149 Hilligoss · Cathedral City, CA 92234

$245,000

2 bd · 2.0 ba · 1,486 sqft · Manufactured public records · 170 Days on market

Built 1989 $165/sqft · 80% above area

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Why this score? — see what drove the C+ 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• 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 MLS

Back on the market and now vacant, this well-cared-for home at The Canyon is ready for its next chapter. Offering 2 bedrooms, 2 bathrooms, and a versatile sunroom across 1,558 sq. ft. , the layout is both comfortable and functional, with plenty of natural light and thoughtful updates throughout. The living room opens to mountain views and desert sunsets, while the kitchen features granite tile countertops, custom cabinetry, and a full suite of updated appliances. The primary bedroom includes an ensuite bath with dual sinks, and both bathrooms carry through the same cohesive finishes. The sunroom adds flexible space for relaxing, hobbies, or hosting, complete with a gas fireplace and separate mini split AC. Recent improvements provide peace of mind, including a newer water heater, HVAC components, kitchen appliances, electrical panel, and garage upgrades. Energy efficiency is supported by 20 leased solar panels and additional cooling options to help manage utility costs. An attached two-car garage, dedicated laundry area, and private fenced yard with mature citrus trees add to the home's everyday convenience. Located on a quiet street just a short distance from the community clubhouse, the setting offers both privacy and accessibility. The Canyon is a gated 55+ community known for its well-kept grounds and range of amenities, including pools, fitness spaces, and social areas. With the home now move-in ready, it's a solid option for full-time living or a seasonal retreat, close to shopping, dining, and the airport.

Key facts

• Custom cabinetry
• Dual sinks
• Gas fireplace

Tags

• MOUNTAIN VIEWS
• GRANITE TILE COUNTERTOPS
• CUSTOM CABINETRY
• DUAL SINKS
• GAS FIREPLACE
• 20 LEASED SOLAR PANELS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).
• This rent runs 44% 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 $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 $69k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $14k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; list at $245k implies a 245% gain — meaningful room to come down on a strong offer.

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 $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.09%
• DSCR: 1.54
• GRM: 7.6

CMA / ARV

• ARV (median comp): $142,782
• List price: $245,000
• Delta: 71.59%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 Hilligoss Dr	0.07mi	2/2.0	1,504 (+1%)	3mo	$66,000	$44	92
234 Settles Dr	0.10mi	2/2.0	1,512 (+2%)	3mo	$117,000	$77	90
244 Settles Dr	0.11mi	2/2.0	1,440 (-3%)	1mo	$135,000	$94	89
221 Settles Dr	0.10mi	2/2.0	1,512 (+2%)	5mo	$149,000	$99	88
263 Coble Dr	0.12mi	2/2.0	1,512 (+2%)	5mo	$119,900	$79	87
89 Armenia Dr	0.08mi	2/2.0	1,416 (-5%)	3mo	$177,000	$125	86
314 Armenia Dr	0.10mi	2/2.0	1,647 (+11%)	3mo	$169,900	$103	75
257 Wolf	0.43mi	2/2.0	1,440 (-3%)	3mo	$75,000	$52	73
392 Standing Bear	0.28mi	2/2.0	1,368 (-8%)	2mo	$113,000	$83	72
316 Little Deer	0.42mi	2/2.0	1,440 (-3%)	5mo	$70,000	$49	71
24 Mesa View Dr	0.57mi	2/2.0	1,440 (-3%)	2mo	$68,000	$47	66
493 Prairie	0.24mi	3/2.0 (+1)	1,344 (-10%)	5mo	$189,000	$141	64

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $4,796
• Equity at exit: $36,530

10-year hold

• IRR: 11.6%
• Equity multiple: 1.92×
• Total profit: $62,852
• Equity at exit: $21,183

Cash invested: $68,600 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,698 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $691

