360 Andorra Way · Cathedral City, CA 92234

$139,900

2 bd · 2.0 ba · 1,689 sqft · Manufactured · 93 Days on market

Built 1975 Good condition $83/sqft · 33% above area Est $105k · 33% over ↓ 5% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

For gorgeous views and spacious living. .. .. look no further! Located on the back 9, 12th hole, this beautiful 2 bed/2 bath home has been upgraded and is waiting for you! Remodeled features: 2019 - Bedrooms, primary bath, dining/livingroom flooring. 2021 - guest shower and toilet, utility sink in laundry room, refrigerator, oven, stove, backsplash, stove hood and microwave. 2022 - AC, custom primary shower, recessed lighting and water heater. Bonus of side by side covered parking, Beautiful space indoor and out. Added bonus of a fenced in dog area with artificial turf for your furbaby's safety. Sold partially furnished per inventory. Please note, the diningroom chandelier is not included, Seller will either replace or credit buyer for replacement chandelier. Homeowners enjoy a discounted golf rate for the executive 18-hole public golf course. Nick's Bistro and bar is a local favorite in the community with live music, karaoke night and amazing food. You can dine indoors or on their beautiful outdoor lighted patio with firepit for chilly nights. If activities are your thing. .. .. Date Palm CC offers several to choose from, something for everyone! Located near Hwy 111, shopping, dining and entertainment. Check this one out before you miss it!

Key facts

• Remodeled features
• Firepit
• Utility sink

Tags

• REMODELED FEATURES
• GUEST SHOWER
• UTILITY SINK
• SIDE BY SIDE COVERED PARKING
• OUTDOOR LIGHTED PATIO
• FIREPIT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.6% 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; 34 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $3,187/mo this rent would consume 52% 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 $967 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 2.28% ✓
• Cap rate: 19.59%
• Cash-on-cash: 47.50%
• DSCR: 3.11
• GRM: 3.7

CMA / ARV

• ARV (median comp): $105,260
• List price: $139,900
• Delta: 32.91%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
337 Via Don Benito	0.13mi	2/2.0	1,608 (-5%)	0mo	$77,000	$48	85
451 Paseo Perdido	0.27mi	2/2.0	1,680 (-0%)	3mo	$112,000	$67	84
347 Via Don Benito	0.07mi	2/2.0	1,810 (+7%)	2mo	$142,500	$79	83
309 Via Don Benito	0.09mi	2/2.0	1,560 (-8%)	0mo	$119,000	$76	83
387 Avenida Andorra	0.05mi	2/3.0	1,800 (+7%)	1mo	$130,000	$72	82
447 Paseo Perdido	0.17mi	2/2.0	1,590 (-6%)	1mo	$55,000	$35	82
318 Via Don Benito	0.04mi	2/2.0	1,536 (-9%)	2mo	$85,000	$55	81
98 N Paseo Laredo N	0.10mi	3/2.0 (+1)	1,808 (+7%)	2mo	$255,000	$141	77
443 Paseo Perdido	0.19mi	2/2.0	1,440 (-15%)	0mo	$65,000	$45	66
464 Cerritos Way	0.20mi	2/2.0	1,440 (-15%)	2mo	$95,000	$66	64
409 S Paseo Laredo	0.28mi	2/2.0	1,440 (-15%)	2mo	$58,000	$40	61
229 Calle Leandro	0.73mi	2/2.0	1,440 (-15%)	3mo	$90,000	$63	39

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: 45.2%
• Equity multiple: 2.96×
• Total profit: $76,845
• Equity at exit: $20,860

10-year hold

• IRR: 51.1%
• Equity multiple: 6.03×
• Total profit: $197,193
• Equity at exit: $12,096

Cash invested: $39,172 (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: 3.7×

Monthly cashflow live

• Estimated rent: $3,187 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $1,551

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 46%

Sensitivity live

Price	-10% $1,647	-5% $1,599	+0% $1,551	+5% $1,502	+10% $1,454
Rent	-10% $1,299	-5% $1,425	+0% $1,551	+5% $1,676	+10% $1,802
Rate	-1.0pp $1,621	-0.5pp $1,586	base $1,551	+0.5pp $1,514	+1.0pp $1,477

