1200 Via Seville · Cathedral City, CA 92234

$155,000

2 bd · 1.0 ba · 960 sqft · Manufactured public records · 31 Days on market

Built 1988 $161/sqft · 37% above area Est $113k · 37% over

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Why this score? — see what drove the C+ 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 +8.9/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Another fantastic opportunity to live in the Exclusive Gated Senior Manufactured Home Park of Desert Sands Mobile. This 2 Bedroom 2 Bath has been meticulously maintained and nicely upgated. The flowing open floorplan allows for easy movement throught the home. This is a gem on a quiet cul de sac with covered patio, inside laundry and a two car garage. Best to check out this beauty before it's gone.

Key facts

• Newer roof
• Waterproof flooring
• New countertops

Tags

• NEWER ROOF
• ENERGY EFFICIENT VINYL WINDOWS
• WATERPROOF FLOORING
• ON DEMAND WATER HEATER
• REFRESHED KITCHEN
• NEW COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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+, 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: Sunny Sands Elementary (721 students, 98% FRL); Nellie N. Coffman Middle (953 students, 98% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 35% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $43k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask is 216% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $40k; list at $155k implies a 292% gain — meaningful room to come down on a strong offer.

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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.47%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $112,806
• List price: $155,000
• Delta: 37.40%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1142 Via Feliz	0.13mi	2/1.0	960 (0%)	4mo	$65,000	$68	91
1139 Via Feliz	0.13mi	2/2.0	960 (0%)	4mo	$75,000	$78	87
1223 Via Yolo	0.07mi	2/2.0	960 (0%)	11mo	$175,000	$182	84
1215 Via Yolo	0.04mi	2/2.0	1,056 (+10%)	11mo	$172,000	$163	68
1128 Via Grande	0.14mi	2/2.0	1,056 (+10%)	10mo	$145,000	$137	65
1035 Via Grande	0.09mi	2/2.0	1,056 (+10%)	16mo	$128,200	$121	62
1226 Via Grande #147	0.07mi	2/2.0	1,056 (+10%)	17mo	$135,000	$128	62
1077 Via Grande	0.16mi	2/2.0	860 (-10%)	12mo	$119,000	$138	61
1024 VíA Grande	0.07mi	2/2.0	1,056 (+10%)	22mo	$150,000	$142	58
1228 Via Grande	0.06mi	2/1.5	1,100 (+15%)	22mo	$105,000	$95	52
245 Settles Dr	0.74mi	2/2.0	840 (-12%)	11mo	$68,500	$82	32

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: 9.1%
• Equity multiple: 1.36×
• Total profit: $15,642
• Equity at exit: $23,111

10-year hold

• IRR: 18.5%
• Equity multiple: 2.56×
• Total profit: $67,550
• Equity at exit: $13,402

Cash invested: $43,400 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,156 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $632

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 66%

Sensitivity live

Price	-10% $739	-5% $685	+0% $632	+5% $578	+10% $525
Rent	-10% $462	-5% $547	+0% $632	+5% $717	+10% $802
Rate	-1.0pp $710	-0.5pp $671	base $632	+0.5pp $592	+1.0pp $551

