28570 W Natoma Dr · Cathedral City, CA 92234

$274,900

2 bd · 2.0 ba · 1,177 sqft · Condo public records · 94 Days on market

Built 1985 $234/sqft · at area comps Est $284k · at est. $995/mo HOA · 28% of rent ↓ 13% since listing

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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 +15.6/30.0
• ARV discount +8.9/15.0
• 1% rule +7.9/10.0
• DSCR +4.8/10.0
• 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

New to the market! This corner unit authentic 2-bedroom, 2-bathroom at Desert Princess Country Club offers an open floor plan, creating a spacious and comfortable, light flooded living environment with stunning views. The well-equipped kitchen with an abundance of cabinetry and updated appliances. The generously sized primary suite features a private slider leading to the covered patio that spans the width of the condo. Enjoy ample closet space and a luxurious ensuite bathroom complete with a walk-in shower. The second bedroom is also generously sized, with a walk-in closet and convenient access to the second bathroom. A laundry is handily located close by the bedrooms. Central loaction in the club - peaceful and quiet. Designed by renowned architect Gin Wong, known for iconic landmarks like the LAX Theme Building, CBS Television City, and the 76 Gas Station in Beverly Hills, these condos showcase exceptional design with high ceilings, a seamless flow, abundant closet space, and a front patio that doubles as a convenient golf cart corral. A one-car garage is conveniently located adjacent to the unit, while a sparkling and quiet jacuzzi & pool with lovely views is just steps from your patio. Enjoy the peace of mind that comes with a comprehensive monthly HOA fee covering a wide range of valuable amenities. Embrace the exclusive resort lifestyle at DPCC, a full-service club offering year-round access to a State-of-the-art fitness center, sports courts and spa. Scenic walking trails and clubhouse.

Key facts

• Updated appliances
• Open floor plan
• Corner unit

Tags

• CORNER UNIT
• OPEN FLOOR PLAN
• WELL-EQUIPPED KITCHEN
• ABUNDANCE OF CABINETRY
• UPDATED APPLIANCES
• PRIVATE SLIDER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $250k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 $3,549/mo this rent would consume 58% 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 $8k 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 94 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: HOA is 28% of rent.
• Climate carrying-cost: extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.29% ✓
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 6.5

CMA / ARV

• ARV (median comp): $283,805
• List price: $274,900
• Delta: -3.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.22% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-35,842
• Equity at exit: $40,988

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-16,280
• Equity at exit: $23,768

Cash invested: $76,972 (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: 525
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,549 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$137 /mo · $1,642/yr
• Insurance: −$115
• HOA: −$995
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $116

