5 Garfield Dr · Cathedral City, CA 92234

$144,900

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 469 Days on market

$129/sqft · 39% below area Est $237k · 39% under ↓ 3% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Tramview the 55+ Community! 3 Bedroom 2 Bath Double Width home which was built on 02/25/2022. This terrific home, in Tramview MHC, is situated far from the clamor of Highway 111. Beginning with the huge covered deck/terrace at the front entry and then entering this large 1120 square foot home, it is sure to please. The open concept Living, Dining and Kitchen is a perfect back drop for quiet evenings and also entertaining your family and friends. This floor plan has all of the entertaining - Living, Dining and Kitchen, in the middle of the home which gives great privacy to the primary bedroom that is located at the north end of the home, while the two other bedrooms, are located at the south end. These two bedrooms offer peek-a-boo views of the Santa Rosa Mountains. The open Kitchen with Granite Counters, Granite Island with Breakfast Bar seating, and the beautiful Stainless Steel appliance package is perfect including the side by side refrigerator, gas range and cooktop, microwave oven and dishwasher and double stainless steel sink. Although the home has Central Air-Conditioning, there are also ceiling fans throughout. The vaulted ceilings are accentuated by the new vinyl plank floors in the main living area, while the bedrooms feature updated carpeting.

Key facts

• Granite island
• Huge covered deck
• Peek-a-boo views

Tags

• HUGE COVERED DECK
• PEEK-A-BOO VIEWS
• GRANITE COUNTERS
• GRANITE ISLAND
• CENTRAL AIR-CONDITIONING
• VAULTED CEILINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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 at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $2,772/mo this rent would consume 45% 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 $4k 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 $41k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 469 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 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

• 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 $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 469 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.91% ✓
• Cap rate: 16.84%
• Cash-on-cash: 37.67%
• DSCR: 2.68
• GRM: 4.4

CMA / ARV

• ARV (median comp): $237,000
• List price: $144,900
• Delta: -38.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
199 Juniper	0.17mi	2/2.0 (-1)	1,080 (-4%)	2mo	$235,000	$218	79
10 Hayes St	0.05mi	2/2.0 (-1)	1,021 (-9%)	3mo	$67,200	$66	75
36 Club Circle Dr	0.18mi	2/2.0 (-1)	1,152 (+3%)	9mo	$195,000	$169	75
270 Encino Dr	0.30mi	2/2.0 (-1)	1,120 (0%)	8mo	$276,000	$246	74
73 Calle Abajo	0.24mi	2/2.0 (-1)	1,020 (-9%)	10mo	$161,000	$158	60
108 Aliso Dr	0.11mi	2/2.0 (-1)	1,258 (+12%)	12mo	$460,000	$366	60
1 Buchanan St	0.22mi	2/2.0 (-1)	1,213 (+8%)	16mo	$103,000	$85	58
240 Los Pinos Dr	0.23mi	2/2.0 (-1)	1,248 (+11%)	10mo	$375,000	$300	56
132 Calle Arriba	0.35mi	2/2.0 (-1)	1,056 (-6%)	16mo	$200,000	$189	56
3 Coolidge Dr	0.19mi	2/2.0 (-1)	1,024 (-9%)	19mo	$60,000	$59	56
111 Aliso Dr	0.14mi	2/2.0 (-1)	1,280 (+14%)	17mo	$214,000	$167	50
82 Calle De Espacio	0.28mi	2/2.0 (-1)	1,248 (+11%)	19mo	$125,000	$100	47

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: 33.9%
• Equity multiple: 2.44×
• Total profit: $58,241
• Equity at exit: $21,605

10-year hold

• IRR: 40.9%
• Equity multiple: 4.89×
• Total profit: $157,659
• Equity at exit: $12,528

Cash invested: $40,572 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,772 high
• Mortgage (P&I): −$760
• Tax from tax record: −$96 /mo · $1,156/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $1,274

