting utilities directly to each home. The seller is offering six months of paid lease payments. As is, no repairs. Built in 1965, this Bonanza model measures 50 by 10 feet and includes three additions: a porch, living room, and a bonus room currently used as a second bedroom. The property has seen several recent upgrades: Three new Mini splits, and ceiling fans, water heater, flooring, lighting, and commode are four years old. Stove, refrigerator, laminated countertop, and towel rack around the tub are two years old. Bathroom sink, faucet, countertop, porch floori

Key facts

• Access to hot tub
• Access to library
• Access to pool

Tags

• DINING ROOM TABLE SEATS EIGHT
• ACCESS TO POOL
• ACCESS TO HOT TUB
• ACCESS TO SHUFFLEBOARD COURT
• ACCESS TO LIBRARY
• ACCESS TO POOL TABLES

Property features AI

Finance

• Other: Senior community; sold as-is; termite report available
• Financial info: Land lease (monthly/annual lease applies)
• HOA & community: Association maintains landscaping; Association has pet rules (contact for details); Clubhouse with meeting rooms, banquet facilities and card/billiard rooms; Onsite property management; Sauna; Association pool (in-ground, filtered) and heated community spa; Conference facilities; Guest parking

Exterior

• Parking: Attached garage and driveway; 2 covered parking spaces; 2 carport spaces; Guest parking and common RV parking available in the community
• Security: Community security features; Exterior security lights; Resident manager; Smoke detector; Guarded community
• Utilities: Water meter on property, served by water district, on site; Sewer in street paid and shared septic
• Home design: Single-story; Faces east; Residential mobile home, updated/remodeled; Located in a mobile home park (Tramview Mobile Park)
• Construction: Manufactured home construction
• Exterior features: Manufactured single-wide home; Shed on property; Back yard; Walk street with street lighting; Private road; Resident manager on site; Exterior security lights; Near public transit; Patio home

Interior

• Kitchen: Cooktop (electric); Free standing electric range/oven; Microwave; Dishwasher; Refrigerator; Laminate counters; Breakfast bar and breakfast counter/bar; Dining area and separate dining room
• Bedrooms: Single-unit mobile home (floor/level: 1)
• Flooring: Hardwood floors
• Bathrooms: Remodeled bathroom with tile and shower stall
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Furnished; Custom window coverings, drapes/curtains and blinds; Sliding glass doors; Patio (covered); Has view of golf course and treetops
• Laundry & utility: No laundry in unit; Water heater unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.4% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $3k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 3.63% ✓
• Cap rate: 32.44%
• Cash-on-cash: 93.38%
• DSCR: 5.15
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $26,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Mckinley Dr	0.13mi	1/1.0 (-1)	500 (0%)	8mo	$24,000	$48	82
22 Eisenhower Dr Dr	0.25mi	1/1.0 (-1)	480 (-4%)	20mo	$25,000	$52	60

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: 94.4%
• Equity multiple: 5.41×
• Total profit: $61,588
• Equity at exit: $7,440

10-year hold

• IRR: 97.3%
• Equity multiple: 11.35×
• Total profit: $144,563
• Equity at exit: $4,314

Cash invested: $13,972 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $1,087

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 35%

Sensitivity live

Price	-10% $1,122	-5% $1,104	+0% $1,087	+5% $1,070	+10% $1,053
Rent	-10% $944	-5% $1,016	+0% $1,087	+5% $1,159	+10% $1,230
Rate	-1.0pp $1,112	-0.5pp $1,100	base $1,087	+0.5pp $1,074	+1.0pp $1,061

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36953 Bankside Dr Unit 10 Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	23d	1	0.68mi
36953 Bankside Dr Unit 5 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	3d	1	0.68mi
36953 Bankside Dr Unit A Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	25d	1	0.68mi
36957 Melrose Dr Unit C Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	25d	1	0.71mi
36957 Melrose Dr Unit 7 Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	23d	1	0.71mi
36947 Melrose Dr Unit 4 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	25d	1	0.72mi
36947 Melrose Dr Unit D Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	23d	1	0.72mi
36947 Melrose Dr Unit 4 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	4d	1	0.72mi
68365 Tahquitz Rd Unit 8 Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	4d	1	0.81mi
68365 Tahquitz Rd Unit 6 Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	23d	1	0.81mi
37112 Palo Verde Dr Unit 4 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	4d	1	0.84mi
37112 Palo Verde Dr Unit 4 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	25d	1	0.84mi
37112 Palo Verde Dr Unit 3 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	23d	1	0.84mi
37156 Palo Verde Dr Unit D Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	25d	1	0.86mi
37156 Palo Verde Dr Unit 5 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	23d	1	0.86mi
37156 Palo Verde Dr Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	4d	1	0.86mi
68460 Kings Rd Unit 3 Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	4d	1	0.86mi
68460 Kings Rd Unit C Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	23d	1	0.86mi
37111 Cathedral Canyon Dr Unit B Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	3d	1	0.86mi
37111 Cathedral Canyon Dr Unit A Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	25d	1	0.86mi
37111 Cathedral Canyon Dr Unit 2 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	23d	1	0.86mi
37700 Van Fleet St Unit 3 Cathedral City, CA	1.0	1.0	525	$1,395	$2.66	45d	1	1.26mi
38501 Bel Air Dr Cathedral City, CA	1.0	1.0	468	$1,600	$3.42	19d	1	1.47mi
69333 E Palm Canyon Dr Spc 176 Cathedral City, CA	1.0	1.0	560	$1,500	$2.68	0d	1	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $49,900 Active 152 DOM
2. 2026-06-18
   days on market $49,900 Active 149 DOM
3. 2026-06-17
   days on market $49,900 Active 148 DOM
4. 2026-06-16
   days on market $49,900 Active 147 DOM
5. 2026-06-15
   days on market $49,900 Active 146 DOM
6. 2026-06-13
   days on market $49,900 Active 144 DOM
7. 2026-06-13
   days on market $49,900 Active 143 DOM
8. 2026-06-09
   days on market $49,900 Active 140 DOM
9. 2026-06-08
   days on market $49,900 Active 139 DOM
10. 2026-06-07
    days on market $49,900 Active 138 DOM
11. 2026-06-04
    days on market $49,900 Active 135 DOM
12. 2026-06-03
    days on market $49,900 Active 134 DOM
13. 2026-06-02
    days on market $49,900 Active 133 DOM
14. 2026-06-02
    status $49,900 Active 132 DOM
15. 2026-06-01
    days on market $49,900 Backup Offers Accepted 132 DOM
16. 2026-05-31
    days on market $49,900 Backup Offers Accepted 131 DOM
17. 2026-04-25
    historical Backup Offers Accepted
18. 2026-04-06
    price $49,900
19. 2026-03-18
    status Active
20. 2026-03-17
    historical Backup Offers Accepted
21. 2026-01-20
    listed $53,000 Active

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 52% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 21 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: $21,753
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$1,452
• Taxable income: $13,028
• Est. tax owed @ 24.0%: −$3,127
• After-tax cash flow: $9,920/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

-5.8% since first listed

5 events — show timeline

• 2026-04-25 Contingent — TheMLS
• 2026-04-06 Price Changed $49,900 TheMLS
• 2026-03-18 Relisted — TheMLS
• 2026-03-17 Contingent — TheMLS
• 2026-01-20 Listed $53,000 TheMLS