1123 Via Grande · Cathedral City, CA 92234

$99,999

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 3 Days on market

Built 1981 Est $128k · 22% under

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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

Welcome home to this charming and lovingly cared-for mobile home, where comfort and convenience come together beautifully. Filled with natural light, the bright and open floor plan creates a warm, inviting atmosphere that feels welcoming from the moment you step inside. Thoughtful updates include fresh paint, new carpet, a newer HVAC system, newer roof, and a new gas meter, offering both style and peace of mind. With all Whirlpool appliances included and every detail well maintained, this delightful home is ready for its next owner to move in and enjoy. Professional photos coming soon.

Key facts

• Garage
• Community pool
• Built 1981

Property features AI

Finance

• Other: Living area source: assessor's data; Builder: Robert's Home
• Financial info: Land lease approximately $925 per month (park-reported)
• HOA & community: Senior community; Land lease through the park

Exterior

• Parking: Attached garage (1 garage space, 1 total parking space); Located in Desert Sands Mobile Home park
• Security: Gated community
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile dimensions approximately 12 ft by 44 ft; Entry level is the first floor
• Construction: Mobile home remains on site; Single-story (1 total story); Year built per public records
• Exterior features: Community pool; Mountainous neighborhood setting; Has a view

Interior

• Bedrooms: All bedrooms located on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: One-level home with front-door entry; Gated community; All bedrooms on main level; Central heating (furnace); Central cooling
• Laundry & utility: Inside laundry with washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 21.9% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 39% of the median local income ($74k/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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $99,999

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: 2.41% ✓
• Cap rate: 21.94%
• Cash-on-cash: 55.87%
• DSCR: 3.49
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $127,776
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1128 Via Grande	0.06mi	2/2.0	1,056 (0%)	10mo	$145,000	$137	89
1215 Via Yolo	0.17mi	2/2.0	1,056 (0%)	11mo	$172,000	$163	83
1139 Via Feliz	0.08mi	2/2.0	960 (-9%)	4mo	$75,000	$78	78
1051 Via Grande	0.13mi	2/2.0	1,152 (+9%)	2mo	$99,000	$86	77
1035 Via Grande	0.22mi	2/2.0	1,056 (0%)	16mo	$128,200	$121	77
1048 Via Grande	0.15mi	2/2.0	1,152 (+9%)	2mo	$132,000	$115	77
1142 Via Feliz	0.03mi	2/1.0	960 (-9%)	4mo	$65,000	$68	76
1226 Via Grande #147	0.22mi	2/2.0	1,056 (0%)	17mo	$135,000	$128	76
1024 VíA Grande	0.22mi	2/2.0	1,056 (0%)	22mo	$150,000	$142	71
1223 Via Yolo	0.21mi	2/2.0	960 (-9%)	10mo	$175,000	$182	66
1228 Via Grande	0.21mi	2/1.5	1,100 (+4%)	22mo	$105,000	$95	63

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: 54.4%
• Equity multiple: 3.41×
• Total profit: $67,340
• Equity at exit: $14,910

10-year hold

• IRR: 59.6%
• Equity multiple: 6.99×
• Total profit: $167,669
• Equity at exit: $8,646

Cash invested: $28,000 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,407 high
• Mortgage (P&I): −$524
• Tax from tax record: −$32 /mo · $378/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $1,304

Break-even live

Break-even rent $756

Max offer price $99,999

Occupancy floor 41%

Sensitivity live

Price	-10% $1,360	-5% $1,332	+0% $1,304	+5% $1,275	+10% $1,247
Rent	-10% $1,114	-5% $1,209	+0% $1,304	+5% $1,399	+10% $1,494
Rate	-1.0pp $1,354	-0.5pp $1,329	base $1,304	+0.5pp $1,278	+1.0pp $1,251