Break-even live

Break-even rent $1,160

Max offer price $144,900

Occupancy floor 49%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 Lawrence Crossley Rd Palm Springs, CA	2.0	2.0	905	$2,022	$2.23	44d	1	0.49mi
2700 Lawrence Crossley Rd Unit B15 Palm Springs, CA	2.0	2.0	885	$1,950	$2.20	44d	1	0.51mi
2700 Lawrence Crossley Rd #18 Palm Springs, CA	2.0	2.0	885	$2,050	$2.32	18d	1	0.51mi
26 Pueblo Vista Dr Palm Springs, CA	3.0	2.0	1487	$3,200	$2.15	44d	1	0.53mi
5301 E Waverly Dr Palm Springs, CA	1.0–2.0	2.0	933	$2,300	$2.47	15d	2	0.60mi
5301 E Waverly Dr Palm Springs, CA	1.0–2.0	2.0	933	$2,300	$2.47	18d	2	0.60mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	44d	1	0.67mi
5300 E Waverly Dr Palm Springs, CA	1.0–2.0	1.5–2.0	768	$1,900	$2.47	24d	2	0.67mi
5301 E Waverly Dr #192 Palm Springs, CA	2.0	2.0	979	$2,300	$2.35	24d	1	0.68mi
2010 Lawrence Crossley Rd Unit 8 Palm Springs, CA	2.0	1.5	993	$1,895	$1.91	14d	1	0.72mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	44d	1	0.73mi
5300 E Waverly Dr Unit C4 Palm Springs, CA	2.0	1.5	768	$1,900	$2.47	3d	1	0.76mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	44d	1	0.83mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	15d	1	0.83mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	11d	1	0.88mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	22d	1	0.88mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	13d	1	0.88mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	8d	1	0.92mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	24d	1	0.95mi
2601 S Broadmoor Dr Palm Springs, CA	2.0	2.0	1178	$2,050	$1.74	44d	2	0.98mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	44d	1	0.99mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	15d	1	0.99mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	4d	1	1.00mi
6071 Hazeltine Plz Palm Springs, CA	2.0	2.0	1168	$3,200	$2.74	44d	1	1.03mi
2441 S Birdie Way Unit E Palm Springs, CA	2.0	2.0	1438	$3,250	$2.26	24d	1	1.05mi
4850 N Winners Cir Unit A Palm Springs, CA	2.0	2.0	1275	$2,700	$2.12	17d	1	1.13mi
2104 S Birdie Way Palm Springs, CA	3.0	2.0	1456	$3,600	$2.47	44d	1	1.14mi
2550 Miramonte Cir E Unit C Palm Springs, CA	3.0	2.5	1397	$2,730	$1.95	24d	1	1.17mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	44d	1	1.17mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	24d	1	1.19mi
2350 Miramonte Cir E Unit E Palm Springs, CA	2.0	2.0	1241	$4,500	$3.63	44d	1	1.21mi
2350 Miramonte Cir E Unit A Palm Springs, CA	2.0	2.0	1264	$3,000	$2.37	24d	1	1.21mi
68177 Mountain View Rd Cathedral City, CA	2.0	2.0	1394	$2,895	$2.08	44d	1	1.21mi
68695 F St Cathedral City, CA	3.0	2.5	896	$2,500	$2.79	44d	1	1.22mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	44d	1	1.25mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	44d	1	1.25mi
2391 Mira Monte Cir W Palm Springs, CA	2.0	2.0	1180	$2,850	$2.42	44d	1	1.30mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	22d	1	1.32mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	18d	1	1.37mi
33030 Shifting Sands Trl Apt 4 Cathedral City, CA	2.0	1.0	821	$1,599	$1.95	24d	1	1.37mi

