69517 Iberia Ct · Rancho Mirage, CA 92270

$144,900

3 bd · 2.0 ba · 1,128 sqft · Townhouse public records · 193 Days on market

Built 1979 Good condition $128/sqft · 48% below area Est $279k · 48% under $605/mo HOA · 17% of rent

---

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
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Livability +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Complex is off Gerald Ford between DaVall and Plumley Major price reduction!

Key facts

• $605 HOA
• 4 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 2.9% in Rancho Mirage — 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 51/100 on livability (#1,065 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: amenities F, commute F, cost of living F.
• 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.
• Zoned schools: Cathedral City Elementary (math 12% / reading 24%, grade F, #1,322 of 1,571 statewide, top 85%, 653 students, 98% FRL); Nellie N. Coffman Middle (953 students, 98% FRL); Cathedral City High (math 25% / reading 61%, grade F, #460 of 1,170 statewide, top 40%, 1,395 students, 98% FRL) — zoned schools average 98% FRL vs 73% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 600 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 68d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 39% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 + 3.7% 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 193 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

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 $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 2.42% ✓
• Cap rate: 14.98%
• Cash-on-cash: 31.04%
• DSCR: 2.38
• GRM: 3.4

CMA / ARV

• ARV (median comp): $279,371
• List price: $144,900
• Delta: -48.13%
• 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
69746 Encanto Ct	0.21mi	3/2.0	1,128 (0%)	4mo	$295,000	$262	87
69729 Encanto Ct	0.23mi	3/2.0	1,128 (0%)	4mo	$349,000	$309	86
69750 Campana Ct	0.22mi	3/2.0	1,104 (-2%)	8mo	$290,000	$263	80
36170 Avenida De Las Montanas	0.23mi	2/2.0 (-1)	1,220 (+8%)	0mo	$500,000	$410	70
35983 Novio Ct	0.12mi	2/2.0 (-1)	999 (-11%)	2mo	$91,000	$91	68
36251 Avenida De Las Montanas	0.29mi	2/2.0 (-1)	1,220 (+8%)	0mo	$475,000	$389	68
69522 Huerta Ct	0.06mi	2/2.0 (-1)	999 (-11%)	8mo	$299,990	$300	66
35535 Graciosa Ct	0.11mi	2/2.0 (-1)	999 (-11%)	7mo	$284,000	$284	65
35612 Graciosa Ct	0.10mi	2/2.0 (-1)	999 (-11%)	8mo	$130,000	$130	65
35981 Alameda Ct	0.20mi	2/2.0 (-1)	1,008 (-11%)	5mo	$343,000	$340	63
35918 Paseo Circulo E	0.65mi	2/2.0 (-1)	1,037 (-8%)	0mo	$363,000	$350	51
34341 Denise Way	0.74mi	2/2.0 (-1)	966 (-14%)	8mo	$310,000	$321	30

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 2.14×
• Total profit: $46,402
• Equity at exit: $21,605

10-year hold

• IRR: 35.4%
• Equity multiple: 4.43×
• Total profit: $139,119
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 8 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $339,000 ($300/sqft)
• Median days on market: 84 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -17.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92270

• Rents YoY: 3.7%
• Active inventory: 600
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $3,505 high
• Mortgage (P&I): −$760
• Tax from tax record: −$295 /mo · $3,536/yr
• Insurance: −$60
• HOA: −$605
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $1,049

Break-even live

Break-even rent $2,177

Max offer price $144,900

Occupancy floor 65%

Sensitivity live

Price	-10% $1,131	-5% $1,090	+0% $1,049	+5% $1,008	+10% $967
Rent	-10% $772	-5% $911	+0% $1,049	+5% $1,188	+10% $1,326
Rate	-1.0pp $1,122	-0.5pp $1,086	base $1,049	+0.5pp $1,012	+1.0pp $974

