67373 Rio Largo Rd · Cathedral City, CA 92234

$489,900

3 bd · 2.0 ba · 1,924 sqft · SingleFamily public records · 53 Days on market

Built 2021 5,227 sqft lot $255/sqft · at area comps Est $506k · at est. $234/mo HOA · 6% of rent

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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 +10.7/30.0
• ARV discount +8.9/15.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• DSCR +3.1/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 3-bedroom, 2-bathroom single-family home located in the desirable Verano HOA community in Cathedral City, CA. Built just 5 years ago, this newer construction offers modern design, energy efficiency, and low-maintenance living in a vibrant and growing neighborhood. Step inside to find an open-concept layout with a spacious living area, well-appointed kitchen, and comfortable dining space that is perfect for everyday living and entertaining. The primary suite provides a relaxing retreat, complete with ample closet space and a private bath. An attached 2-car garage adds convenience, storage, and secure parking. Residents enjoy access to parks, walking paths, and a welcoming nei

Key facts

• Private bath
• Ample closet space
• Owned solar

Tags

• OWNED SOLAR
• OPEN-CONCEPT LAYOUT
• WELL-APPOINTED KITCHEN
• COMFORTABLE DINING SPACE
• AMPLE CLOSET SPACE
• PRIVATE BATH

Property features AI

Finance

• Other: Property type: fee simple land; View: desert, peek-a-boo, and mountain views; Included in sale: washer, dryer, stove, refrigerator, dishwasher, solar; Disclosures include CC&R, planned development, property sold as-is, HOA disclosures; Possession: close plus 1 day; Sale type: standard; Short-term rentals not allowed; Will not consider lease
• HOA & community: Monthly association fee; Association fee: $234 monthly; Community amenities: clubhouse, tennis courts, playground, guest parking; Has rental restrictions

Exterior

• Parking: Attached garage; Side-by-side garage with garage door opener; 2 total garage/parking spaces
• Security: Owned security system
• Utilities: Sewer: in-street paid; Cable TV available; PUD: No
• Home design: Mediterranean style; Single-story; Detached single-family residence; Front door faces north; leisure areas face west; One level
• Construction: Built (year per assessor); Stucco construction; In-ground pool and spa
• Exterior features: Stucco exterior; Front yard with landscaped lawn; Back/front yard and level lot; Underground utilities; Public street access; Single lot; Block fencing; Drip irrigation system; Sprinklers present; Community in-ground pool and spa

Interior

• Kitchen: Island; Gas range; Gas oven; Refrigerator; Dishwasher; Disposal; Stove included
• Bedrooms: All bedrooms on the main floor; Main floor master bedroom; Walk-in closet
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Combination of shower & tub and separate shower stall
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ground-level entry with no steps; Sliding doors; Blinds; Unfurnished; Walk-in pantry; Great room; Dining area; Breakfast counter/bar
• Laundry & utility: Washer included; Dryer included; Laundry in an individual room; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $490k.

Deal economics

• At list price, monthly cash flow is $-233 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $449k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $419k (14.5% below list).
• Recommended offer: $419k (14.5% below list) — sets the bar for 1% rule.

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); 75% 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 $4,191/mo this rent would consume 68% 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 $3k of loan paydown is wiped out by about $15k 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 53 days — a 3% lower offer ($475k) 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 $419,051 (14.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.04%
• DSCR: 0.91
• GRM: 9.7

CMA / ARV

• ARV (median comp): $505,531
• List price: $489,900
• Delta: -3.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67462 Rio Naches Rd	0.13mi	3/2.0	1,924 (0%)	0mo	$496,500	$258	94
67413 Rio Naches Rd	0.06mi	2/2.0 (-1)	1,811 (-6%)	2mo	$475,000	$262	81
67405 Tamara Rd	0.45mi	3/2.0	1,935 (+1%)	6mo	$596,000	$308	73
67350 Medano Rd	0.20mi	3/2.0	1,647 (-14%)	1mo	$485,750	$295	66
67265 Rango Rd	0.37mi	3/2.0	1,766 (-8%)	4mo	$545,000	$309	65
67305 Medano Rd	0.24mi	4/2.0 (+1)	1,721 (-11%)	2mo	$595,000	$346	64
67755 Ontina Rd	0.42mi	4/2.0 (+1)	1,847 (-4%)	6mo	$535,000	$290	64
26700 Rio Dulce Rd	0.31mi	3/2.5	1,723 (-10%)	3mo	$499,670	$290	64
67810 Ontina	0.48mi	4/3.0 (+1)	1,980 (+3%)	2mo	$625,000	$316	62
67685 Garbino Rd	0.35mi	3/2.0	1,718 (-11%)	6mo	$500,000	$291	60
27650 Avenida Terrazo	0.60mi	3/3.0	1,836 (-5%)	4mo	$533,000	$290	57
27185 Landau Blvd	0.62mi	3/3.0	1,718 (-11%)	6mo	$505,000	$294	44