Listing history 18 events

1. 2026-06-18
   days on market $144,900 Active 469 DOM
2. 2026-06-17
   days on market $144,900 Active 468 DOM
3. 2026-06-16
   days on market $144,900 Active 467 DOM
4. 2026-06-15
   days on market $144,900 Active 466 DOM
5. 2026-06-13
   days on market $144,900 Active 464 DOM
6. 2026-06-13
   days on market $144,900 Active 463 DOM
7. 2026-06-09
   days on market $144,900 Active 460 DOM
8. 2026-06-08
   days on market $144,900 Active 459 DOM
9. 2026-06-07
   days on market $144,900 Active 458 DOM
10. 2026-06-04
    days on market $144,900 Active 455 DOM
11. 2026-06-03
    days on market $144,900 Active 454 DOM
12. 2026-06-02
    days on market $144,900 Active 453 DOM
13. 2026-06-01
    days on market $144,900 Active 452 DOM
14. 2026-05-31
    days on market $144,900 Active 451 DOM
15. 2025-06-01
    price $144,900 1274-char remark

    Show marketing remark (1274 chars)

    Tramview the 55+ Community! 3 Bedroom 2 Bath Double Width home which was built on 02/25/2022. This terrific home, in Tramview MHC, is situated far from the clamor of Highway 111. Beginning with the huge covered deck/terrace at the front entry and then entering this large 1120 square foot home, it is sure to please. The open concept Living, Dining and Kitchen is a perfect back drop for quiet evenings and also entertaining your family and friends. This floor plan has all of the entertaining - Living, Dining and Kitchen, in the middle of the home which gives great privacy to the primary bedroom that is located at the north end of the home, while the two other bedrooms, are located at the south end. These two bedrooms offer peek-a-boo views of the Santa Rosa Mountains. The open Kitchen with Granite Counters, Granite Island with Breakfast Bar seating, and the beautiful Stainless Steel appliance package is perfect including the side by side refrigerator, gas range and cooktop, microwave oven and dishwasher and double stainless steel sink. Although the home has Central Air-Conditioning, there are also ceiling fans throughout. The vaulted ceilings are accentuated by the new vinyl plank floors in the main living area, while the bedrooms feature updated carpeting.

16. 2025-03-06
    listed $149,900 Active 1274-char remark

    Show marketing remark (1274 chars)

    Tramview the 55+ Community! 3 Bedroom 2 Bath Double Width home which was built on 02/25/2022. This terrific home, in Tramview MHC, is situated far from the clamor of Highway 111. Beginning with the huge covered deck/terrace at the front entry and then entering this large 1120 square foot home, it is sure to please. The open concept Living, Dining and Kitchen is a perfect back drop for quiet evenings and also entertaining your family and friends. This floor plan has all of the entertaining - Living, Dining and Kitchen, in the middle of the home which gives great privacy to the primary bedroom that is located at the north end of the home, while the two other bedrooms, are located at the south end. These two bedrooms offer peek-a-boo views of the Santa Rosa Mountains. The open Kitchen with Granite Counters, Granite Island with Breakfast Bar seating, and the beautiful Stainless Steel appliance package is perfect including the side by side refrigerator, gas range and cooktop, microwave oven and dishwasher and double stainless steel sink. Although the home has Central Air-Conditioning, there are also ceiling fans throughout. The vaulted ceilings are accentuated by the new vinyl plank floors in the main living area, while the bedrooms feature updated carpeting.

17. 2024-12-31
    price
18. 2024-06-05
    listed 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: $1,156 · $96/mo
• Projected year-2 tax: $1,156 · $96/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 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: $33,269
• − Mortgage interest: −$8,117
• − Property taxes: −$1,156
• − Insurance: −$724
• − Repairs & maintenance: −$2,661
• − Management: −$2,661
• − Depreciation: −$4,215
• Taxable income: $13,733
• Est. tax owed @ 24.0%: −$3,296
• After-tax cash flow: $11,987/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

-3.3% since first listed

4 events — show timeline

• 2025-06-01 Price Changed $144,900 TheMLS
• 2025-03-06 Listed $149,900 TheMLS
• 2024-12-31 Price Changed — TheMLS
• 2024-06-05 Listed — TheMLS

Property tax history

-1.7%/yr

Latest (2025): $1,156 · -2.1% YoY. Source: county tax records.