30146 San Antonio Dr · Cathedral City, CA 92234

$187,000

3 bd · 2.0 ba · 1,556 sqft · SingleFamily public records

Built 1959 0.27 ac lot ↓ 15% 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

Large corner lot with mountain views. Mid-Century Style with lots of opportunities. Gated front and back with courtyard and porch area. Leased solar system on property for energy efficiency. HVAC was installed in 2018. There is room to re-imagine and transform this home according to your taste.

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $187k).
• Cap rate 19.8% 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 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 95% 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 $4,719/mo this rent would consume 77% 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.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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

• Watch-outs: property tax is 3.6% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $187,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.52% ✓
• Cap rate: 19.81%
• Cash-on-cash: 48.27%
• DSCR: 3.15
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $549,268
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30201 San Diego Dr	0.13mi	3/2.0	1,460 (-6%)	8mo	$355,000	$243	77
30076 San Joaquin Dr	0.06mi	4/2.5 (+1)	1,709 (+10%)	11mo	$550,000	$322	64
30124 San Joaquin Dr	0.05mi	4/2.5 (+1)	1,709 (+10%)	12mo	$550,000	$322	64
29438 W Laguna Dr	0.53mi	2/2.5 (-1)	1,500 (-4%)	2mo	$537,500	$358	61
67178 San Gabriel Cir E	0.23mi	3/2.0	1,368 (-12%)	13mo	$399,900	$292	59
67633 S Laguna Dr	0.66mi	2/2.5 (-1)	1,525 (-2%)	2mo	$545,000	$357	57
29530 W Laguna Dr	0.56mi	3/2.5	1,604 (+3%)	12mo	$505,000	$315	57
29741 W Laguna Dr	0.62mi	2/3.0 (-1)	1,500 (-4%)	5mo	$650,000	$433	52
67636 S Natoma Dr	0.69mi	2/2.5 (-1)	1,533 (-2%)	13mo	$470,000	$307	48
29382 W Laguna Dr	0.51mi	2/2.5 (-1)	1,425 (-8%)	10mo	$534,000	$375	47
67645 S Laguna Dr	0.67mi	2/2.5 (-1)	1,425 (-8%)	2mo	$510,000	$358	46
67638 S Natoma Dr	0.70mi	3/2.5	1,686 (+8%)	13mo	$595,000	$353	41

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: 46.1%
• Equity multiple: 3.01×
• Total profit: $105,168
• Equity at exit: $27,882

10-year hold

• IRR: 52.0%
• Equity multiple: 6.15×
• Total profit: $269,744
• Equity at exit: $16,168

Cash invested: $52,360 (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: 3.3×

Monthly cashflow live

• Estimated rent: $4,719 high
• Mortgage (P&I): −$981
• Tax from tax record: −$563 /mo · $6,754/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$991
• Net cashflow: $2,106

Break-even live

Break-even rent $2,052

Max offer price $187,000

Occupancy floor 50%

Sensitivity live

Price	-10% $2,212	-5% $2,159	+0% $2,106	+5% $2,053	+10% $2,000
Rent	-10% $1,734	-5% $1,920	+0% $2,106	+5% $2,293	+10% $2,479
Rate	-1.0pp $2,200	-0.5pp $2,154	base $2,106	+0.5pp $2,058	+1.0pp $2,009