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	93d	1	0.11mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	71d	1	0.47mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	93d	1	0.53mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	93d	1	0.60mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	67d	1	0.62mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	93d	1	0.69mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	64d	1	0.69mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	67d	1	0.72mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	93d	1	0.76mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$2,050	$1.67	2d	1	0.80mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	93d	1	0.81mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	23d	1	0.83mi
34153 Emily Way Rancho Mirage, CA	2.0	2.0	966	$1,995	$2.07	43d	1	0.84mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	54d	1	0.85mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	67d	1	0.89mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	71d	1	0.89mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	73d	1	0.90mi
34065 Emily Way Rancho Mirage, CA	2.0	2.0	1000	$2,000	$2.00	32d	1	0.90mi
37081 Palmdale Rd Rancho Mirage, CA	3.0	2.0	1470	$5,000	$3.40	2d	1	0.91mi
34001 Emily Way Rancho Mirage, CA	2.0	2.0	966	$1,950	$2.02	0d	1	0.91mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	93d	1	0.92mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	93d	1	0.94mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	2d	1	0.94mi
70170 Sun Valley Dr Rancho Mirage, CA	2.0	2.0	1368	$3,800	$2.78	54d	1	0.99mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	93d	1	1.02mi
37800 Da Vall Dr #12 Rancho Mirage, CA	2.0	2.0	1387	$2,400	$1.73	93d	1	1.11mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$1,800	$1.23	39d	1	1.11mi
37800 Da Vall Dr Rancho Mirage, CA	2.0	2.0	1393	$2,250	$1.61	2d	2	1.13mi
68550 Grove St Apt 201 Cathedral City, CA	2.0	2.5	1409	$3,650	$2.59	2d	1	1.13mi
68550 Grove St Unit 104 Cathedral City, CA	2.0	2.5	1332	$3,350	$2.52	2d	1	1.13mi
33950 Via De Anza Unit B Cathedral City, CA	2.0	2.0	1237	$1,795	$1.45	0d	1	1.17mi
68695 F St Cathedral City, CA	3.0	2.5	896	$2,500	$2.79	93d	1	1.20mi
107 Racquet Club Dr Rancho Mirage, CA	2.0	2.0	1488	$4,500	$3.02	93d	1	1.25mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	60d	1	1.28mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	71d	1	1.28mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	62d	1	1.28mi
118 Racquet Club Dr Rancho Mirage, CA	2.0	2.0	1488	$2,900	$1.95	93d	1	1.32mi
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	23d	1	1.36mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	93d	1	1.39mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	64d	1	1.39mi

