7 Lincoln · Cathedral City, CA 92234

$119,000

2 bd · 2.0 ba · 1,032 sqft · Manufactured · 149 Days on market

Built 1973 Est $174k · 32% under $915/mo HOA · 37% of rent

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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 +23.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.5/10.0
• 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

Stylish Traditional Home in TramView Mobile Home Park. Tucked away on one of the most desirable streets in TramView Mobile Home Park, this upgraded and well-kept 2-bedroom, 2-bath home offers a serene desert retreat with exceptional charm. Located toward the quiet back end of the community, the property enjoys peaceful surroundings, beautifully maintained landscaping, and paved walkways all framed by sweeping mountain views and vistas overlooking Cathedral Canyon Country Club. Inside, the home features updated bathrooms and a refreshed kitchen, complemented by laminated hardwood floors that add warmth and modern appeal. The standout feature is the expansive two-level, covered outdoor deck,

Key facts

• Ground-level pool
• Refreshed kitchen
• Upgraded bathrooms

Tags

• UPGRADED BATHROOMS
• REFRESHED KITCHEN
• LAMINATED HARDWOOD FLOORS
• TWO-LEVEL COVERED OUTDOOR DECK
• CENTRAL AIR CONDITIONING
• GROUND-LEVEL POOL

Property features AI

Finance

• Other: 230 units in the complex; One shed on the property; Two spaces associated with the listing
• Financial info: Land lease (annual amount listed separately); Rent includes trash collection, water, and pool
• HOA & community: Situated in Tramview Mobile Home Park (senior park); Community amenities include clubhouse, pool, spa, billiard room, card room, meeting room, guest parking, onsite property management, controlled access; Manager approval required for tenancy; Association dues apply (fee listed); Park manager onsite

Exterior

• Parking: Carport with covered parking and attached carport; Driveway; 2 covered parking spaces
• Security: Controlled access (community amenity)
• Utilities: Water service in street; Shared septic
• Home design: Manufactured residential mobile home; Single-story; Faces south / southeast; Aluminum skirt
• Construction: Manufactured by Boise Cascade, model KJ; Manufacture date: 1973; Dimensions approximately 43 x 12
• Exterior features: End unit; Patio home with covered and open patio areas; Sliding glass doors; Workshop; Service entrance; Corner lot; Landscaped lot; Utilities underground; Paved streets with street lighting; Mountain and walk-street views; Community heated in-ground pool (fenced)

Interior

• Kitchen: Dishwasher; Range/oven; Microwave; Hood fan; Garbage disposal; Refrigerator; Freezer; Ice maker; Pantry
• Bedrooms: Not specified
• Flooring: Carpeted floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; A/C with central cooling
• Interior features: Furnished or unfurnished available; Double pane windows with screens and blinds; Custom window coverings; Ceiling fan; Gas water heater
• Laundry & utility: Washer and dryer included; Gas or electric dryer hookup; Laundry in unit, community laundry, and laundry in closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 40% 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 $823 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.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 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 1973 — 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. 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?
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: 2.08% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $174,408
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Hayes St	0.05mi	2/2.0	1,021 (-1%)	3mo	$67,200	$66	93
199 Juniper	0.22mi	2/2.0	1,080 (+5%)	2mo	$235,000	$218	81
73 Calle Abajo	0.24mi	2/2.0	1,020 (-1%)	10mo	$161,000	$158	79
3 Coolidge Dr	0.22mi	2/2.0	1,024 (-1%)	19mo	$60,000	$59	72
132 Calle Arriba	0.33mi	2/2.0	1,056 (+2%)	16mo	$200,000	$189	67
270 Encino Dr	0.32mi	2/2.0	1,120 (+8%)	8mo	$276,000	$246	64
36 Club Circle Dr	0.22mi	2/2.0	1,152 (+12%)	9mo	$195,000	$169	63
8 Coolidge Dr	0.20mi	2/1.0	960 (-7%)	20mo	$52,000	$54	58
38 Club Circle Dr	0.22mi	2/2.0	1,152 (+12%)	21mo	$264,000	$229	53
2 Washington St	0.26mi	2/1.0	900 (-13%)	20mo	$47,000	$52	46

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-4,145
• Equity at exit: $17,743

10-year hold

• IRR: 7.3%
• Equity multiple: 1.57×
• Total profit: $19,106
• Equity at exit: $10,289

Cash invested: $33,320 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,477 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$915
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $220

