67937 Rio Pecos Dr · Cathedral City, CA 92234

$399,000

2 bd · 2.0 ba · 1,185 sqft · SingleFamily public records · 33 Days on market

Built 2022 1,307 sqft lot Est $430k · 7% under $210/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 +11.6/30.0
• ARV discount +10.8/15.0
• 1% rule +3.9/10.0
• DSCR +3.4/10.0
• 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

A refined and well-composed residence built in 2022, offering three bedrooms and two baths with a thoughtful, contemporary design. Energy-conscious features include leased solar, a tankless water heater, and integrated smart home devices. The interior balances comfort and style with luxury vinyl flooring throughout the main living areas, complemented by carpeting in the bedrooms. High ceilings and an abundance of windows create a light-filled environment, enhancing the home's open feel. The kitchen offers a charming peek-a-boo mountain view, while the neutral color palette provides a clean foundation ready for personalization. The primary suite is privately situated apart from the secondary

Key facts

• Walk-in closet
• Spacious rear patio
• 1,307 sq ft lot

Tags

• TANKLESS WATER HEATER
• INTEGRATED SMART HOME DEVICES
• LUXURY VINYL FLOORING
• PEEK-A-BOO MOUNTAIN VIEW
• WALK-IN CLOSET
• SPACIOUS REAR PATIO

Property features AI

Finance

• Other: Short-term rentals not allowed; Will not consider lease; Disclosures include CC&R and HOA documents; Refrigerator and washer/dryer excluded from sale
• Financial info: Sale terms: Cash or cash to new loan; Property is sold as-is
• HOA & community: Monthly HOA fee of $210; HOA provides grounds maintenance, paddle tennis, playground, picnic area, and management

Exterior

• Parking: Detached 2-car garage (side-by-side) with garage door opener; Total of 2 parking spaces
• Security: Closed-circuit camera system; Leased security system; Alarm and cameras included in sale
• Utilities: Sewer: connected and paid; PUD: No
• Home design: Single-family detached home; One story; One-level layout; Mountain and peek-a-boo views
• Construction: Assessor-provided year built; Detached construction
• Exterior features: Closed-circuit cameras; Leased security system; Automatic sprinklers; Drip irrigation system; Sprinkler timer; Community pool with heated, fenced in-ground pool and safety gate; Community heated in-ground spa/hot tub

Interior

• Bedrooms: Entry; Great Room
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $355k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $354k (11.2% below list).
• Recommended offer: $354k (11.2% 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+, amenities D-, 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: Rio Vista Elementary (690 students, 96% FRL); James Workman Middle (1,028 students, 99% 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 (+3.2%/yr); 533 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $3,543/mo this rent would consume 58% 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 $12k 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 33 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $354,261 (11.2% 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 33 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $430,155
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67937 Rio Pecos Dr	0.00mi	3/2.0 (+1)	1,185 (0%)	1mo	$375,000	$316	94
67364 Rio Plata Rd	0.60mi	3/2.0 (+1)	1,185 (0%)	2mo	$420,000	$354	65
67439 Rio Plata Rd	0.52mi	3/2.0 (+1)	1,185 (0%)	10mo	$430,000	$363	62
67419 Rio Oso Rd	0.53mi	3/2.0 (+1)	1,185 (0%)	15mo	$450,000	$380	58
67710 Medano Rd	0.45mi	3/2.0 (+1)	1,149 (-3%)	20mo	$518,000	$451	52
67700 Ontina Rd	0.33mi	3/2.0 (+1)	1,336 (+13%)	10mo	$440,000	$329	50
67905 Medano Rd	0.43mi	3/2.0 (+1)	1,339 (+13%)	8mo	$455,000	$340	47
67820 Garbino Rd	0.31mi	2/2.0	1,007 (-15%)	20mo	$351,000	$349	44
67795 Medano Rd	0.44mi	3/2.0 (+1)	1,355 (+14%)	8mo	$575,000	$424	44
67750 Vista Chino	0.71mi	2/2.0	1,126 (-5%)	19mo	$388,000	$345	43
27420 Avenida Quintana	0.57mi	3/2.0 (+1)	1,315 (+11%)	11mo	$499,000	$379	41
67470 Quijo Rd	0.62mi	3/2.0 (+1)	1,339 (+13%)	10mo	$515,000	$385	36

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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-79,371
• Equity at exit: $59,492

10-year hold

• IRR: -12.8%
• Equity multiple: 0.24×
• Total profit: $-85,197
• Equity at exit: $34,498

Cash invested: $111,720 (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: 533
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,543 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$452 /mo · $5,422/yr
• Insurance: −$166
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$210
• Vacancy / Maint / Mgmt: −$744
• Net cashflow: $-247

Break-even live

Break-even rent $3,855

Max offer price $355,364

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-134	+0% $-247	+5% $-360	+10% $-473
Rent	-10% $-527	-5% $-387	+0% $-247	+5% $-107	+10% $33
Rate	-1.0pp $-46	-0.5pp $-146	base $-247	+0.5pp $-350	+1.0pp $-456