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30201 San Diego Dr Cathedral City, CA	3.0	2.0	1060	$2,700	$2.55	44d	1	0.14mi
4415 Vantage Ln Palm Springs, CA	3.0	2.5	1940	$5,500	$2.84	44d	1	0.45mi
29348 W Laguna Dr Cathedral City, CA	2.0	2.5	1650	$6,300	$3.82	44d	1	0.56mi
29488 W Laguna Dr Cathedral City, CA	3.0	3.0	1604	$5,500	$3.43	44d	1	0.56mi
29581 W Laguna Dr Cathedral City, CA	3.0	3.0	1825	$6,000	$3.29	44d	1	0.58mi
29578 W Laguna Dr Cathedral City, CA	2.0	3.0	1604	$7,000	$4.36	44d	1	0.60mi
67613 Cielo Ct Cathedral City, CA	3.0	2.5	1825	$6,500	$3.56	44d	1	0.60mi
29170 W Laguna Dr Cathedral City, CA	2.0	3.0	1425	$6,000	$4.21	44d	1	0.61mi
67579 S Laguna Dr Cathedral City, CA	2.0	2.5	1704	$6,300	$3.70	44d	1	0.63mi
67550 S Laguna Dr Cathedral City, CA	2.0	3.0	1825	$5,500	$3.01	44d	1	0.63mi
67645 Cielo Ct Cathedral City, CA	2.0	2.5	1604	$6,800	$4.24	44d	1	0.65mi
67568 S Laguna Dr Cathedral City, CA	3.0	2.5	1825	$7,000	$3.84	25d	1	0.65mi
67361 N Laguna Dr Cathedral City, CA	3.0	2.5	1870	$6,000	$3.21	44d	1	0.66mi
29869 W Laguna Dr Cathedral City, CA	2.0	3.0	1604	$5,700	$3.55	44d	1	0.68mi
29017 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$2,395	$2.03	44d	1	0.69mi
67636 S Natoma Dr Cathedral City, CA	2.0	2.5	1533	$5,000	$3.26	44d	1	0.71mi
9 Lakeview Cir Cathedral City, CA	2.0	1.5	1152	$1,950	$1.69	44d	1	0.72mi
67683 S Laguna Dr Cathedral City, CA	2.0	3.0	1825	$5,000	$2.74	44d	1	0.72mi
67296 Lakota Ct Cathedral City, CA	3.0	2.5	1860	$6,300	$3.39	44d	1	0.73mi
29631 W Trancas Dr Cathedral City, CA	2.0	2.5	1533	$6,300	$4.11	44d	1	0.74mi
67659 S Natoma Dr Cathedral City, CA	2.0	2.5	1684	$6,800	$4.04	44d	1	0.74mi
67646 S Natoma Dr Cathedral City, CA	2.0	3.0	1686	$6,000	$3.56	44d	1	0.74mi
35 Lakeview Cir Cathedral City, CA	2.0	1.5	1152	$2,200	$1.91	44d	1	0.74mi
28920 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	44d	1	0.75mi
67595 Lagos Way Cathedral City, CA	3.0	3.0	1285	$3,500	$2.72	44d	1	0.75mi
29704 W Trancas Dr Cathedral City, CA	2.0	2.5	1425	$6,000	$4.21	44d	1	0.76mi
67385 Zuni Ct Cathedral City, CA	3.0	3.0	2101	$7,000	$3.33	44d	1	0.81mi
67665 Lagos Way Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	44d	1	0.82mi
67372 Zuni Ct Cathedral City, CA	3.0	3.5	2101	$7,000	$3.33	44d	1	0.83mi
29777 Sandy Ct Cathedral City, CA	3.0	3.0	1841	$5,000	$2.72	44d	1	0.83mi
67727 S Natoma Dr Cathedral City, CA	2.0	3.0	1425	$4,500	$3.16	44d	1	0.85mi
28764 Taos Ct Cathedral City, CA	2.0	2.0	1177	$4,400	$3.74	44d	1	0.86mi
28859 Desert Princess Dr Cathedral City, CA	3.0	2.0	1285	$3,700	$2.88	44d	1	0.86mi
67857 30th Ave Cathedral City, CA	3.0	2.0	1523	$3,500	$2.30	15d	1	0.87mi
29756 Sandy Ct Cathedral City, CA	3.0	3.0	1732	$4,900	$2.83	44d	1	0.88mi
29118 Desert Princess Dr Unit 702 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	44d	1	0.89mi
29576 Sandy Ct Cathedral City, CA	3.0	2.0	1503	$5,000	$3.33	44d	1	0.90mi
28656 Taos Ct Cathedral City, CA	2.0	2.0	1177	$2,200	$1.87	44d	1	0.90mi
67232 S Chimayo Dr Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	44d	1	0.91mi
28964 Desert Princess Dr Cathedral City, CA	2.0	2.0	1177	$2,700	$2.29	44d	1	0.91mi

Listing history 8 events

1. 2025-04-20
   historical
2. 2025-01-07
   listed $187,000
3. 2024-07-30
   status Pending
4. 2024-06-25
   price $187,000
5. 2024-03-06
   historical
6. 2024-03-06
   status Pending
7. 2024-02-16
   historical Active Under Contract
8. 2024-02-08
   listed $220,000 Active

ⓘ 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: $6,754 · $563/mo
• Projected year-2 tax: $6,754 · $563/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 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°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: $56,623
• − Mortgage interest: −$10,475
• − Property taxes: −$6,754
• − Insurance: −$935
• − Repairs & maintenance: −$4,530
• − Management: −$4,530
• − Depreciation: −$5,440
• Taxable income: $23,959
• Est. tax owed @ 24.0%: −$5,750
• After-tax cash flow: $19,525/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

-15.0% since first listed

8 events — show timeline

• 2025-04-20 Listing Removed — GPSMLS
• 2025-01-07 Listed $187,000 GPSMLS
• 2024-07-30 Pending — GPSMLS
• 2024-06-25 Price Changed $187,000 GPSMLS
• 2024-03-06 Listing Removed — GPSMLS
• 2024-03-06 Pending — GPSMLS
• 2024-02-16 Contingent — GPSMLS
• 2024-02-08 Listed $220,000 GPSMLS

Property tax history

+9.9%/yr

Latest (2025): $6,754 · -13.8% YoY. Source: county tax records.