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: -19.4%
• Equity multiple: 0.32×
• Total profit: $-93,147
• Equity at exit: $73,046

10-year hold

• IRR: -11.5%
• Equity multiple: 0.30×
• Total profit: $-95,753
• Equity at exit: $42,358

Cash invested: $137,172 (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: 525
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $4,191 high
• Mortgage (P&I): −$2,569
• Tax from tax record: −$536 /mo · $6,438/yr
• Insurance: −$204
• HOA: −$234
• Vacancy / Maint / Mgmt: −$880
• Net cashflow: $-233

Break-even live

Break-even rent $4,486

Max offer price $448,704

Occupancy floor —

Sensitivity live

Price	-10% $44	-5% $-95	+0% $-233	+5% $-372	+10% $-511
Rent	-10% $-564	-5% $-399	+0% $-233	+5% $-68	+10% $98
Rate	-1.0pp $14	-0.5pp $-109	base $-233	+0.5pp $-360	+1.0pp $-489

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: $122,475
• Closing costs: $14,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27131 Shadowcrest Ln Cathedral City, CA	3.0	2.0	1584	$2,995	$1.89	44d	1	0.19mi
27205 Avenida Quintana Cathedral City, CA	3.0	2.0	1766	$2,950	$1.67	44d	1	0.24mi
26244 Rio Oso Rd Cathedral City, CA	3.0	2.0	1504	$2,595	$1.73	44d	1	0.35mi
27500 Avenida Quintana Cathedral City, CA	3.0	2.0	1865	$3,500	$1.88	22d	1	0.35mi
67185 Rango Rd Cathedral City, CA	4.0	3.0	2303	$3,450	$1.50	44d	1	0.43mi
27650 Hombria Dr Cathedral City, CA	4.0	2.5	2233	$3,200	$1.43	44d	1	0.43mi
27695 Hombria Dr Cathedral City, CA	3.0	2.0	1892	$3,350	$1.77	22d	1	0.44mi
27695 Hombria Dr Cathedral City, CA	3.0	2.0	1892	$3,300	$1.74	11d	1	0.44mi
67924 Rio Vista Dr Cathedral City, CA	3.0	2.0	1924	$3,900	$2.03	44d	1	0.54mi
67765 Ovante Rd Cathedral City, CA	3.0	2.0	1446	$2,699	$1.87	14d	1	0.55mi
67242 Cumbres Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	25d	1	0.67mi
67645 S Natoma Dr Cathedral City, CA	2.0	3.0	1686	$6,800	$4.03	44d	1	0.77mi
67232 S Chimayo Dr Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	44d	1	0.78mi
67372 Zuni Ct Cathedral City, CA	3.0	3.5	2101	$7,000	$3.33	44d	1	0.88mi
67385 Zuni Ct Cathedral City, CA	3.0	3.0	2101	$7,000	$3.33	44d	1	0.91mi
67296 Lakota Ct Cathedral City, CA	3.0	2.5	1860	$6,300	$3.39	44d	1	0.97mi
28827 Isleta Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	44d	1	1.03mi
28859 Desert Princess Dr Cathedral City, CA	3.0	2.0	1285	$3,700	$2.88	44d	1	1.07mi
67361 N Laguna Dr Cathedral City, CA	3.0	2.5	1870	$6,000	$3.21	44d	1	1.08mi
28868 Isleta Ct Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	44d	1	1.09mi
28868 Isleta Ct Unit 702 Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	25d	1	1.09mi
29170 W Laguna Dr Cathedral City, CA	2.0	3.0	1425	$6,000	$4.21	44d	1	1.14mi
67665 Lagos Way Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	44d	1	1.14mi
67595 Lagos Way Cathedral City, CA	3.0	3.0	1285	$3,500	$2.72	44d	1	1.14mi
27875 Avenida Maravilla Cathedral City, CA	4.0	3.0	1865	$4,650	$2.49	2d	1	1.18mi
67636 S Natoma Dr Cathedral City, CA	2.0	2.5	1533	$5,000	$3.26	44d	1	1.19mi
67646 S Natoma Dr Cathedral City, CA	2.0	3.0	1686	$6,000	$3.56	44d	1	1.20mi
939 Bernardi Ln Palm Springs, CA	3.0	2.5	2517	$13,000	$5.16	22d	1	1.22mi
929 Bernardi Ln Palm Springs, CA	3.0	2.5	2579	$6,000	$2.33	44d	1	1.23mi
67659 S Natoma Dr Cathedral City, CA	2.0	2.5	1684	$6,800	$4.04	44d	1	1.24mi
29348 W Laguna Dr Cathedral City, CA	2.0	2.5	1650	$6,300	$3.82	44d	1	1.26mi
68320 Espada Rd Cathedral City, CA	4.0	3.0	1600	$2,995	$1.87	44d	1	1.26mi
67550 S Laguna Dr Cathedral City, CA	2.0	3.0	1825	$5,500	$3.01	44d	1	1.30mi
67568 S Laguna Dr Cathedral City, CA	3.0	2.5	1825	$7,000	$3.84	25d	1	1.30mi
67727 S Natoma Dr Cathedral City, CA	2.0	3.0	1425	$4,500	$3.16	44d	1	1.32mi
67579 S Laguna Dr Cathedral City, CA	2.0	2.5	1704	$6,300	$3.70	44d	1	1.33mi
68125 Alva Ct Cathedral City, CA	3.0	2.0	1544	$3,200	$2.07	44d	1	1.34mi
3663 E Paseo Barbara Palm Springs, CA	3.0	2.0	1708	$3,499	$2.05	44d	1	1.34mi
67683 S Laguna Dr Cathedral City, CA	2.0	3.0	1825	$5,000	$2.74	44d	1	1.35mi
68325 Peladora Rd Cathedral City, CA	3.0	2.0	1320	$3,199	$2.42	14d	1	1.35mi