Break-even live

Break-even rent $1,824

Max offer price $245,000

Occupancy floor 69%

Sensitivity live

Price	-10% $830	-5% $760	+0% $691	+5% $622	+10% $552
Rent	-10% $478	-5% $584	+0% $691	+5% $798	+10% $904
Rate	-1.0pp $814	-0.5pp $753	base $691	+0.5pp $628	+1.0pp $563

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	9d	1	0.14mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	14d	1	0.24mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	11d	1	0.24mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	23d	1	0.24mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	25d	1	0.31mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	45d	1	0.35mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	16d	1	0.35mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	5d	1	0.44mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	4d	1	0.46mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	45d	1	0.46mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	45d	1	0.48mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	45d	1	0.49mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	45d	1	0.49mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	45d	1	0.50mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	45d	1	0.52mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	16d	1	0.52mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	45d	1	0.52mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	19d	1	0.54mi
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	45d	1	0.55mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	23d	1	0.64mi
35615 Paseo Circulo E Cathedral City, CA	1.0	2.0	1029	$2,250	$2.19	45d	1	0.71mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	25d	1	0.73mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	21d	1	0.73mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	45d	1	0.89mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	23d	1	0.91mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	19d	1	0.91mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	19d	1	0.93mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	45d	1	0.94mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	25d	1	0.95mi
2010 Lawrence Crossley Rd Unit 8 Palm Springs, CA	2.0	1.5	993	$1,895	$1.91	15d	1	1.04mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	45d	1	1.05mi
5951 Montecito Dr #5 Palm Springs, CA	3.0	2.5	1551	$2,300	$1.48	45d	1	1.06mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	45d	1	1.07mi
6071 Hazeltine Plz Palm Springs, CA	2.0	2.0	1168	$3,200	$2.74	45d	1	1.09mi
26 Pueblo Vista Dr Palm Springs, CA	3.0	2.0	1487	$3,200	$2.15	45d	1	1.10mi
32150 Aurora Vista Rd Unit C Cathedral City, CA	2.0	1.0	1100	$2,395	$2.18	45d	1	1.11mi
32150 Aurora Vista Rd Cathedral City, CA	2.0	1.0	1100	$2,195	$2.00	45d	1	1.11mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	45d	1	1.14mi
2420 Los Coyotes Dr Palm Springs, CA	2.0	3.0	1608	$2,600	$1.62	45d	1	1.14mi
5314 Los Coyotes Dr Palm Springs, CA	3.0	3.0	1550	$2,600	$1.68	21d	1	1.30mi

Listing history 14 events

1. 2026-05-13
   historical Backup Offers Accepted 1538-char remark

   Show marketing remark (1538 chars)

   Back on the market and now vacant, this well-cared-for home at The Canyon is ready for its next chapter. Offering 2 bedrooms, 2 bathrooms, and a versatile sunroom across 1,558 sq. ft. , the layout is both comfortable and functional, with plenty of natural light and thoughtful updates throughout. The living room opens to mountain views and desert sunsets, while the kitchen features granite tile countertops, custom cabinetry, and a full suite of updated appliances. The primary bedroom includes an ensuite bath with dual sinks, and both bathrooms carry through the same cohesive finishes. The sunroom adds flexible space for relaxing, hobbies, or hosting, complete with a gas fireplace and separate mini split AC. Recent improvements provide peace of mind, including a newer water heater, HVAC components, kitchen appliances, electrical panel, and garage upgrades. Energy efficiency is supported by 20 leased solar panels and additional cooling options to help manage utility costs. An attached two-car garage, dedicated laundry area, and private fenced yard with mature citrus trees add to the home's everyday convenience. Located on a quiet street just a short distance from the community clubhouse, the setting offers both privacy and accessibility. The Canyon is a gated 55+ community known for its well-kept grounds and range of amenities, including pools, fitness spaces, and social areas. With the home now move-in ready, it's a solid option for full-time living or a seasonal retreat, close to shopping, dining, and the airport.