Break-even live

Break-even rent $3,402

Max offer price $274,900

Occupancy floor 92%

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28602 Taos Ct Cathedral City, CA	2.0	2.0	1212	$4,000	$3.30	43d	1	0.10mi
28477 Taos Ct Cathedral City, CA	2.0	2.0	1212	$4,000	$3.30	43d	1	0.10mi
28656 Taos Ct Cathedral City, CA	2.0	2.0	1177	$2,200	$1.87	43d	1	0.10mi
28464 Taos Ct Cathedral City, CA	2.0	2.0	1212	$2,100	$1.73	23d	1	0.12mi
28764 Taos Ct Cathedral City, CA	2.0	2.0	1177	$4,400	$3.74	43d	1	0.13mi
67552 N Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	43d	1	0.16mi
28920 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	43d	1	0.18mi
67463 Toltec Ct Cathedral City, CA	1.0	2.0	851	$3,500	$4.11	43d	1	0.19mi
28859 Desert Princess Dr Cathedral City, CA	3.0	2.0	1285	$3,700	$2.88	43d	1	0.21mi
28914 Desert Princess Dr Unit 702 Palm Springs, CA	2.0	2.0	1212	$4,200	$3.47	24d	1	0.21mi
29017 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$2,395	$2.03	43d	1	0.23mi
28964 Desert Princess Dr Cathedral City, CA	2.0	2.0	1177	$2,700	$2.29	43d	1	0.24mi
67444 Toltec Ct Cathedral City, CA	2.0	2.0	1212	$3,000	$2.48	3d	1	0.24mi
67595 Lagos Way Cathedral City, CA	3.0	3.0	1285	$3,500	$2.72	43d	1	0.24mi
28984 Desert Princess Dr Unit 702 Cathedral City, CA	1.0	2.0	851	$3,400	$4.00	43d	1	0.24mi
67665 Lagos Way Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	43d	1	0.26mi
29170 W Laguna Dr Cathedral City, CA	2.0	3.0	1425	$6,000	$4.21	43d	1	0.27mi
67553 N Portales Dr Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	43d	1	0.29mi
67553 N Portales Dr Unit 288 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	24d	1	0.29mi
67240 S Chimayo Dr Unit 702 Cathedral City, CA	1.0	2.0	851	$2,200	$2.59	43d	1	0.29mi
67328 Cumbres Ct Unit 702 Cathedral City, CA	1.0	2.0	851	$3,400	$4.00	43d	1	0.30mi
29118 Desert Princess Dr Unit 702 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	43d	1	0.30mi
67232 S Chimayo Dr Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	43d	1	0.30mi
67320 Cumbres Ct Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	43d	1	0.30mi
28827 Isleta Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	43d	1	0.31mi
67261 Cumbres Ct Cathedral City, CA	2.0	2.0	984	$4,000	$4.07	43d	1	0.32mi
67242 Cumbres Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	24d	1	0.36mi
28868 Isleta Ct Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	43d	1	0.37mi
28868 Isleta Ct Unit 702 Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	24d	1	0.37mi
67330 W Chimayo Dr Cathedral City, CA	2.0	2.0	1177	$3,300	$2.80	43d	1	0.38mi
67263 N Chimayo Dr Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	15d	1	0.40mi
67821 N Portales Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	43d	1	0.40mi
67821 N Portales Dr Unit 251 Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	24d	1	0.40mi
67847 N Portales Dr Unit 288 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	43d	1	0.42mi
28763 E Portales Dr Cathedral City, CA	2.0	2.0	984	$4,200	$4.27	7d	1	0.43mi
67727 S Natoma Dr Cathedral City, CA	2.0	3.0	1425	$4,500	$3.16	43d	1	0.46mi
29199 E Portales Dr Unit 702 Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	43d	1	0.48mi
67765 Ovante Rd Cathedral City, CA	3.0	2.0	1446	$2,699	$1.87	14d	1	0.56mi
29704 W Trancas Dr Cathedral City, CA	2.0	2.5	1425	$6,000	$4.21	43d	1	0.57mi
68080 Risueno Rd Cathedral City, CA	2.0	1.0	800	$2,200	$2.75	15d	1	0.77mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-18
   days on market $274,900 Active 94 DOM
2. 2026-06-17
   days on market $274,900 Active 93 DOM
3. 2026-06-16
   days on market $274,900 Active 92 DOM
4. 2026-06-15
   days on market $274,900 Active 91 DOM
5. 2026-06-13
   days on market $274,900 Active 89 DOM
6. 2026-06-13
   days on market $274,900 Active 88 DOM
7. 2026-06-09
   days on market $274,900 Active 85 DOM
8. 2026-06-08
   days on market $274,900 Active 84 DOM
9. 2026-06-07
   days on market $274,900 Active 83 DOM
10. 2026-06-04
    days on market $274,900 Active 80 DOM
11. 2026-06-03
    days on market $274,900 Active 79 DOM
12. 2026-06-02
    days on market $274,900 Active 78 DOM
13. 2026-06-01
    days on market $274,900 Active 77 DOM
14. 2026-05-31
    days on market $274,900 Active 76 DOM
15. 2026-03-16
    listed $274,900 Active 1526-char remark

    Show marketing remark (1526 chars)

    New to the market! This corner unit authentic 2-bedroom, 2-bathroom at Desert Princess Country Club offers an open floor plan, creating a spacious and comfortable, light flooded living environment with stunning views. The well-equipped kitchen with an abundance of cabinetry and updated appliances. The generously sized primary suite features a private slider leading to the covered patio that spans the width of the condo. Enjoy ample closet space and a luxurious ensuite bathroom complete with a walk-in shower. The second bedroom is also generously sized, with a walk-in closet and convenient access to the second bathroom. A laundry is handily located close by the bedrooms. Central loaction in the club - peaceful and quiet. Designed by renowned architect Gin Wong, known for iconic landmarks like the LAX Theme Building, CBS Television City, and the 76 Gas Station in Beverly Hills, these condos showcase exceptional design with high ceilings, a seamless flow, abundant closet space, and a front patio that doubles as a convenient golf cart corral. A one-car garage is conveniently located adjacent to the unit, while a sparkling and quiet jacuzzi & pool with lovely views is just steps from your patio. Enjoy the peace of mind that comes with a comprehensive monthly HOA fee covering a wide range of valuable amenities. Embrace the exclusive resort lifestyle at DPCC, a full-service club offering year-round access to a State-of-the-art fitness center, sports courts and spa. Scenic walking trails and clubhouse.

16. 2025-12-01
    historical
17. 2025-10-03
    listed $289,000 Active
18. 2025-05-01
    historical
19. 2025-01-30
    listed $315,000 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: $1,642 · $137/mo
• Projected year-2 tax: $2,089 · $174/mo
• Expected delta: +$447/yr (+$37/mo · 27.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥112°F today · 12 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: $42,589
• − Mortgage interest: −$15,399
• − Property taxes: −$1,642
• − Insurance: −$1,374
• − Repairs & maintenance: −$3,407
• − Management: −$3,407
• − HOA: −$11,940
• − Depreciation: −$7,997
• Taxable loss: −$2,577
• Est. tax savings @ 24.0%: +$618
• After-tax cash flow: $2,009/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

-12.7% since first listed

5 events — show timeline

• 2026-03-16 Listed $274,900 GPSMLS
• 2025-12-01 Listing Removed — GPSMLS
• 2025-10-03 Listed $289,000 GPSMLS
• 2025-05-01 Listing Removed — GPSMLS
• 2025-01-30 Listed $315,000 GPSMLS

Property tax history

+2.2%/yr

Latest (2025): $1,642 · +0.6% YoY. Source: county tax records.