441 Paseo Perdido · Cathedral City, CA 92234

$285,500

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 244 Days on market

Built 1974 $198/sqft · 171% above area

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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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• 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 MLS

Introducing the most unique reimagining and repurposing of a mobile home interior you've ever seen! 441 Paseo Perdido has been completely remodeled and renovated by one of the Coachella Valley's most talented designers, Rick Metz. Offered turn-key and fully furnished, this one-of-a-kind property features a two bedroom / two bath primary residence AND an attached private casita / guest house / in-law suite - complete with it's own separate entry, kitchen, bath and laundry. This brilliant use of space enables a homeowner to take on a "roommate" and offset monthly living expenses while still enjoying the privacy of their own residence. Beautifully located on the golf course and across from a community pool, spa, sauna & gym, with views of the mountains, this home sits on a large corner lot and features plenty of yard & patio space, as well as a convenient, dual-entry driveway with covered parking for three vehicles, three utility sheds. .. Date Palm Country Club is THE premier 55+ MH golf community in Cathedral City. Amenities and activities abound. Schedule your tour today!

Key facts

• Remodeled interior
• Golf course location
• Community pool

Tags

• REMODELED INTERIOR
• ATTACHED PRIVATE CASITA
• SEPARATE ENTRY
• GOLF COURSE LOCATION
• COMMUNITY POOL
• SPA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $286k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (5.9% below list).
• Recommended offer: $251k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $9k 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 244 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $54k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $286k implies a 376% 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 $251,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 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 1974 — 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. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $105,235
• List price: $285,500
• Delta: 171.30%
• 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
443 Paseo Perdido	0.02mi	2/2.0	1,440 (0%)	0mo	$65,000	$45	99
464 Cerritos Way	0.04mi	2/2.0	1,440 (0%)	2mo	$95,000	$66	96
409 S Paseo Laredo	0.20mi	2/2.0	1,440 (0%)	2mo	$58,000	$40	89
447 Paseo Perdido	0.04mi	2/2.0	1,590 (+10%)	1mo	$55,000	$35	80
318 Via Don Benito	0.21mi	2/2.0	1,536 (+7%)	2mo	$85,000	$55	77
337 Via Don Benito	0.12mi	2/2.0	1,608 (+12%)	0mo	$77,000	$48	75
309 Via Don Benito	0.28mi	2/2.0	1,560 (+8%)	0mo	$119,000	$76	73
229 Calle Leandro	0.53mi	2/2.0	1,440 (0%)	3mo	$90,000	$63	73
67 Paseo Laredo North	0.60mi	2/2.0	1,440 (0%)	1mo	$55,000	$38	71
35 N Paseo Laredo	0.66mi	2/2.0	1,440 (0%)	4mo	$157,000	$109	66
379 Avenida Andorra	0.18mi	2/2.0	1,640 (+14%)	6mo	$120,000	$73	63
12 Via Valverde	0.72mi	3/2.0 (+1)	1,440 (0%)	5mo	$120,000	$83	57

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-36,180
• Equity at exit: $42,569

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-16,721
• Equity at exit: $24,685

Cash invested: $79,940 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,685 high
• Mortgage (P&I): −$1,497
• Tax est. 1.5%: −$357 /mo · $4,282/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $148

Break-even live

Break-even rent $2,498

Max offer price $285,500

Occupancy floor 89%

Sensitivity live

Price	-10% $346	-5% $247	+0% $148	+5% $50	+10% $-49
Rent	-10% $-64	-5% $42	+0% $148	+5% $254	+10% $360
Rate	-1.0pp $292	-0.5pp $221	base $148	+0.5pp $74	+1.0pp $-1

