222 Settles Dr · Cathedral City, CA 92234

$233,500

3 bd · 2.0 ba · 1,840 sqft · Manufactured public records · 20 Days on market

Built 1983

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• 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

Welcome to your new home in The Canyon! This updated and spacious home is located on a corner lot and offers 1840 sq ft of living space, 3 bedrooms, 2 bathrooms, open plan living & dining, separate wet bar & entertaining area, fireplace, over sized closet, large utility room, tandem carport, and ample storage throughout. The gated, 55+ community features a large pool, spa, shuffleboard, gym, community room and clubhouse. Don't miss this opportunity!

Key facts

• Dual vanities
• Plantation shutters
• Updated ensuite bath

Tags

• CORNER LOT
• NEW ROOF
• HVAC SYSTEM
• PLANTATION SHUTTERS
• UPDATED ENSUITE BATH
• DUAL VANITIES

Property features AI

Finance

• Other: Part of The Canyon mobile home community (approx. 315 units); Mobile home to remain on site; Park is a senior community
• Financial info: Manager approval required; Monthly park lease (space rent) applies
• HOA & community: Month-to-month land lease; Onsite property management; Gated community with an automatic gate; Community amenities: clubhouse, pool, spa, exercise room, billiard and card rooms, banquet facilities, pickleball, tennis courts, multipurpose recreation room, common RV parking, greenbelt/park, lake or pond; Association pet rules

Exterior

• Parking: Carport attached; Two covered parking spaces (total 2)
• Security: Automatic gate and gated community; Carbon monoxide detectors; Smoke detectors; Resident manager
• Utilities: Sewer connected and paid; Water via water district
• Home design: Residential mobile home; Updated/remodeled; Single-story; Faces north; Triple-wide mobile home (60 x 34)
• Construction: Shingle roof; Foundation with pier jacks; Manufactured home built in 1983 (Commodore Brookwood)
• Exterior features: Covered patio; Shed; Manufactured home; Community heated pool with waterfall and fence; Community heated spa (fenced)

Interior

• Kitchen: Microwave; Gas/Electric range; Hood fan; Ice maker; Garbage disposal; Refrigerator; Range/oven
• Bedrooms: Walk-in closet
• Flooring: Carpeted floors; Tile floors
• Bathrooms: Two full bathrooms; Double vanities; Shower stall; Shower over tub
• Heating & cooling: Central heat; A/C and central cooling; Ceiling fans; Gas water heater
• Interior features: Bar and wet bar; Cathedral/vaulted ceilings; Track lighting; Open floor plan; Double-pane windows; Gas fireplace in the living room
• Laundry & utility: Laundry in unit; Washer; Dryer; Electric dryer hookup; Gas or electric dryer hookup; Water line to refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $234k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $234k).
• Recommended offer: $230k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% 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; 34 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $3,235/mo this rent would consume 53% 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 $7k 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 $65k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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.
• Current owner paid $196k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $229,997 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 12.29%
• Cash-on-cash: 21.42%
• DSCR: 1.95
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $147,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 Zacharia Dr	0.19mi	2/2.0 (-1)	1,800 (-2%)	1mo	$117,000	$65	81
57 Coble Dr	0.15mi	2/2.0 (-1)	1,920 (+4%)	3mo	$154,000	$80	78
224 Settles Dr	0.09mi	3/2.0	1,744 (-5%)	13mo	$225,000	$129	76
228 Settles Dr	0.05mi	2/2.0 (-1)	1,728 (-6%)	12mo	$165,000	$95	72
130 Hester Dr	0.14mi	2/2.0 (-1)	2,003 (+9%)	4mo	$159,000	$79	70
307 Coble Dr	0.15mi	3/2.0	1,701 (-8%)	14mo	$158,000	$93	68
314 Armenia Dr	0.19mi	2/2.0 (-1)	1,647 (-10%)	3mo	$169,900	$103	66
180 Zacharia Dr	0.14mi	2/2.0 (-1)	1,596 (-13%)	14mo	$108,000	$68	55
147 Hilligoss	0.08mi	2/2.0 (-1)	1,584 (-14%)	16mo	$89,500	$57	55
10 Coble	0.21mi	2/2.0 (-1)	2,100 (+14%)	13mo	$200,000	$95	51
333 Coyote	0.51mi	3/2.0	1,620 (-12%)	10mo	$92,000	$57	48
329 Coyote	0.55mi	2/2.0 (-1)	1,616 (-12%)	13mo	$57,500	$36	38

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: 14.2%
• Equity multiple: 1.57×
• Total profit: $37,109
• Equity at exit: $34,816

10-year hold

• IRR: 23.1%
• Equity multiple: 3.00×
• Total profit: $130,607
• Equity at exit: $20,189

Cash invested: $65,380 (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: 6.0×

Monthly cashflow live

• Estimated rent: $3,235 high
• Mortgage (P&I): −$1,224
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $1,167