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	45d	1	0.34mi
32425 Rancho Vista Dr Unit A Cathedral City, CA	2.0	1.0	754	$1,950	$2.59	9d	1	0.34mi
32585 Cielo Vista Rd Cathedral City, CA	2.0	2.0	840	$2,000	$2.38	26d	1	0.36mi
32150 Aurora Vista Rd Cathedral City, CA	2.0	1.0	1100	$2,195	$2.00	45d	1	0.54mi
32150 Aurora Vista Rd Unit C Cathedral City, CA	2.0	1.0	1100	$2,395	$2.18	45d	1	0.54mi
69801 Ramon Rd #115 Cathedral City, CA	1.0	1.0	600	$1,600	$2.67	16d	1	0.64mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	45d	1	0.66mi
32200 Cathedral Canyon Dr #31 Cathedral City, CA	1.0	1.0	740	$1,550	$2.09	26d	1	0.69mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	19d	1	0.77mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	23d	1	0.77mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	45d	1	0.77mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	45d	1	0.77mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	20d	1	0.93mi
33030 Shifting Sands Trl Apt 4 Cathedral City, CA	2.0	1.0	821	$1,599	$1.95	26d	1	0.99mi
31520 Landau Blvd Unit 3 Cathedral City, CA	1.0	1.0	950	$1,650	$1.74	0d	1	1.33mi
31200 Landau Blvd Cathedral City, CA	2.0–3.0	2.0	1016	$2,300	$2.26	45d	3	1.35mi
31200 Landau Blvd Cathedral City, CA	2.0–3.0	2.0	1016	$2,195	$2.16	14d	4	1.35mi
68185 Alcita Rd Cathedral City, CA	2.0	2.0	975	$1,895	$1.94	3d	1	1.37mi
30125 Avenida Juarez Unit 30127 Cathedral City, CA	3.0	2.0	1000	$2,499	$2.50	16d	1	1.43mi
35615 Paseo Circulo E Cathedral City, CA	1.0	2.0	1029	$2,250	$2.19	45d	1	1.45mi

Listing history 24 events

1. 2026-06-15
   days on market $155,000 Active 31 DOM
2. 2026-06-13
   days on market $155,000 Active 29 DOM
3. 2026-06-13
   days on market $155,000 Active 28 DOM
4. 2026-06-09
   days on market $155,000 Active 25 DOM
5. 2026-06-08
   days on market $155,000 Active 24 DOM
6. 2026-06-07
   days on market $155,000 Active 23 DOM
7. 2026-06-04
   days on market $155,000 Active 20 DOM
8. 2026-06-03
   days on market $155,000 Active 19 DOM
9. 2026-06-02
   days on market $155,000 Active 18 DOM
10. 2026-06-01
    days on market $155,000 Active 17 DOM
11. 2026-05-31
    days on market $155,000 Active 16 DOM
12. 2026-05-16
    listed $155,000 Active 741-char remark
13. 2017-05-11
    soldstatus $39,500 Closed 401-char remark

    Show marketing remark (401 chars)

    Another fantastic opportunity to live in the Exclusive Gated Senior Manufactured Home Park of Desert Sands Mobile. This 2 Bedroom 2 Bath has been meticulously maintained and nicely upgated. The flowing open floorplan allows for easy movement throught the home. This is a gem on a quiet cul de sac with covered patio, inside laundry and a two car garage. Best to check out this beauty before it's gone.

14. 2017-05-11
    soldstatus $39,500 Closed 401-char remark

    Show marketing remark (401 chars)

    Another fantastic opportunity to live in the Exclusive Gated Senior Manufactured Home Park of Desert Sands Mobile. This 2 Bedroom 2 Bath has been meticulously maintained and nicely upgated. The flowing open floorplan allows for easy movement throught the home. This is a gem on a quiet cul de sac with covered patio, inside laundry and a two car garage. Best to check out this beauty before it's gone.

15. 2017-04-20
    status Backup Offers Accepted 401-char remark

    Show marketing remark (401 chars)

    Another fantastic opportunity to live in the Exclusive Gated Senior Manufactured Home Park of Desert Sands Mobile. This 2 Bedroom 2 Bath has been meticulously maintained and nicely upgated. The flowing open floorplan allows for easy movement throught the home. This is a gem on a quiet cul de sac with covered patio, inside laundry and a two car garage. Best to check out this beauty before it's gone.

16. 2017-02-09
    listed $49,000 Active 401-char remark

    Show marketing remark (401 chars)

    Another fantastic opportunity to live in the Exclusive Gated Senior Manufactured Home Park of Desert Sands Mobile. This 2 Bedroom 2 Bath has been meticulously maintained and nicely upgated. The flowing open floorplan allows for easy movement throught the home. This is a gem on a quiet cul de sac with covered patio, inside laundry and a two car garage. Best to check out this beauty before it's gone.