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: $71,375
• Closing costs: $8,565
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
251 S Paseo Laredo Unit 251 Cathedral City, CA	1.0	2.0	1440	$2,550	$1.77	25d	1	0.19mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	45d	1	0.19mi
250 S Paseo Laredo Cathedral City, CA	2.0	2.0	1600	$1,800	$1.12	13d	1	0.20mi
37800 Da Vall Dr #12 Rancho Mirage, CA	2.0	2.0	1387	$2,400	$1.73	45d	1	0.47mi
70170 Sun Valley Dr Rancho Mirage, CA	2.0	2.0	1368	$3,800	$2.78	5d	1	0.55mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	45d	1	0.68mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	45d	1	0.77mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	45d	1	0.79mi
70100 Mirage Cove Dr #10 Rancho Mirage, CA	3.0	2.0	1570	$3,000	$1.91	45d	1	0.80mi
68695 F St Cathedral City, CA	3.0	2.5	896	$2,500	$2.79	45d	1	0.95mi
8 Mission Ct Rancho Mirage, CA	2.0	2.0	1540	$2,500	$1.62	19d	1	1.00mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	45d	1	1.03mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	45d	1	1.04mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	25d	1	1.05mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	13d	1	1.06mi
35615 Paseo Circulo E Cathedral City, CA	1.0	2.0	1029	$2,250	$2.19	45d	1	1.08mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	21d	1	1.11mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	5d	1	1.17mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	23d	1	1.18mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	16d	1	1.27mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	45d	1	1.27mi
39905 Estates Rd Unit 3 Rancho Mirage, CA	2.0	2.0	1000	$1,800	$1.80	25d	1	1.29mi
39955 Estates Rd Apt 11 Rancho Mirage, CA	2.0	2.0	1000	$2,395	$2.40	6d	1	1.33mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	19d	1	1.36mi
40080 Via Buena Vista Rancho Mirage, CA	3.0	3.0	1848	$3,800	$2.06	25d	1	1.43mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	45d	1	1.44mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	19d	1	1.47mi

Listing history 34 events

1. 2026-06-21
   days on market $285,500 Active 244 DOM
2. 2026-06-18
   days on market $285,500 Active 241 DOM
3. 2026-06-17
   days on market $285,500 Active 240 DOM
4. 2026-06-16
   days on market $285,500 Active 239 DOM
5. 2026-06-15
   days on market $285,500 Active 238 DOM
6. 2026-06-13
   days on market $285,500 Active 236 DOM
7. 2026-06-13
   days on market $285,500 Active 235 DOM
8. 2026-06-09
   days on market $285,500 Active 232 DOM
9. 2026-06-08
   days on market $285,500 Active 231 DOM
10. 2026-06-07
    days on market $285,500 Active 230 DOM
11. 2026-06-04
    days on market $285,500 Active 227 DOM
12. 2026-06-03
    days on market $285,500 Active 226 DOM
13. 2026-06-02
    days on market $285,500 Active 225 DOM
14. 2026-06-01
    days on market $285,500 Active 224 DOM
15. 2026-05-31
    days on market $285,500 Active 223 DOM
16. 2026-04-12
    price $285,500 1110-char remark

    Show marketing remark (1110 chars)

    Introducing the most unique reimagining and repurposing of a mobile home interior you've ever seen! 441 Paseo Perdido has been completely remodeled and renovated by one of the Coachella Valley's most talented designers, Rick Metz. Offered turn-key and fully furnished, this one-of-a-kind property features a two bedroom / two bath primary residence AND an attached private casita / guest house / in-law suite - complete with it's own separate entry, kitchen, bath and laundry. This brilliant use of space enables a homeowner to take on a "roommate" and offset monthly living expenses while still enjoying the privacy of their own residence. Beautifully located on the golf course and across from a community pool, spa, sauna & gym, with views of the mountains, this home sits on a large corner lot and features plenty of yard & patio space, as well as a convenient, dual-entry driveway with covered parking for three vehicles, three utility sheds. .. Date Palm Country Club is THE premier 55+ MH golf community in Cathedral City. Amenities and activities abound. Schedule your tour today!

17. 2026-02-25
    price $299,000 1110-char remark

    Show marketing remark (1110 chars)

    Introducing the most unique reimagining and repurposing of a mobile home interior you've ever seen! 441 Paseo Perdido has been completely remodeled and renovated by one of the Coachella Valley's most talented designers, Rick Metz. Offered turn-key and fully furnished, this one-of-a-kind property features a two bedroom / two bath primary residence AND an attached private casita / guest house / in-law suite - complete with it's own separate entry, kitchen, bath and laundry. This brilliant use of space enables a homeowner to take on a "roommate" and offset monthly living expenses while still enjoying the privacy of their own residence. Beautifully located on the golf course and across from a community pool, spa, sauna & gym, with views of the mountains, this home sits on a large corner lot and features plenty of yard & patio space, as well as a convenient, dual-entry driveway with covered parking for three vehicles, three utility sheds. .. Date Palm Country Club is THE premier 55+ MH golf community in Cathedral City. Amenities and activities abound. Schedule your tour today!

