150 Hilligoss Dr · Cathedral City, CA 92234

$199,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 65 Days on market

Built 1976 3,049 sqft lot $130/sqft · 39% above area Est $143k · 39% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stylishly Updated Home with Mountain Views in The Canyon (55+) Bright and beautifully updated, this move-in ready home features vibrant finishes, spacious living areas, and stunning views of Mt. San Jacinto through large picture windows. Recent upgrades include new interior/exterior paint, windows, roof, garage, front door, evaporative cooler, flooring, and washer/dryer. The updated kitchen offers stainless steel appliances and opens to a covered patio for easy indoor-outdoor living. A versatile den/family room adds flexible space, while the primary suite features a walk-in closet and updated ensuite bath. Enjoy a private patio, plus a garage with bonus room and storage shed. Community amenities include tennis & pickleball, two pools, spa, gym, billiards, shuffleboard, library, game room, and dining hall in a friendly, active 55+ setting. Residency: 55+, 750+ FICO, income 3x rent (6 months bank statements). Pets welcome.

Key facts

• Bonus room
• Covered patio
• Private patio

Tags

• MOUNTAIN VIEWS
• UPDATED KITCHEN
• COVERED PATIO
• PRIVATE PATIO
• BONUS ROOM
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $817 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $2,776/mo this rent would consume 45% 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $57k; list at $199k implies a 249% 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 $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.39% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.61%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $143,026
• List price: $199,000
• Delta: 39.14%
• 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
234 Settles Dr	0.11mi	2/2.0	1,512 (-2%)	3mo	$117,000	$77	90
162 Hilligoss Dr	0.08mi	2/2.0	1,504 (-2%)	3mo	$66,000	$44	90
221 Settles Dr	0.11mi	2/2.0	1,512 (-2%)	5mo	$149,000	$99	88
263 Coble Dr	0.13mi	2/2.0	1,512 (-2%)	5mo	$119,900	$79	87
244 Settles Dr	0.12mi	2/2.0	1,440 (-6%)	1mo	$135,000	$94	83
314 Armenia Dr	0.10mi	2/2.0	1,647 (+7%)	3mo	$169,900	$103	81
89 Armenia Dr	0.08mi	2/2.0	1,416 (-8%)	3mo	$177,000	$125	80
257 Wolf	0.42mi	2/2.0	1,440 (-6%)	3mo	$75,000	$52	68
392 Standing Bear	0.27mi	2/2.0	1,368 (-11%)	2mo	$113,000	$83	67
316 Little Deer	0.41mi	2/2.0	1,440 (-6%)	5mo	$70,000	$49	66
24 Mesa View Dr	0.56mi	2/2.0	1,440 (-6%)	2mo	$68,000	$47	62
493 Prairie	0.23mi	3/2.0 (+1)	1,344 (-12%)	5mo	$189,000	$141	59

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: 9.3%
• Equity multiple: 1.37×
• Total profit: $20,477
• Equity at exit: $29,672

10-year hold

• IRR: 18.7%
• Equity multiple: 2.57×
• Total profit: $87,582
• Equity at exit: $17,206

Cash invested: $55,720 (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: 525
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,776 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $817

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 66%

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: $49,750
• Closing costs: $5,970
• 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	7d	1	0.14mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	10d	1	0.24mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	21d	1	0.24mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	13d	1	0.24mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	24d	1	0.31mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	14d	1	0.35mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	43d	1	0.35mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	4d	1	0.44mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	2d	1	0.46mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	43d	1	0.46mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	43d	1	0.48mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	43d	1	0.49mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	43d	1	0.49mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	43d	1	0.50mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	43d	1	0.52mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	14d	1	0.52mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	43d	1	0.52mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	17d	1	0.54mi
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	43d	1	0.55mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	21d	1	0.64mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	24d	1	0.73mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	20d	1	0.73mi
32790 Aurora Vista Rd Cathedral City, CA	3.0	3.0	2037	$3,300	$1.62	43d	1	0.77mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	43d	1	0.83mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	43d	1	0.89mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	43d	1	0.94mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	43d	1	0.94mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	24d	1	0.95mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	43d	1	1.00mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	43d	1	1.05mi
5951 Montecito Dr #5 Palm Springs, CA	3.0	2.5	1551	$2,300	$1.48	43d	1	1.06mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	43d	1	1.07mi
6071 Hazeltine Plz Palm Springs, CA	2.0	2.0	1168	$3,200	$2.74	43d	1	1.09mi
26 Pueblo Vista Dr Palm Springs, CA	3.0	2.0	1487	$3,200	$2.15	43d	1	1.10mi
32150 Aurora Vista Rd Unit C Cathedral City, CA	2.0	1.0	1100	$2,395	$2.18	43d	1	1.11mi
32150 Aurora Vista Rd Cathedral City, CA	2.0	1.0	1100	$2,195	$2.00	43d	1	1.11mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	43d	1	1.14mi
2420 Los Coyotes Dr Palm Springs, CA	2.0	3.0	1608	$2,600	$1.62	43d	1	1.14mi
35349 Rush Ln Cathedral City, CA	3.0	3.0	2196	$3,895	$1.77	23d	1	1.28mi
5314 Los Coyotes Dr Palm Springs, CA	3.0	3.0	1550	$2,600	$1.68	19d	1	1.30mi