Break-even live

Break-even rent $2,199

Max offer price $119,000

Occupancy floor 86%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Pueblo Vista Dr Palm Springs, CA	3.0	2.0	1487	$3,200	$2.15	43d	1	0.51mi
2800 Lawrence Crossley Rd Palm Springs, CA	2.0	2.0	905	$2,022	$2.23	43d	1	0.54mi
2700 Lawrence Crossley Rd Unit B15 Palm Springs, CA	2.0	2.0	885	$1,950	$2.20	43d	1	0.54mi
2700 Lawrence Crossley Rd #18 Palm Springs, CA	2.0	2.0	885	$2,050	$2.32	18d	1	0.54mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	43d	1	0.59mi
5301 E Waverly Dr Palm Springs, CA	1.0–2.0	2.0	933	$2,300	$2.47	18d	2	0.64mi
5301 E Waverly Dr Palm Springs, CA	1.0–2.0	2.0	933	$2,300	$2.47	14d	2	0.64mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	43d	1	0.66mi
2010 Lawrence Crossley Rd Unit 8 Palm Springs, CA	2.0	1.5	993	$1,895	$1.91	13d	1	0.67mi
5300 E Waverly Dr Palm Springs, CA	1.0–2.0	1.5–2.0	768	$1,900	$2.47	24d	2	0.70mi
5301 E Waverly Dr #120 Palm Springs, CA	1.0	2.0	887	$2,800	$3.16	43d	1	0.72mi
5301 E Waverly Dr #192 Palm Springs, CA	2.0	2.0	979	$2,300	$2.35	24d	1	0.72mi
36953 Bankside Dr Unit A Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	24d	1	0.74mi
36953 Bankside Dr Unit 5 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	1d	1	0.74mi
36953 Bankside Dr Unit 10 Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	21d	1	0.74mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	43d	1	0.75mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	14d	1	0.75mi
36957 Melrose Dr Unit 7 Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	21d	1	0.77mi
36957 Melrose Dr Unit C Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	24d	1	0.77mi
36947 Melrose Dr Unit 4 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	24d	1	0.78mi
36947 Melrose Dr Unit 4 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	2d	1	0.78mi
36947 Melrose Dr Unit D Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	21d	1	0.78mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	10d	1	0.79mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	21d	1	0.79mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	13d	1	0.79mi
5300 E Waverly Dr Unit C4 Palm Springs, CA	2.0	1.5	768	$1,900	$2.47	2d	1	0.79mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	7d	1	0.83mi
5225 E Waverly Dr #66 Palm Springs, CA	1.0	2.0	887	$3,600	$4.06	43d	1	0.84mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	24d	1	0.86mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	4d	1	0.91mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	14d	1	0.92mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	43d	1	0.92mi
6071 Hazeltine Plz Palm Springs, CA	2.0	2.0	1168	$3,200	$2.74	43d	1	0.98mi
35615 Paseo Circulo E Cathedral City, CA	1.0	2.0	1029	$2,250	$2.19	43d	1	0.99mi
2601 S Broadmoor Dr Palm Springs, CA	2.0	2.0	1178	$2,050	$1.74	43d	2	1.02mi
2441 S Birdie Way Unit E Palm Springs, CA	2.0	2.0	1438	$3,250	$2.26	24d	1	1.07mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	24d	1	1.11mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	43d	1	1.14mi
4850 N Winners Cir Unit A Palm Springs, CA	2.0	2.0	1275	$2,700	$2.12	16d	1	1.15mi
2104 S Birdie Way Palm Springs, CA	3.0	2.0	1456	$3,600	$2.47	43d	1	1.15mi

HOA detail

• Monthly dues: $915 · $10,980/yr
• Likely covers: landscaping

Listing history 18 events

1. 2026-06-15
   statusdays on market $119,000 Pending 149 DOM
2. 2026-06-13
   days on market $119,000 Backup Offers Accepted 148 DOM
3. 2026-06-13
   days on market $119,000 Backup Offers Accepted 147 DOM
4. 2026-06-09
   days on market $119,000 Backup Offers Accepted 144 DOM
5. 2026-06-08
   days on market $119,000 Backup Offers Accepted 143 DOM
6. 2026-06-07
   days on market $119,000 Backup Offers Accepted 142 DOM
7. 2026-06-04
   days on market $119,000 Backup Offers Accepted 139 DOM
8. 2026-06-03
   days on market $119,000 Backup Offers Accepted 138 DOM
9. 2026-06-02
   days on market $119,000 Backup Offers Accepted 137 DOM
10. 2026-06-01
    days on market $119,000 Backup Offers Accepted 136 DOM
11. 2026-05-31
    days on market $119,000 Backup Offers Accepted 135 DOM
12. 2026-04-20
    historical Backup Offers Accepted
13. 2026-02-21
    status Active
14. 2026-02-21
    price $119,000
15. 2026-02-06
    historical Backup Offers Accepted
16. 2026-01-07
    listed $129,500 Active
17. 2022-05-11
    historical
18. 2022-05-03
    listed $99,000 Active

ⓘ 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 5/10 Major FEMA zone X (shaded) · 52% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,727
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − HOA: −$10,980
• − Depreciation: −$3,462
• Taxable income: $1,483
• Est. tax owed @ 24.0%: −$356
• After-tax cash flow: $2,280/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

+20.2% since first listed

7 events — show timeline

• 2026-04-20 Contingent — TheMLS
• 2026-02-21 Relisted — TheMLS
• 2026-02-21 Price Changed $119,000 TheMLS
• 2026-02-06 Contingent — TheMLS
• 2026-01-07 Listed $129,500 TheMLS
• 2022-05-11 Listing Removed — GPSMLS
• 2022-05-03 Listed $99,000 GPSMLS