302 Avenida Andorra · Cathedral City, CA 92234

$165,500

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 12 Days on market

Built 1976 4,800 sqft lot

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

Move-in ready and offering spectacular mountain views, this beautifully updated 3-bedroom, 2-bath home is located in one of the desert's premier active adult (55+) guard-gated golf course communities, Date Palm Country Club. Situated on an oversized lot adorned with mature vegetation and desert landscaping, the property features new vinyl fencing (done in 2024) for added convenience and privacy. Step inside to discover an inviting open-concept floor plan highlighted by an upgraded kitchen that seamlessly flows into the main living areas. The spacious layout is designed for both comfortable everyday living and entertaining. The primary suite is thoughtfully positioned on one end of the home,

Key facts

• Mature vegetation
• New vinyl fencing
• Desert landscaping

Tags

• MOUNTAIN VIEWS
• GUARD-GATED GOLF COURSE
• OVERSIZED LOT
• MATURE VEGETATION
• DESERT LANDSCAPING
• NEW VINYL FENCING

Property features AI

Finance

• Other: Senior community
• Financial info: Property sits on leased land with an annual land lease payment
• HOA & community: Community amenities include clubhouse, billiard room, card room, meeting/multipurpose rooms, exercise room, spa, sauna, pool, tennis courts, pickleball, golf, common RV parking, onsite property management; Pet policy allows pets (check association rules for details); Complex of approximately 535 units; Main gated entry with guard

Exterior

• Parking: Attached carport; 1 covered parking space; 1 additional open parking space
• Security: Gated community with guard
• Utilities: Lease land (annual land lease applies)
• Home design: Single-story residential mobile home; Located in a gated, lease-land community
• Construction: Located in Date Palm Country Club builder tract
• Exterior features: Community pool; Mountain view

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range/Oven; Water line to refrigerator
• Bedrooms: Bedrooms with walk-in closet
• Flooring: Laminate floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling; Ceiling fan
• Interior features: Living room; Dining area; Covered patio; Walk-in closet; Community pool (see Exterior/HOA for pool details)
• Laundry & utility: Indoor laundry area with washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $166k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $166k).
• Cap rate 15.3% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $2,800/mo this rent would consume 46% 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 $5k 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 $46k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y 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 $72k; list at $166k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,500

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.69% ✓
• Cap rate: 15.27%
• Cash-on-cash: 32.07%
• DSCR: 2.43
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $90,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
443 Paseo Perdido	0.19mi	2/2.0	1,440 (0%)	0mo	$65,000	$45	91
409 S Paseo Laredo	0.19mi	2/2.0	1,440 (0%)	2mo	$58,000	$40	90
464 Cerritos Way	0.18mi	2/2.0	1,440 (0%)	2mo	$95,000	$66	90
327 VíA Don Benito	0.20mi	2/2.0	1,440 (0%)	7mo	$100,000	$69	84
318 Via Don Benito	0.16mi	2/2.0	1,536 (+7%)	2mo	$85,000	$55	80
309 Via Don Benito	0.20mi	2/2.0	1,560 (+8%)	0mo	$119,000	$76	76
447 Paseo Perdido	0.18mi	2/2.0	1,590 (+10%)	1mo	$55,000	$35	74
337 Via Don Benito	0.20mi	2/2.0	1,608 (+12%)	0mo	$77,000	$48	71
379 Avenida Andorra	0.02mi	2/2.0	1,640 (+14%)	6mo	$120,000	$73	71
229 Calle Leandro	0.70mi	2/2.0	1,440 (0%)	3mo	$90,000	$63	65
67 Paseo Laredo North	0.74mi	2/2.0	1,440 (0%)	1mo	$55,000	$38	65
149 Capri St	0.67mi	2/2.0	1,500 (+4%)	1mo	$170,000	$113	61

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: 27.3%
• Equity multiple: 2.14×
• Total profit: $52,628
• Equity at exit: $24,677

10-year hold

• IRR: 34.9%
• Equity multiple: 4.23×
• Total profit: $149,715
• Equity at exit: $14,309

Cash invested: $46,340 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,800 high
• Mortgage (P&I): −$868
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $1,239