Break-even live

Break-even rent $1,758

Max offer price $233,500

Occupancy floor 59%

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: $58,375
• Closing costs: $7,005
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	7d	1	0.18mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	24d	1	0.24mi
33865 Cathedral Canyon Dr Cathedral City, CA	4.0	3.0	1714	$3,300	$1.93	24d	1	0.24mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	14d	1	0.30mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	43d	1	0.30mi
33909 Navajo Trl Cathedral City, CA	4.0	2.0	1684	$3,400	$2.02	43d	1	0.33mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	4d	1	0.36mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	2d	1	0.53mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	43d	1	0.56mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	43d	1	0.58mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	43d	1	0.61mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	14d	1	0.61mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	18d	1	0.62mi
33411 Shifting Sands Trl Cathedral City, CA	4.0	2.0	1945	$3,350	$1.72	43d	1	0.63mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	24d	1	0.64mi
32790 Aurora Vista Rd Cathedral City, CA	3.0	3.0	2037	$3,300	$1.62	43d	1	0.70mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	21d	1	0.73mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	20d	1	0.81mi
32771 Whispering Palms Trl Cathedral City, CA	4.0	2.0	1600	$2,900	$1.81	43d	1	0.83mi
6134 Arroyo Rd #6 Palm Springs, CA	4.0	2.5	1551	$3,500	$2.26	43d	1	0.87mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	43d	1	0.90mi
9 Loch Ness Lake Ct Rancho Mirage, CA	4.0	4.5	2373	$5,000	$2.11	43d	1	0.95mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	43d	1	1.00mi
5951 Montecito Dr #5 Palm Springs, CA	3.0	2.5	1551	$2,300	$1.48	43d	1	1.01mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	43d	1	1.02mi
26 Pueblo Vista Dr Palm Springs, CA	3.0	2.0	1487	$3,200	$2.15	43d	1	1.06mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	43d	1	1.08mi
2420 Los Coyotes Dr Palm Springs, CA	2.0	3.0	1608	$2,600	$1.62	43d	1	1.10mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	43d	1	1.13mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	43d	1	1.16mi
35349 Rush Ln Cathedral City, CA	3.0	3.0	2196	$3,895	$1.77	23d	1	1.25mi
5314 Los Coyotes Dr Palm Springs, CA	3.0	3.0	1550	$2,600	$1.68	20d	1	1.26mi
31675 Victor Rd Cathedral City, CA	4.0	2.0	1887	$3,500	$1.85	43d	1	1.41mi
31325 Avenida La Gaviota Cathedral City, CA	4.0	2.0	1906	$3,900	$2.05	43d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $233,500 Active 20 DOM
2. 2026-06-17
   days on market $233,500 Active 19 DOM
3. 2026-06-16
   days on market $233,500 Active 18 DOM
4. 2026-06-15
   days on market $233,500 Active 17 DOM
5. 2026-06-13
   days on market $233,500 Active 15 DOM
6. 2026-06-13
   days on market $233,500 Active 14 DOM
7. 2026-06-09
   days on market $233,500 Active 11 DOM
8. 2026-06-08
   days on market $233,500 Active 10 DOM
9. 2026-06-07
   days on market $233,500 Active 9 DOM
10. 2026-06-04
    days on market $233,500 Active 6 DOM
11. 2026-06-03
    days on market $233,500 Active 5 DOM
12. 2026-06-02
    days on market $233,500 Active 4 DOM
13. 2026-06-01
    days on market $233,500 Active 3 DOM
14. 2026-05-31
    days on market $233,500 Active 2 DOM

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $1,775 · $148/mo
• Expected delta: +$966/yr (+$81/mo · 119.5%)

ⓘ 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 4/10 Moderate
• 🌡 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: $38,826
• − Mortgage interest: −$13,080
• − Property taxes: −$809
• − Insurance: −$1,168
• − Repairs & maintenance: −$3,106
• − Management: −$3,106
• − Depreciation: −$6,793
• Taxable income: $10,765
• Est. tax owed @ 24.0%: −$2,584
• After-tax cash flow: $11,419/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

+289.8% since first listed

20 events — show timeline

• 2026-05-29 Listed $233,500 TheMLS
• 2024-08-06 Sold (MLS) $196,000 GPSMLS
• 2024-07-26 Pending — GPSMLS
• 2024-07-16 Contingent — GPSMLS
• 2024-07-12 Listed $205,000 GPSMLS
• 2017-09-06 Sold (MLS) $59,500 GPSMLS
• 2017-09-06 Sold (MLS) $59,500 GPSMLS
• 2017-08-21 Pending — GPSMLS
• 2017-08-08 Contingent — GPSMLS
• 2017-07-29 Listed $59,500 GPSMLS
• 2014-09-30 Sold (MLS) $39,000 GPSMLS
• 2014-09-30 Sold (MLS) $39,000 GPSMLS
• 2014-09-29 Pending — GPSMLS
• 2014-09-22 Listing Removed — GPSMLS
• 2014-09-07 Pending — GPSMLS
• 2014-06-05 Price Changed $47,500 GPSMLS
• 2014-02-25 Price Changed $53,000 GPSMLS
• 2013-11-21 Listed $57,000 GPSMLS
• 2013-01-02 Listing Removed — GPSMLS
• 2012-06-02 Listed $59,900 GPSMLS

Property tax history

+0.6%/yr

Latest (2025): $809 · +35.4% YoY. Source: county tax records.