2. 2026-04-02
   status Active 1538-char remark

   Show marketing remark (1538 chars)

   Back on the market and now vacant, this well-cared-for home at The Canyon is ready for its next chapter. Offering 2 bedrooms, 2 bathrooms, and a versatile sunroom across 1,558 sq. ft. , the layout is both comfortable and functional, with plenty of natural light and thoughtful updates throughout. The living room opens to mountain views and desert sunsets, while the kitchen features granite tile countertops, custom cabinetry, and a full suite of updated appliances. The primary bedroom includes an ensuite bath with dual sinks, and both bathrooms carry through the same cohesive finishes. The sunroom adds flexible space for relaxing, hobbies, or hosting, complete with a gas fireplace and separate mini split AC. Recent improvements provide peace of mind, including a newer water heater, HVAC components, kitchen appliances, electrical panel, and garage upgrades. Energy efficiency is supported by 20 leased solar panels and additional cooling options to help manage utility costs. An attached two-car garage, dedicated laundry area, and private fenced yard with mature citrus trees add to the home's everyday convenience. Located on a quiet street just a short distance from the community clubhouse, the setting offers both privacy and accessibility. The Canyon is a gated 55+ community known for its well-kept grounds and range of amenities, including pools, fitness spaces, and social areas. With the home now move-in ready, it's a solid option for full-time living or a seasonal retreat, close to shopping, dining, and the airport.

3. 2026-04-02
   price $245,000 1538-char remark

   Show marketing remark (1538 chars)

   Back on the market and now vacant, this well-cared-for home at The Canyon is ready for its next chapter. Offering 2 bedrooms, 2 bathrooms, and a versatile sunroom across 1,558 sq. ft. , the layout is both comfortable and functional, with plenty of natural light and thoughtful updates throughout. The living room opens to mountain views and desert sunsets, while the kitchen features granite tile countertops, custom cabinetry, and a full suite of updated appliances. The primary bedroom includes an ensuite bath with dual sinks, and both bathrooms carry through the same cohesive finishes. The sunroom adds flexible space for relaxing, hobbies, or hosting, complete with a gas fireplace and separate mini split AC. Recent improvements provide peace of mind, including a newer water heater, HVAC components, kitchen appliances, electrical panel, and garage upgrades. Energy efficiency is supported by 20 leased solar panels and additional cooling options to help manage utility costs. An attached two-car garage, dedicated laundry area, and private fenced yard with mature citrus trees add to the home's everyday convenience. Located on a quiet street just a short distance from the community clubhouse, the setting offers both privacy and accessibility. The Canyon is a gated 55+ community known for its well-kept grounds and range of amenities, including pools, fitness spaces, and social areas. With the home now move-in ready, it's a solid option for full-time living or a seasonal retreat, close to shopping, dining, and the airport.

4. 2026-02-04
   historical Backup Offers Accepted 1538-char remark

   Show marketing remark (1538 chars)

   Back on the market and now vacant, this well-cared-for home at The Canyon is ready for its next chapter. Offering 2 bedrooms, 2 bathrooms, and a versatile sunroom across 1,558 sq. ft. , the layout is both comfortable and functional, with plenty of natural light and thoughtful updates throughout. The living room opens to mountain views and desert sunsets, while the kitchen features granite tile countertops, custom cabinetry, and a full suite of updated appliances. The primary bedroom includes an ensuite bath with dual sinks, and both bathrooms carry through the same cohesive finishes. The sunroom adds flexible space for relaxing, hobbies, or hosting, complete with a gas fireplace and separate mini split AC. Recent improvements provide peace of mind, including a newer water heater, HVAC components, kitchen appliances, electrical panel, and garage upgrades. Energy efficiency is supported by 20 leased solar panels and additional cooling options to help manage utility costs. An attached two-car garage, dedicated laundry area, and private fenced yard with mature citrus trees add to the home's everyday convenience. Located on a quiet street just a short distance from the community clubhouse, the setting offers both privacy and accessibility. The Canyon is a gated 55+ community known for its well-kept grounds and range of amenities, including pools, fitness spaces, and social areas. With the home now move-in ready, it's a solid option for full-time living or a seasonal retreat, close to shopping, dining, and the airport.

