80 Dunes Cir · Cathedral City, CA 92234

$85,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 141 Days on market

Built 1972 $74/sqft · 12% above area Est $76k · 12% over ↓ 14% since listing

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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
• 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
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Desert Living at Its Best in Caliente Sands (55+ Community)! Welcome to this beautifully updated home located in the desirable Caliente Sands 55+ community in Cathedral City. Centrally located near shopping, dining, and everyday conveniences, this home offers a relaxed desert lifestyle paired with a welcoming, active senior community. This 2-bedroom, 1-bath home features a comfortable layout and a versatile bonus room perfect for a sitting area, hobby space, or entertaining guests. The remodeled kitchen showcases updated finishes and modern touches designed for both function and style. Recent upgrades throughout the home add value and peace of mind, including a new foam roof with elastomeric coating, providing durability and energy efficiency. Updated flooring, refreshed interior finishes, and tasteful improvements create a bright, move-in-ready living space. Exterior updates and enhanced landscaping add curb appeal and complete the home. Caliente Sands is known for its friendly atmosphere, well-maintained grounds, and enjoyable 55+ lifestyle, all set against a beautiful desert backdrop. Space rent is currently $825/month. Park approval required. Schedule your private showing today and experience comfortable desert living in Caliente Sands!

Key facts

• New foam roof
• Remodeled kitchen
• Updated flooring

Tags

• VERSATILE BONUS ROOM
• REMODELED KITCHEN
• NEW FOAM ROOF
• UPDATED FLOORING
• ENHANCED LANDSCAPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.0% 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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $2,782/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 $588 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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 1972 — 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: 3.27% ✓
• Cap rate: 29.03%
• Cash-on-cash: 81.20%
• DSCR: 4.61
• GRM: 2.5

CMA / ARV

• ARV (median comp): $75,723
• List price: $85,000
• Delta: 12.25%
• 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
248 Standing Bear	0.09mi	2/2.0 (-1)	1,152 (0%)	6mo	$110,000	$95	86
355 Trading Post	0.29mi	2/2.0 (-1)	1,152 (0%)	6mo	$82,500	$72	77
32 Coble Dr	0.39mi	2/1.5 (-1)	1,152 (0%)	1mo	$155,000	$135	74
7 Sand Crk	0.29mi	2/2.0 (-1)	1,135 (-2%)	8mo	$115,000	$101	72
264 Wolf	0.12mi	2/2.0 (-1)	1,248 (+8%)	4mo	$74,000	$59	72
385 Standing Bear	0.17mi	2/2.0 (-1)	1,248 (+8%)	10mo	$68,500	$55	65
214 Settles	0.64mi	2/2.0 (-1)	1,152 (0%)	5mo	$132,500	$115	61
438 Butterfield	0.27mi	2/2.0 (-1)	1,000 (-13%)	1mo	$56,000	$56	60
7 Via Valverde	0.59mi	2/2.0 (-1)	1,168 (+1%)	8mo	$45,000	$39	58
213 Settles Dr	0.64mi	2/2.0 (-1)	1,140 (-1%)	7mo	$145,000	$127	57
34 Coble Dr	0.38mi	2/2.0 (-1)	1,056 (-8%)	8mo	$119,000	$113	57
293 Coble Dr	0.64mi	2/2.0 (-1)	1,280 (+11%)	6mo	$132,500	$104	42

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: 81.7%
• Equity multiple: 4.76×
• Total profit: $89,459
• Equity at exit: $12,674

10-year hold

• IRR: 85.1%
• Equity multiple: 9.94×
• Total profit: $212,694
• Equity at exit: $7,349

Cash invested: $23,800 (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: 2.5×

Monthly cashflow live

• Estimated rent: $2,782 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $1,610

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,669	-5% $1,640	+0% $1,610	+5% $1,581	+10% $1,552
Rent	-10% $1,391	-5% $1,501	+0% $1,610	+5% $1,720	+10% $1,830
Rate	-1.0pp $1,653	-0.5pp $1,632	base $1,610	+0.5pp $1,588	+1.0pp $1,566