17. 2016-05-10
    soldstatus $18,000 Closed

    Show marketing remark (311 chars)

    Adorable Home. Nice living room formal dining with sliding doors open to a private covered patio. Kitchen has direct access to a double attached garage. Master bedroom with large closet. Master bath has stall shower. Lush landscaping. Clubhouse, pool, spa, sauna, billiard and card room, gym, and tennis courts.

18. 2016-05-10
    soldstatus $18,000 Sold

    Show marketing remark (311 chars)

    Adorable Home. Nice living room formal dining with sliding doors open to a private covered patio. Kitchen has direct access to a double attached garage. Master bedroom with large closet. Master bath has stall shower. Lush landscaping. Clubhouse, pool, spa, sauna, billiard and card room, gym, and tennis courts.

19. 2016-04-23
    status Pending

    Show marketing remark (311 chars)

    Adorable Home. Nice living room formal dining with sliding doors open to a private covered patio. Kitchen has direct access to a double attached garage. Master bedroom with large closet. Master bath has stall shower. Lush landscaping. Clubhouse, pool, spa, sauna, billiard and card room, gym, and tennis courts.

20. 2016-04-19
    status Active

    Show marketing remark (311 chars)

    Adorable Home. Nice living room formal dining with sliding doors open to a private covered patio. Kitchen has direct access to a double attached garage. Master bedroom with large closet. Master bath has stall shower. Lush landscaping. Clubhouse, pool, spa, sauna, billiard and card room, gym, and tennis courts.

21. 2016-04-19
    status Pending

    Show marketing remark (311 chars)

    Adorable Home. Nice living room formal dining with sliding doors open to a private covered patio. Kitchen has direct access to a double attached garage. Master bedroom with large closet. Master bath has stall shower. Lush landscaping. Clubhouse, pool, spa, sauna, billiard and card room, gym, and tennis courts.

22. 2016-04-16
    price $28,000

    Show marketing remark (311 chars)

    Adorable Home. Nice living room formal dining with sliding doors open to a private covered patio. Kitchen has direct access to a double attached garage. Master bedroom with large closet. Master bath has stall shower. Lush landscaping. Clubhouse, pool, spa, sauna, billiard and card room, gym, and tennis courts.

23. 2016-04-16
    price $29,500

    Show marketing remark (311 chars)

    Adorable Home. Nice living room formal dining with sliding doors open to a private covered patio. Kitchen has direct access to a double attached garage. Master bedroom with large closet. Master bath has stall shower. Lush landscaping. Clubhouse, pool, spa, sauna, billiard and card room, gym, and tennis courts.

24. 2016-04-05
    listed $28,000 Active

    Show marketing remark (311 chars)

    Adorable Home. Nice living room formal dining with sliding doors open to a private covered patio. Kitchen has direct access to a double attached garage. Master bedroom with large closet. Master bath has stall shower. Lush landscaping. Clubhouse, pool, spa, sauna, billiard and card room, gym, and tennis courts.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $25,870
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$4,509
• Taxable income: $5,439
• Est. tax owed @ 24.0%: −$1,305
• After-tax cash flow: $6,278/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

+41.1% since first listed

12 events — show timeline

• 2017-05-11 Sold (MLS) $39,500 GPSMLS
• 2017-05-11 Sold (MLS) $39,500 GPSMLS
• 2017-04-20 Pending — GPSMLS
• 2017-02-09 Listed $49,000 GPSMLS
• 2016-05-10 Sold (MLS) $18,000 GPSMLS
• 2016-05-10 Sold (MLS) $18,000 GPSMLS
• 2016-04-23 Pending — GPSMLS
• 2016-04-19 Relisted — GPSMLS
• 2016-04-19 Pending — GPSMLS
• 2016-04-16 Price Changed $28,000 GPSMLS
• 2016-04-16 Price Changed $29,500 GPSMLS
• 2016-04-05 Listed $28,000 GPSMLS

Property tax history

-2.9%/yr

Latest (2025): $284 · -1.5% YoY. Source: county tax records.