Break-even live

Break-even rent $1,232

Max offer price $165,500

Occupancy floor 51%

Sensitivity live

Price	-10% $1,332	-5% $1,285	+0% $1,239	+5% $1,192	+10% $1,145
Rent	-10% $1,017	-5% $1,128	+0% $1,239	+5% $1,349	+10% $1,460
Rate	-1.0pp $1,322	-0.5pp $1,281	base $1,239	+0.5pp $1,196	+1.0pp $1,152

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: $41,375
• Closing costs: $4,965
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37800 Da Vall Dr #12 Rancho Mirage, CA	2.0	2.0	1387	$2,400	$1.73	44d	1	0.29mi
70170 Sun Valley Dr Rancho Mirage, CA	2.0	2.0	1368	$3,800	$2.78	5d	1	0.32mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	44d	1	0.37mi
251 S Paseo Laredo Unit 251 Cathedral City, CA	1.0	2.0	1440	$2,550	$1.77	25d	1	0.37mi
250 S Paseo Laredo Cathedral City, CA	2.0	2.0	1600	$1,800	$1.12	13d	1	0.37mi
70100 Mirage Cove Dr #10 Rancho Mirage, CA	3.0	2.0	1570	$3,000	$1.91	44d	1	0.76mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	44d	1	0.77mi
8 Mission Ct Rancho Mirage, CA	2.0	2.0	1540	$2,500	$1.62	19d	1	0.86mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	44d	1	0.89mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	44d	1	0.90mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	25d	1	0.92mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	13d	1	0.94mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	44d	1	0.95mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	44d	1	0.97mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	5d	1	1.04mi
68695 F St Cathedral City, CA	3.0	2.5	896	$2,500	$2.79	44d	1	1.18mi
35615 Paseo Circulo E Cathedral City, CA	1.0	2.0	1029	$2,250	$2.19	44d	1	1.24mi
39905 Estates Rd Unit 3 Rancho Mirage, CA	2.0	2.0	1000	$1,800	$1.80	25d	1	1.25mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	21d	1	1.28mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	23d	1	1.28mi
39955 Estates Rd Apt 11 Rancho Mirage, CA	2.0	2.0	1000	$2,395	$2.40	6d	1	1.30mi
40080 Via Buena Vista Rancho Mirage, CA	3.0	3.0	1848	$3,800	$2.06	25d	1	1.38mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	44d	1	1.42mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	16d	1	1.42mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	19d	1	1.45mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	19d	1	1.49mi

Listing history 9 events

1. 2026-06-21
   days on market $165,500 Active 12 DOM
2. 2026-06-18
   days on market $165,500 Active 9 DOM
3. 2026-06-17
   days on market $165,500 Active 8 DOM
4. 2026-06-16
   days on market $165,500 Active 7 DOM
5. 2026-06-15
   days on market $165,500 Active 6 DOM
6. 2026-06-13
   days on market $165,500 Active 4 DOM
7. 2026-06-13
   days on market $165,500 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $165,500 Active 1 DOM

ⓘ 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: $437 · $36/mo
• Projected year-2 tax: $1,258 · $105/mo
• Expected delta: +$821/yr (+$68/mo · 188.1%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,598
• − Mortgage interest: −$9,271
• − Property taxes: −$437
• − Insurance: −$828
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$4,815
• Taxable income: $12,873
• Est. tax owed @ 24.0%: −$3,090
• After-tax cash flow: $11,774/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

+136.4% since first listed

18 events — show timeline

• 2026-06-09 Listed $165,500 TheMLS
• 2025-08-21 Rental Removed $2,200 CLAW
• 2025-07-05 Price Changed — TheMLS
• 2025-07-02 Listed for Rent $2,200 CLAW
• 2025-07-01 Listed — TheMLS
• 2025-04-27 Rental Removed $2,200 CLAW
• 2025-03-27 Price Changed — TheMLS
• 2025-03-21 Price Changed — TheMLS
• 2025-03-10 Listed for Rent $2,200 CLAW
• 2025-01-16 Price Changed — TheMLS
• 2025-01-01 Listing Removed — GPSMLS
• 2025-01-01 Listed — TheMLS
• 2024-09-18 Price Changed $178,500 GPSMLS
• 2024-08-16 Listed $182,500 GPSMLS
• 2024-05-16 Sold (MLS) $72,000 GPSMLS
• 2024-05-12 Pending — GPSMLS
• 2024-04-23 Contingent — GPSMLS
• 2024-04-15 Listed $70,000 GPSMLS

Property tax history

+1.6%/yr

Latest (2025): $437 · +138.1% YoY. Source: county tax records.