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32425 Rancho Vista Dr Unit A Cathedral City, CA	2.0	1.0	754	$1,950	$2.59	8d	1	0.23mi
32585 Cielo Vista Rd Cathedral City, CA	2.0	2.0	840	$2,000	$2.38	25d	1	0.29mi
69150 San Susanna Ave Cathedral City, CA	3.0	2.0	1290	$2,700	$2.09	0d	1	0.39mi
32150 Aurora Vista Rd Unit C Cathedral City, CA	2.0	1.0	1100	$2,395	$2.18	44d	1	0.41mi
32150 Aurora Vista Rd Cathedral City, CA	2.0	1.0	1100	$2,195	$2.00	44d	1	0.41mi
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	44d	1	0.43mi
32200 Cathedral Canyon Dr #31 Cathedral City, CA	1.0	1.0	740	$1,550	$2.09	25d	1	0.58mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	44d	1	0.79mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	44d	1	0.79mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	44d	1	0.79mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	44d	1	0.80mi
69275 Kemper Ct Cathedral City, CA	3.0	2.0	1386	$3,850	$2.78	44d	1	0.89mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	22d	1	0.91mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	19d	1	0.91mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	25d	1	0.94mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	3d	1	0.94mi
33030 Shifting Sands Trl Apt 4 Cathedral City, CA	2.0	1.0	821	$1,599	$1.95	25d	1	0.95mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	44d	1	1.02mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	5d	1	1.04mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	44d	1	1.04mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	25d	1	1.05mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	25d	1	1.05mi
31121 Avenida El Mundo Cathedral City, CA	3.0	2.0	1302	$3,000	$2.30	44d	1	1.05mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	19d	1	1.08mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	8d	1	1.12mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	22d	1	1.12mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	11d	1	1.12mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	14d	1	1.12mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	19d	1	1.13mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	15d	1	1.16mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	44d	1	1.16mi
31520 Landau Blvd Unit 3 Cathedral City, CA	1.0	1.0	800	$1,650	$2.06	0d	1	1.22mi
31200 Landau Blvd Cathedral City, CA	2.0–3.0	2.0	1016	$2,300	$2.26	44d	3	1.23mi
31200 Landau Blvd Cathedral City, CA	2.0–3.0	2.0	1016	$2,195	$2.16	13d	4	1.23mi
68185 Alcita Rd Cathedral City, CA	2.0	2.0	975	$1,895	$1.94	2d	1	1.23mi
68145 Alcita Rd Cathedral City, CA	3.0	2.0	1347	$2,600	$1.93	6d	1	1.27mi
30125 Avenida Juarez Unit 30127 Cathedral City, CA	3.0	2.0	1000	$2,499	$2.50	15d	1	1.28mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	22d	1	1.31mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	44d	1	1.41mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	15d	1	1.41mi

Listing history 13 events

1. 2026-06-21
   statusdays on market $99,999 Active 3 DOM
2. 2026-06-18
   days on market $99,999 Coming Soon 16 DOM
3. 2026-06-17
   days on market $99,999 Coming Soon 15 DOM
4. 2026-06-16
   days on market $99,999 Coming Soon 14 DOM
5. 2026-06-15
   days on market $99,999 Coming Soon 13 DOM
6. 2026-06-13
   days on market $99,999 Coming Soon 11 DOM
7. 2026-06-13
   days on market $99,999 Coming Soon 10 DOM
8. 2026-06-09
   days on market $99,999 Coming Soon 7 DOM
9. 2026-06-08
   days on market $99,999 Coming Soon 6 DOM
10. 2026-06-07
    days on market $99,999 Coming Soon 5 DOM
11. 2026-06-04
    days on market $99,999 Coming Soon 2 DOM
12. 2026-06-03
    remarks 592-char remark
13. 2026-06-03
    listed $99,999 Coming Soon 1 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: $378 · $32/mo
• Projected year-2 tax: $760 · $63/mo
• Expected delta: +$382/yr (+$32/mo · 100.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $28,880
• − Mortgage interest: −$5,601
• − Property taxes: −$378
• − Insurance: −$500
• − Repairs & maintenance: −$2,310
• − Management: −$2,310
• − Depreciation: −$2,909
• Taxable income: $14,870
• Est. tax owed @ 24.0%: −$3,569
• After-tax cash flow: $12,075/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

• 2026-06-03 Coming Soon $99,999 CRMLS

Property tax history

+0.8%/yr

Latest (2025): $378 · +0.8% YoY. Source: county tax records.