HOA detail

• Monthly dues: $234 · $2,808/yr

Listing history 15 events

1. 2026-06-18
   days on market $489,900 Active 53 DOM
2. 2026-06-17
   days on market $489,900 Active 52 DOM
3. 2026-06-16
   days on market $489,900 Active 51 DOM
4. 2026-06-15
   days on market $489,900 Active 50 DOM
5. 2026-06-13
   days on market $489,900 Active 48 DOM
6. 2026-06-13
   days on market $489,900 Active 47 DOM
7. 2026-06-09
   days on market $489,900 Active 44 DOM
8. 2026-06-08
   days on market $489,900 Active 43 DOM
9. 2026-06-07
   days on market $489,900 Active 42 DOM
10. 2026-06-04
    days on market $489,900 Active 39 DOM
11. 2026-06-03
    days on market $489,900 Active 38 DOM
12. 2026-06-02
    days on market $489,900 Active 37 DOM
13. 2026-06-01
    days on market $489,900 Active 36 DOM
14. 2026-05-31
    days on market $489,900 Active 35 DOM
15. 2026-04-24
    listed $489,900 Active 1045-char remark

ⓘ 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: $6,438 · $536/mo
• Projected year-2 tax: $6,438 · $536/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,286
• − Mortgage interest: −$27,442
• − Property taxes: −$6,438
• − Insurance: −$2,450
• − Repairs & maintenance: −$4,023
• − Management: −$4,023
• − HOA: −$2,808
• − Depreciation: −$14,252
• Taxable loss: −$11,149
• Est. tax savings @ 24.0%: +$2,676
• After-tax cash flow: $-123/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

1 event — show timeline

• 2026-04-24 Listed $489,900 GPSMLS

Property tax history

+31.2%/yr

Latest (2025): $6,438 · -0.2% YoY. Source: county tax records.