5. 2025-12-05
   listed $259,000 Active 1538-char remark

   Show marketing remark (1538 chars)

   Back on the market and now vacant, this well-cared-for home at The Canyon is ready for its next chapter. Offering 2 bedrooms, 2 bathrooms, and a versatile sunroom across 1,558 sq. ft. , the layout is both comfortable and functional, with plenty of natural light and thoughtful updates throughout. The living room opens to mountain views and desert sunsets, while the kitchen features granite tile countertops, custom cabinetry, and a full suite of updated appliances. The primary bedroom includes an ensuite bath with dual sinks, and both bathrooms carry through the same cohesive finishes. The sunroom adds flexible space for relaxing, hobbies, or hosting, complete with a gas fireplace and separate mini split AC. Recent improvements provide peace of mind, including a newer water heater, HVAC components, kitchen appliances, electrical panel, and garage upgrades. Energy efficiency is supported by 20 leased solar panels and additional cooling options to help manage utility costs. An attached two-car garage, dedicated laundry area, and private fenced yard with mature citrus trees add to the home's everyday convenience. Located on a quiet street just a short distance from the community clubhouse, the setting offers both privacy and accessibility. The Canyon is a gated 55+ community known for its well-kept grounds and range of amenities, including pools, fitness spaces, and social areas. With the home now move-in ready, it's a solid option for full-time living or a seasonal retreat, close to shopping, dining, and the airport.

6. 2016-11-23
   soldstatus $71,000 Sold 737-char remark

   Show marketing remark (737 chars)

   Welcome to this spacious and beautifully remodeled 2 bedroom, 2 bath home with upgraded kitchen and bathrooms, stainless steel appliances, granite countertops, custom cabinetry, new carpet in the living room and guest bedroom. New roof, water heater, central evaporative cooler and bathroom fans as of 2013. New interior and exterior paint as of 2016! This home offers a spacious enclosed patio, and a private side yard and outdoor patio area with mature hedge and above ground hot tub. A 2 car garage completes the package. The Canyon is one of the valleys finest manufactured home parks providing residents with 2 pools, a large spa, clubhouse with regular social activities, well-maintained grounds, central green space with walkways.

7. 2016-11-23
   soldstatus $71,000 Closed 737-char remark

   Show marketing remark (737 chars)

   Welcome to this spacious and beautifully remodeled 2 bedroom, 2 bath home with upgraded kitchen and bathrooms, stainless steel appliances, granite countertops, custom cabinetry, new carpet in the living room and guest bedroom. New roof, water heater, central evaporative cooler and bathroom fans as of 2013. New interior and exterior paint as of 2016! This home offers a spacious enclosed patio, and a private side yard and outdoor patio area with mature hedge and above ground hot tub. A 2 car garage completes the package. The Canyon is one of the valleys finest manufactured home parks providing residents with 2 pools, a large spa, clubhouse with regular social activities, well-maintained grounds, central green space with walkways.

8. 2016-11-07
   status Pending 737-char remark

   Show marketing remark (737 chars)

   Welcome to this spacious and beautifully remodeled 2 bedroom, 2 bath home with upgraded kitchen and bathrooms, stainless steel appliances, granite countertops, custom cabinetry, new carpet in the living room and guest bedroom. New roof, water heater, central evaporative cooler and bathroom fans as of 2013. New interior and exterior paint as of 2016! This home offers a spacious enclosed patio, and a private side yard and outdoor patio area with mature hedge and above ground hot tub. A 2 car garage completes the package. The Canyon is one of the valleys finest manufactured home parks providing residents with 2 pools, a large spa, clubhouse with regular social activities, well-maintained grounds, central green space with walkways.