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67765 Ovante Rd Cathedral City, CA	3.0	2.0	1446	$2,699	$1.87	16d	1	0.56mi
67821 N Portales Dr Unit 251 Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	27d	1	0.75mi
67821 N Portales Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	46d	1	0.75mi
67847 N Portales Dr Unit 288 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	46d	1	0.75mi
67553 N Portales Dr Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	46d	1	0.83mi
67553 N Portales Dr Unit 288 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	27d	1	0.83mi
28260 Landau Blvd Unit B Cathedral City, CA	3.0	2.0	1354	$2,475	$1.83	1d	1	0.85mi
67444 Toltec Ct Cathedral City, CA	2.0	2.0	1212	$3,000	$2.48	5d	1	0.95mi
67463 Toltec Ct Cathedral City, CA	1.0	2.0	851	$3,500	$4.11	46d	1	0.96mi
67552 N Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	46d	1	0.96mi
67263 N Chimayo Dr Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	17d	1	0.99mi
28464 Taos Ct Cathedral City, CA	2.0	2.0	1212	$2,100	$1.73	26d	1	1.00mi
67328 Cumbres Ct Unit 702 Cathedral City, CA	1.0	2.0	851	$3,400	$4.00	46d	1	1.00mi
67320 Cumbres Ct Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	46d	1	1.00mi
28477 Taos Ct Cathedral City, CA	2.0	2.0	1212	$4,000	$3.30	46d	1	1.02mi
67242 Cumbres Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	27d	1	1.03mi
28763 E Portales Dr Cathedral City, CA	2.0	2.0	984	$4,200	$4.27	10d	1	1.03mi
67261 Cumbres Ct Cathedral City, CA	2.0	2.0	984	$4,000	$4.07	46d	1	1.05mi
28602 Taos Ct Cathedral City, CA	2.0	2.0	1212	$4,000	$3.30	46d	1	1.08mi
28827 Isleta Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	46d	1	1.09mi
28868 Isleta Ct Unit 702 Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	27d	1	1.12mi
28868 Isleta Ct Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	46d	1	1.12mi
28656 Taos Ct Cathedral City, CA	2.0	2.0	1177	$2,200	$1.87	46d	1	1.12mi
67232 S Chimayo Dr Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	46d	1	1.13mi
67240 S Chimayo Dr Unit 702 Cathedral City, CA	1.0	2.0	851	$2,200	$2.59	46d	1	1.14mi
67330 W Chimayo Dr Cathedral City, CA	2.0	2.0	1177	$3,300	$2.80	46d	1	1.15mi
28914 Desert Princess Dr Unit 702 Palm Springs, CA	2.0	2.0	1212	$4,200	$3.47	27d	1	1.16mi
68325 Peladora Rd Cathedral City, CA	3.0	2.0	1320	$3,199	$2.42	16d	1	1.17mi
28764 Taos Ct Cathedral City, CA	2.0	2.0	1177	$4,400	$3.74	46d	1	1.17mi
28964 Desert Princess Dr Cathedral City, CA	2.0	2.0	1177	$2,700	$2.29	46d	1	1.18mi
28984 Desert Princess Dr Unit 702 Cathedral City, CA	1.0	2.0	851	$3,400	$4.00	46d	1	1.20mi
29199 E Portales Dr Unit 702 Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	46d	1	1.20mi
28859 Desert Princess Dr Cathedral City, CA	3.0	2.0	1285	$3,700	$2.88	46d	1	1.21mi
29118 Desert Princess Dr Unit 702 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	46d	1	1.24mi
67665 Lagos Way Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	46d	1	1.27mi
28920 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	46d	1	1.27mi
67595 Lagos Way Cathedral City, CA	3.0	3.0	1285	$3,500	$2.72	46d	1	1.30mi
29017 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$2,395	$2.03	46d	1	1.33mi
28455 Avenida La Vis Unit B Cathedral City, CA	2.0	2.0	1100	$1,995	$1.81	46d	1	1.38mi
29170 W Laguna Dr Cathedral City, CA	2.0	3.0	1425	$6,000	$4.21	46d	1	1.38mi

HOA detail

• Monthly dues: $210 · $2,520/yr
• Likely covers: water

Listing history 3 events

1. 2026-05-13
   status Pending
2. 2026-04-18
   historical Active Under Contract
3. 2026-04-10
   listed $399,000 Active

ⓘ 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: $5,422 · $452/mo
• Projected year-2 tax: $5,422 · $452/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 2/10 Low FEMA zone A · 7% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $42,511
• − Mortgage interest: −$22,350
• − Property taxes: −$5,422
• − Insurance: −$3,498
• − Repairs & maintenance: −$3,401
• − Management: −$3,401
• − HOA: −$2,520
• − Depreciation: −$11,607
• Taxable loss: −$9,687
• Est. tax savings @ 24.0%: +$2,325
• After-tax cash flow: $-639/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

3 events — show timeline

• 2026-05-13 Pending — GPSMLS
• 2026-04-18 Contingent — GPSMLS
• 2026-04-10 Listed $399,000 GPSMLS

Property tax history

+158.7%/yr

Latest (2025): $5,422 · -11.7% YoY. Source: county tax records.