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	22d	1	0.16mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	18d	1	0.18mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	15d	1	0.23mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	44d	1	0.23mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	3d	1	0.32mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	44d	1	0.46mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	44d	1	0.47mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	44d	1	0.47mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	8d	1	0.50mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	44d	1	0.53mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	44d	1	0.64mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	44d	1	0.65mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	44d	1	0.66mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	19d	1	0.66mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	22d	1	0.67mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	11d	1	0.67mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	14d	1	0.67mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	44d	1	0.69mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	22d	1	0.73mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	18d	1	0.73mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	24d	1	0.76mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	44d	1	0.78mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	15d	1	0.78mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	24d	1	0.78mi
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	44d	1	0.84mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	5d	1	0.92mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	44d	1	0.96mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	44d	1	0.96mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	44d	1	1.12mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	24d	1	1.22mi
32585 Cielo Vista Rd Cathedral City, CA	2.0	2.0	840	$2,000	$2.38	24d	1	1.24mi
32425 Rancho Vista Dr Unit A Cathedral City, CA	2.0	1.0	754	$1,950	$2.59	8d	1	1.31mi
33030 Shifting Sands Trl Apt 4 Cathedral City, CA	2.0	1.0	821	$1,599	$1.95	24d	1	1.32mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	5d	1	1.32mi
68695 F St Cathedral City, CA	3.0	2.5	896	$2,500	$2.79	44d	1	1.33mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	44d	1	1.34mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	44d	1	1.36mi
26 Pueblo Vista Dr Palm Springs, CA	3.0	2.0	1487	$3,200	$2.15	44d	1	1.42mi
2010 Lawrence Crossley Rd Unit 8 Palm Springs, CA	2.0	1.5	993	$1,895	$1.91	14d	1	1.43mi
32150 Aurora Vista Rd Cathedral City, CA	2.0	1.0	1100	$2,195	$2.00	44d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $85,000 Active 141 DOM
2. 2026-06-17
   days on market $85,000 Active 140 DOM
3. 2026-06-16
   days on market $85,000 Active 139 DOM
4. 2026-06-15
   days on market $85,000 Active 138 DOM
5. 2026-06-13
   days on market $85,000 Active 136 DOM
6. 2026-06-13
   days on market $85,000 Active 135 DOM
7. 2026-06-09
   days on market $85,000 Active 132 DOM
8. 2026-06-08
   days on market $85,000 Active 131 DOM
9. 2026-06-07
   days on market $85,000 Active 130 DOM
10. 2026-06-04
    days on market $85,000 Active 127 DOM
11. 2026-06-03
    days on market $85,000 Active 126 DOM
12. 2026-06-02
    days on market $85,000 Active 125 DOM
13. 2026-06-01
    days on market $85,000 Active 124 DOM
14. 2026-05-31
    days on market $85,000 Active 123 DOM
15. 2026-05-08
    price $85,000 1260-char remark

    Show marketing remark (1260 chars)

    Desert Living at Its Best in Caliente Sands (55+ Community)! Welcome to this beautifully updated home located in the desirable Caliente Sands 55+ community in Cathedral City. Centrally located near shopping, dining, and everyday conveniences, this home offers a relaxed desert lifestyle paired with a welcoming, active senior community. This 2-bedroom, 1-bath home features a comfortable layout and a versatile bonus room perfect for a sitting area, hobby space, or entertaining guests. The remodeled kitchen showcases updated finishes and modern touches designed for both function and style. Recent upgrades throughout the home add value and peace of mind, including a new foam roof with elastomeric coating, providing durability and energy efficiency. Updated flooring, refreshed interior finishes, and tasteful improvements create a bright, move-in-ready living space. Exterior updates and enhanced landscaping add curb appeal and complete the home. Caliente Sands is known for its friendly atmosphere, well-maintained grounds, and enjoyable 55+ lifestyle, all set against a beautiful desert backdrop. Space rent is currently $825/month. Park approval required. Schedule your private showing today and experience comfortable desert living in Caliente Sands!

16. 2026-01-28
    listed $99,000 Active 1260-char remark

    Show marketing remark (1260 chars)

    Desert Living at Its Best in Caliente Sands (55+ Community)! Welcome to this beautifully updated home located in the desirable Caliente Sands 55+ community in Cathedral City. Centrally located near shopping, dining, and everyday conveniences, this home offers a relaxed desert lifestyle paired with a welcoming, active senior community. This 2-bedroom, 1-bath home features a comfortable layout and a versatile bonus room perfect for a sitting area, hobby space, or entertaining guests. The remodeled kitchen showcases updated finishes and modern touches designed for both function and style. Recent upgrades throughout the home add value and peace of mind, including a new foam roof with elastomeric coating, providing durability and energy efficiency. Updated flooring, refreshed interior finishes, and tasteful improvements create a bright, move-in-ready living space. Exterior updates and enhanced landscaping add curb appeal and complete the home. Caliente Sands is known for its friendly atmosphere, well-maintained grounds, and enjoyable 55+ lifestyle, all set against a beautiful desert backdrop. Space rent is currently $825/month. Park approval required. Schedule your private showing today and experience comfortable desert living in Caliente Sands!

17. 2025-07-18
    price
18. 2025-06-03
    listed 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: $33,386
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$2,671
• − Management: −$2,671
• − Depreciation: −$2,473
• Taxable income: $19,110
• Est. tax owed @ 24.0%: −$4,586
• After-tax cash flow: $14,740/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

-14.1% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $85,000 TheMLS
• 2026-01-28 Listed $99,000 TheMLS
• 2025-07-18 Price Changed — TheMLS
• 2025-06-03 Listed — TheMLS

Property tax history

-4.3%/yr

Latest (2025): $158 · +3.3% YoY. Source: county tax records.