9. 2016-10-07
   price $77,500 737-char remark

   Show marketing remark (737 chars)

   Welcome to this spacious and beautifully remodeled 2 bedroom, 2 bath home with upgraded kitchen and bathrooms, stainless steel appliances, granite countertops, custom cabinetry, new carpet in the living room and guest bedroom. New roof, water heater, central evaporative cooler and bathroom fans as of 2013. New interior and exterior paint as of 2016! This home offers a spacious enclosed patio, and a private side yard and outdoor patio area with mature hedge and above ground hot tub. A 2 car garage completes the package. The Canyon is one of the valleys finest manufactured home parks providing residents with 2 pools, a large spa, clubhouse with regular social activities, well-maintained grounds, central green space with walkways.

10. 2016-09-29
    price $79,900 737-char remark

    Show marketing remark (737 chars)

    Welcome to this spacious and beautifully remodeled 2 bedroom, 2 bath home with upgraded kitchen and bathrooms, stainless steel appliances, granite countertops, custom cabinetry, new carpet in the living room and guest bedroom. New roof, water heater, central evaporative cooler and bathroom fans as of 2013. New interior and exterior paint as of 2016! This home offers a spacious enclosed patio, and a private side yard and outdoor patio area with mature hedge and above ground hot tub. A 2 car garage completes the package. The Canyon is one of the valleys finest manufactured home parks providing residents with 2 pools, a large spa, clubhouse with regular social activities, well-maintained grounds, central green space with walkways.

11. 2016-09-29
    listed $79,500 Active 737-char remark

    Show marketing remark (737 chars)

    Welcome to this spacious and beautifully remodeled 2 bedroom, 2 bath home with upgraded kitchen and bathrooms, stainless steel appliances, granite countertops, custom cabinetry, new carpet in the living room and guest bedroom. New roof, water heater, central evaporative cooler and bathroom fans as of 2013. New interior and exterior paint as of 2016! This home offers a spacious enclosed patio, and a private side yard and outdoor patio area with mature hedge and above ground hot tub. A 2 car garage completes the package. The Canyon is one of the valleys finest manufactured home parks providing residents with 2 pools, a large spa, clubhouse with regular social activities, well-maintained grounds, central green space with walkways.

12. 2010-01-18
    soldstatus $87,000 Closed
13. 2010-01-18
    soldstatus $87,000
14. 2009-12-21
    listed $102,000

ⓘ 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: $647 · $54/mo
• Projected year-2 tax: $1,862 · $155/mo
• Expected delta: +$1,215/yr (+$101/mo · 187.9%)

ⓘ 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 · 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: $32,382
• − Mortgage interest: −$13,724
• − Property taxes: −$647
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,591
• − Management: −$2,591
• − Depreciation: −$7,127
• Taxable income: $4,478
• Est. tax owed @ 24.0%: −$1,075
• After-tax cash flow: $7,218/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

+140.2% since first listed

14 events — show timeline

• 2026-05-13 Contingent — TheMLS
• 2026-04-02 Relisted — TheMLS
• 2026-04-02 Price Changed $245,000 TheMLS
• 2026-02-04 Contingent — TheMLS
• 2025-12-05 Listed $259,000 TheMLS
• 2016-11-23 Sold (MLS) $71,000 GPSMLS
• 2016-11-23 Sold (MLS) $71,000 GPSMLS
• 2016-11-07 Pending — GPSMLS
• 2016-10-07 Price Changed $77,500 GPSMLS
• 2016-09-29 Price Changed $79,900 GPSMLS
• 2016-09-29 Listed $79,500 GPSMLS
• 2010-01-18 Sold (MLS) $87,000 GPSMLS
• 2010-01-18 Sold (MLS) $87,000 GPSMLS
• 2009-12-21 Listed $102,000 GPSMLS

Property tax history

-3.9%/yr

Latest (2025): $647 · -2.1% YoY. Source: county tax records.