18. 2026-01-15
    price $329,000 1110-char remark

    Show marketing remark (1110 chars)

    Introducing the most unique reimagining and repurposing of a mobile home interior you've ever seen! 441 Paseo Perdido has been completely remodeled and renovated by one of the Coachella Valley's most talented designers, Rick Metz. Offered turn-key and fully furnished, this one-of-a-kind property features a two bedroom / two bath primary residence AND an attached private casita / guest house / in-law suite - complete with it's own separate entry, kitchen, bath and laundry. This brilliant use of space enables a homeowner to take on a "roommate" and offset monthly living expenses while still enjoying the privacy of their own residence. Beautifully located on the golf course and across from a community pool, spa, sauna & gym, with views of the mountains, this home sits on a large corner lot and features plenty of yard & patio space, as well as a convenient, dual-entry driveway with covered parking for three vehicles, three utility sheds. .. Date Palm Country Club is THE premier 55+ MH golf community in Cathedral City. Amenities and activities abound. Schedule your tour today!

19. 2025-10-20
    listed $339,000 Active 1110-char remark

    Show marketing remark (1110 chars)

    Introducing the most unique reimagining and repurposing of a mobile home interior you've ever seen! 441 Paseo Perdido has been completely remodeled and renovated by one of the Coachella Valley's most talented designers, Rick Metz. Offered turn-key and fully furnished, this one-of-a-kind property features a two bedroom / two bath primary residence AND an attached private casita / guest house / in-law suite - complete with it's own separate entry, kitchen, bath and laundry. This brilliant use of space enables a homeowner to take on a "roommate" and offset monthly living expenses while still enjoying the privacy of their own residence. Beautifully located on the golf course and across from a community pool, spa, sauna & gym, with views of the mountains, this home sits on a large corner lot and features plenty of yard & patio space, as well as a convenient, dual-entry driveway with covered parking for three vehicles, three utility sheds. .. Date Palm Country Club is THE premier 55+ MH golf community in Cathedral City. Amenities and activities abound. Schedule your tour today!

20. 2025-01-25
    listed Active
21. 2024-10-10
    listed Active
22. 2024-03-19
    soldstatus $60,000 Sold
23. 2024-03-18
    status Pending
24. 2024-03-08
    historical Backup Offers Accepted
25. 2024-03-01
    status Active
26. 2024-03-01
    price $60,000
27. 2024-01-29
    historical Backup Offers Accepted
28. 2024-01-27
    listed $50,000 Active
29. 2021-08-06
    soldstatus $109,900 Closed
30. 2021-06-17
    status Pending
31. 2021-05-28
    price $109,900
32. 2021-05-26
    price $119,500
33. 2021-05-10
    price $129,500
34. 2021-04-26
    listed $139,900 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 · 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: $32,223
• − Mortgage interest: −$15,992
• − Property taxes: −$4,282
• − Insurance: −$1,428
• − Repairs & maintenance: −$2,578
• − Management: −$2,578
• − Depreciation: −$8,305
• Taxable loss: −$2,941
• Est. tax savings @ 24.0%: +$706
• After-tax cash flow: $2,486/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

+104.1% since first listed

19 events — show timeline

• 2026-04-12 Price Changed $285,500 TheMLS
• 2026-02-25 Price Changed $299,000 TheMLS
• 2026-01-15 Price Changed $329,000 TheMLS
• 2025-10-20 Listed $339,000 TheMLS
• 2025-01-25 Listed — TheMLS
• 2024-10-10 Listed — TheMLS
• 2024-03-19 Sold (MLS) $60,000 TheMLS
• 2024-03-18 Pending — TheMLS
• 2024-03-08 Contingent — TheMLS
• 2024-03-01 Relisted — TheMLS
• 2024-03-01 Price Changed $60,000 TheMLS
• 2024-01-29 Contingent — TheMLS
• 2024-01-27 Listed $50,000 TheMLS
• 2021-08-06 Sold (MLS) $109,900 GPSMLS
• 2021-06-17 Pending — GPSMLS
• 2021-05-28 Price Changed $109,900 GPSMLS
• 2021-05-26 Price Changed $119,500 GPSMLS
• 2021-05-10 Price Changed $129,500 GPSMLS
• 2021-04-26 Listed $139,900 GPSMLS

Property tax history

+2.3%/yr

Latest (2025): $472 · -0.5% YoY. Source: county tax records.