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Chandra Ln Rancho Mirage, CA	3.0	2.0	2015	$4,000	$1.99	44d	1	0.14mi
37800 Da Vall Dr #12 Rancho Mirage, CA	2.0	2.0	1387	$2,400	$1.73	44d	1	0.29mi
251 S Paseo Laredo Unit 251 Cathedral City, CA	1.0	2.0	1440	$2,550	$1.77	25d	1	0.36mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	44d	1	0.36mi
250 S Paseo Laredo Cathedral City, CA	2.0	2.0	1600	$1,800	$1.12	13d	1	0.37mi
70170 Sun Valley Dr Rancho Mirage, CA	2.0	2.0	1368	$3,800	$2.78	5d	1	0.39mi
22 Calle Escala Rancho Mirage, CA	3.0	2.5	2116	$3,800	$1.80	12d	1	0.39mi
23 Tennis Club Dr Rancho Mirage, CA	3.0	2.0	1899	$3,600	$1.90	25d	1	0.43mi
30 Tennis Club Dr Rancho Mirage, CA	3.0	2.0	1920	$3,500	$1.82	4d	1	0.45mi
13 Tennis Club Dr Rancho Mirage, CA	3.0	3.0	2079	$4,500	$2.16	17d	1	0.52mi
70451 Cobb Rd Rancho Mirage, CA	3.0	2.0	2148	$3,750	$1.75	44d	1	0.64mi
70100 Mirage Cove Dr #10 Rancho Mirage, CA	3.0	2.0	1570	$3,000	$1.91	44d	1	0.69mi
13 Vista Mirage Way Rancho Mirage, CA	3.0	2.0	2071	$3,700	$1.79	45d	1	0.79mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	44d	1	0.80mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	44d	1	0.94mi
8 Mission Ct Rancho Mirage, CA	2.0	2.0	1540	$2,500	$1.62	19d	1	0.95mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	44d	1	0.97mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	44d	1	0.98mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	44d	1	0.98mi
4 Saturn Cir Rancho Mirage, CA	3.0	2.0	1948	$4,400	$2.26	5d	1	1.00mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	25d	1	1.00mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	13d	1	1.02mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	5d	1	1.13mi
522 Desert West Dr Rancho Mirage, CA	2.0	2.0	1984	$4,500	$2.27	44d	1	1.13mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	44d	1	1.23mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	44d	1	1.24mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	21d	1	1.28mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	23d	1	1.32mi
40080 Via Buena Vista Rancho Mirage, CA	3.0	3.0	1848	$3,800	$2.06	25d	1	1.32mi
714 Inverness Dr Rancho Mirage, CA	3.0	3.0	2227	$3,500	$1.57	44d	1	1.40mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	16d	1	1.43mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	44d	1	1.43mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	44d	1	1.46mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	19d	1	1.48mi

Listing history 8 events

1. 2026-06-07
   days on market $139,900 Active 93 DOM
2. 2026-06-04
   days on market $139,900 Active 90 DOM
3. 2026-06-03
   days on market $139,900 Active 89 DOM
4. 2026-06-02
   days on market $139,900 Active 88 DOM
5. 2026-06-01
   days on market $139,900 Active 87 DOM
6. 2026-05-31
   days on market $139,900 Active 86 DOM
7. 2026-04-25
   price $139,900 1265-char remark

   Show marketing remark (1265 chars)

   For gorgeous views and spacious living. .. .. look no further! Located on the back 9, 12th hole, this beautiful 2 bed/2 bath home has been upgraded and is waiting for you! Remodeled features: 2019 - Bedrooms, primary bath, dining/livingroom flooring. 2021 - guest shower and toilet, utility sink in laundry room, refrigerator, oven, stove, backsplash, stove hood and microwave. 2022 - AC, custom primary shower, recessed lighting and water heater. Bonus of side by side covered parking, Beautiful space indoor and out. Added bonus of a fenced in dog area with artificial turf for your furbaby's safety. Sold partially furnished per inventory. Please note, the diningroom chandelier is not included, Seller will either replace or credit buyer for replacement chandelier. Homeowners enjoy a discounted golf rate for the executive 18-hole public golf course. Nick's Bistro and bar is a local favorite in the community with live music, karaoke night and amazing food. You can dine indoors or on their beautiful outdoor lighted patio with firepit for chilly nights. If activities are your thing. .. .. Date Palm CC offers several to choose from, something for everyone! Located near Hwy 111, shopping, dining and entertainment. Check this one out before you miss it!

8. 2026-03-06
   listed $146,500 Active 1265-char remark

   Show marketing remark (1265 chars)

   For gorgeous views and spacious living. .. .. look no further! Located on the back 9, 12th hole, this beautiful 2 bed/2 bath home has been upgraded and is waiting for you! Remodeled features: 2019 - Bedrooms, primary bath, dining/livingroom flooring. 2021 - guest shower and toilet, utility sink in laundry room, refrigerator, oven, stove, backsplash, stove hood and microwave. 2022 - AC, custom primary shower, recessed lighting and water heater. Bonus of side by side covered parking, Beautiful space indoor and out. Added bonus of a fenced in dog area with artificial turf for your furbaby's safety. Sold partially furnished per inventory. Please note, the diningroom chandelier is not included, Seller will either replace or credit buyer for replacement chandelier. Homeowners enjoy a discounted golf rate for the executive 18-hole public golf course. Nick's Bistro and bar is a local favorite in the community with live music, karaoke night and amazing food. You can dine indoors or on their beautiful outdoor lighted patio with firepit for chilly nights. If activities are your thing. .. .. Date Palm CC offers several to choose from, something for everyone! Located near Hwy 111, shopping, dining and entertainment. Check this one out before you miss it!

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,240
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$3,059
• − Management: −$3,059
• − Depreciation: −$4,070
• Taxable income: $17,417
• Est. tax owed @ 24.0%: −$4,180
• After-tax cash flow: $14,427/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained and updated manufactured home is move-in ready with a good condition score and minimal repairs needed. Potential buyers and renters will appreciate the curb appeal and interior updates.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New kitchen appliances — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Modernizes the space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-4.5% since first listed

2 events — show timeline

• 2026-04-25 Price Changed $139,900 GPSMLS
• 2026-03-06 Listed $146,500 GPSMLS