Listing history 50 events

1. 2026-08-08
   days on market $144,900 Active 193 DOM
2. 2026-08-07
   status $144,900 Active 191 DOM
3. 2026-08-06
   days on market $144,900 Active Under Contract 191 DOM
4. 2026-08-05
   status $144,900 Active Under Contract 190 DOM
5. 2026-08-05
   days on market $144,900 Active 190 DOM
6. 2026-08-04
   days on market $144,900 Active 189 DOM
7. 2026-08-03
   days on market $144,900 Active 188 DOM
8. 2026-07-31
   days on market $144,900 Active 185 DOM
9. 2026-07-30
   days on market $144,900 Active 183 DOM
10. 2026-07-28
    days on market $144,900 Active 182 DOM
11. 2026-07-26
    days on market $144,900 Active 180 DOM
12. 2026-07-24
    days on market $144,900 Active 178 DOM
13. 2026-07-23
    days on market $144,900 Active 177 DOM
14. 2026-07-22
    days on market $144,900 Active 176 DOM
15. 2026-07-21
    days on market $144,900 Active 175 DOM
16. 2026-07-20
    days on market $144,900 Active 174 DOM
17. 2026-07-18
    days on market $144,900 Active 172 DOM
18. 2026-07-18
    days on market $144,900 Active 171 DOM
19. 2026-07-16
    days on market $144,900 Active 170 DOM
20. 2026-07-15
    days on market $144,900 Active 169 DOM
21. 2026-07-14
    days on market $144,900 Active 168 DOM
22. 2026-07-13
    days on market $144,900 Active 167 DOM
23. 2026-07-13
    days on market $144,900 Active 166 DOM
24. 2026-07-11
    days on market $144,900 Active 165 DOM
25. 2026-07-10
    days on market $144,900 Active 164 DOM
26. 2026-07-09
    days on market $144,900 Active 163 DOM
27. 2026-07-07
    days on market $144,900 Active 161 DOM
28. 2026-07-06
    days on market $144,900 Active 160 DOM
29. 2026-07-06
    days on market $144,900 Active 159 DOM
30. 2026-07-05
    days on market $144,900 Active 158 DOM
31. 2026-07-03
    days on market $144,900 Active 157 DOM
32. 2026-07-02
    days on market $144,900 Active 156 DOM
33. 2026-07-01
    days on market $144,900 Active 155 DOM
34. 2026-06-30
    days on market $144,900 Active 154 DOM
35. 2026-06-29
    days on market $144,900 Active 153 DOM
36. 2026-06-28
    days on market $144,900 Active 152 DOM
37. 2026-06-27
    days on market $144,900 Active 151 DOM
38. 2026-06-26
    days on market $144,900 Active 150 DOM
39. 2026-06-24
    days on market $144,900 Active 148 DOM
40. 2026-06-22
    days on market $144,900 Active 146 DOM
41. 2026-06-21
    days on market $144,900 Active 145 DOM
42. 2026-06-18
    days on market $144,900 Active 142 DOM
43. 2026-06-17
    days on market $144,900 Active 141 DOM
44. 2026-06-16
    days on market $144,900 Active 140 DOM
45. 2026-06-15
    days on market $144,900 Active 139 DOM
46. 2026-06-13
    days on market $144,900 Active 137 DOM
47. 2026-06-13
    days on market $144,900 Active 136 DOM
48. 2026-06-09
    days on market $144,900 Active 133 DOM
49. 2026-06-08
    days on market $144,900 Active 132 DOM
50. 2026-06-07
    days on market $144,900 Active 131 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: $3,536 · $295/mo
• Projected year-2 tax: $3,536 · $295/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 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 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,064
• − Mortgage interest: −$8,117
• − Property taxes: −$3,536
• − Insurance: −$724
• − Repairs & maintenance: −$3,365
• − Management: −$3,365
• − HOA: −$7,260
• − Depreciation: −$4,215
• Taxable income: $11,481
• Est. tax owed @ 24.0%: −$2,756
• After-tax cash flow: $9,836/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 · 6 photos

Good 75/100 Cosmetic rehab Est. rehab $5,640–$16,920 screening

This townhouse is in good condition with minimal repairs needed. Upgrades to exterior paint, landscaping, HVAC, and smart home features would significantly increase its value and attract more buyers/tenants.

Components & finishes AI

Roof tile · good

Value-add opportunities

• Both Paint exterior walls and siding — Enhances curb appeal and property value. ↑
• Both Clean and maintain landscaping — Improves curb appeal and adds value. ↑
• Both Upgrade HVAC system — Improves comfort and energy efficiency, attracting more tenants/owners. ↑
• Both Install smart home features — Attracts tech-savvy buyers/tenants and enhances property value. ↑
• Both Add smart security system — Enhances safety and attracts buyers/tenants who value security. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Cathedral City Elementary F CA #1,322/1,571 Nat'l #34,815/41,679 Middle Nellie N. Coffman Middle High Cathedral City High F CA #460/1,170 Nat'l #7,439/17,239

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

D Composite livability gradescore 51/100

Livability — Rancho Mirage

• Score: 51/100
• State rank: #1065
• US rank: #25255

Category grades

Amenities F Commute F Cost of living F Crime B- Employment A+ Housing C+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Mirage, CA
• County: Riverside County · 2,664,475 people
• City population: 17,563
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 17,563
• Household income: $107,364
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 21% of renters

---

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, South Korea, China
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -210.99%
• Current HPI: 282.2957
• Rent YoY: ▲ 3.72%
• 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

+31.7% since first listed

8 events — show timeline

• 2026-05-08 Price Changed $144,900 GPSMLS
• 2026-04-09 Price Changed $175,000 GPSMLS
• 2026-03-19 Price Changed $235,000 GPSMLS
• 2026-01-22 Listed $249,000 GPSMLS
• 2018-10-10 Sold (Public Records) $1,938,000 Public Records
• 2018-10-05 Sold (Public Records) $7,750,000 Public Records
• 2012-06-01 Sold (Public Records) $1,000,000 Public Records
• 2005-08-23 Sold (Public Records) $110,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $3,536 · -0.5% YoY. Source: county tax records.