Listing history 26 events

1. 2026-06-18
   days on market $199,000 Active 65 DOM
2. 2026-06-17
   days on market $199,000 Active 64 DOM
3. 2026-06-16
   days on market $199,000 Active 63 DOM
4. 2026-06-15
   days on market $199,000 Active 62 DOM
5. 2026-06-13
   days on market $199,000 Active 60 DOM
6. 2026-06-13
   days on market $199,000 Active 59 DOM
7. 2026-06-09
   days on market $199,000 Active 56 DOM
8. 2026-06-08
   days on market $199,000 Active 55 DOM
9. 2026-06-07
   days on market $199,000 Active 54 DOM
10. 2026-06-04
    days on market $199,000 Active 51 DOM
11. 2026-06-03
    days on market $199,000 Active 50 DOM
12. 2026-06-02
    days on market $199,000 Active 49 DOM
13. 2026-06-01
    days on market $199,000 Active 48 DOM
14. 2026-05-31
    days on market $199,000 Active 47 DOM
15. 2026-04-14
    listed $199,000 Active 940-char remark

    Show marketing remark (940 chars)

    Stylishly Updated Home with Mountain Views in The Canyon (55+) Bright and beautifully updated, this move-in ready home features vibrant finishes, spacious living areas, and stunning views of Mt. San Jacinto through large picture windows. Recent upgrades include new interior/exterior paint, windows, roof, garage, front door, evaporative cooler, flooring, and washer/dryer. The updated kitchen offers stainless steel appliances and opens to a covered patio for easy indoor-outdoor living. A versatile den/family room adds flexible space, while the primary suite features a walk-in closet and updated ensuite bath. Enjoy a private patio, plus a garage with bonus room and storage shed. Community amenities include tennis & pickleball, two pools, spa, gym, billiards, shuffleboard, library, game room, and dining hall in a friendly, active 55+ setting. Residency: 55+, 750+ FICO, income 3x rent (6 months bank statements). Pets welcome.

16. 2025-02-26
    historical
17. 2025-01-26
    listed $169,800 Active
18. 2019-04-29
    soldstatus $57,000 Sold
19. 2019-04-29
    soldstatus $57,000 Closed
20. 2019-04-12
    status Pending
21. 2019-03-13
    listed Backup Offers Accepted
22. 2019-03-04
    historical
23. 2019-03-04
    status Backup Offers Accepted
24. 2019-01-09
    listed $59,900 Active
25. 2018-12-26
    historical
26. 2018-03-05
    listed $59,900 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 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: $33,307
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,665
• − Management: −$2,665
• − Depreciation: −$5,789
• Taxable income: $7,062
• Est. tax owed @ 24.0%: −$1,695
• After-tax cash flow: $8,115/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

+232.2% since first listed

12 events — show timeline

• 2026-04-14 Listed $199,000 GPSMLS
• 2025-02-26 Listing Removed — GPSMLS
• 2025-01-26 Listed $169,800 GPSMLS
• 2019-04-29 Sold (MLS) $57,000 GPSMLS
• 2019-04-29 Sold (MLS) $57,000 GPSMLS
• 2019-04-12 Pending — GPSMLS
• 2019-03-13 Listed — GPSMLS
• 2019-03-04 Listing Removed — GPSMLS
• 2019-03-04 Pending — GPSMLS
• 2019-01-09 Listed $59,900 GPSMLS
• 2018-12-26 Listing Removed — GPSMLS
• 2018-03-05 Listed $59,900 GPSMLS

Property tax history

+5.7%/yr

Latest (2025): $323 · -2.1% YoY. Source: county tax records.