443 Paseo Perdido · Cathedral City, CA 92234

$68,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 63 Days on market

Built 1975 4,000 sqft lot $47/sqft · 35% below area Est $105k · 35% under ↓ 59% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Welcome to resort living in this premier 55+ guard gated community of Date Palm CC. This country club includes 18 holes of golf, of which this 2bed, 2bath 1440 sq ft home has FABULOUS golf course and mountain/water views. This home is LOWEST PRICED on golf course. Don't let this OPPORTUNITY pass you by. Date Palm CC offers both tranquility and member activities. There's a large clubhouse with pool/spa, a restaurant, golf shop, tennis/pickle ball courts, sports pavilion, satellite pools/spas. .. even a dedicated doggie park. The interior of this home has been updated, featuring fresh paint, new flooring, and kitchen counter AND NEW ROOF! The open concept home provides a spacious atmosphere. The back patio faces the golf course and the views. This home is a great choice for anyone who is retired looking to down size and especially for those who can enjoy the golf course whether as avid golfer or just enjoying watching. Being one of the lowest priced homes with golf course views, it will not remain on the market for long. Come See, Make Offer. Priced to sell NOW!!

Key facts

• Updated interior
• Large clubhouse
• Golf course views

Tags

• GUARD GATED COMMUNITY
• GOLF COURSE VIEWS
• UPDATED INTERIOR
• NEW ROOF
• LARGE CLUBHOUSE
• DEDICATED DOGGIE PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $68k).
• Recommended offer: $64k (6.0% below list) — sets the bar for market timing.
• Cap rate 39.1% 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $2,863/mo this rent would consume 47% 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 $470 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $32k (32%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1975 — 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: 4.21% ✓
• Cap rate: 39.05%
• Cash-on-cash: 116.99%
• DSCR: 6.21
• GRM: 2.0

CMA / ARV

• ARV (median comp): $105,260
• List price: $68,000
• Delta: -35.40%
• Verdict: UNDERPRICED
• 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	0.00mi	2/2.0 (-1)	1,440 (0%)	0mo	$65,000	$45	95
464 Cerritos Way	0.04mi	2/2.0 (-1)	1,440 (0%)	2mo	$95,000	$66	91
409 S Paseo Laredo	0.21mi	2/2.0 (-1)	1,440 (0%)	2mo	$58,000	$40	84
447 Paseo Perdido	0.02mi	2/2.0 (-1)	1,590 (+10%)	1mo	$55,000	$35	76
318 Via Don Benito	0.19mi	2/2.0 (-1)	1,536 (+7%)	2mo	$85,000	$55	73
337 Via Don Benito	0.10mi	2/2.0 (-1)	1,608 (+12%)	0mo	$77,000	$48	71
309 Via Don Benito	0.26mi	2/2.0 (-1)	1,560 (+8%)	0mo	$119,000	$76	69
229 Calle Leandro	0.55mi	2/2.0 (-1)	1,440 (0%)	3mo	$90,000	$63	67
67 Paseo Laredo North	0.62mi	2/2.0 (-1)	1,440 (0%)	1mo	$55,000	$38	65
12 Via Valverde	0.74mi	3/2.0	1,440 (0%)	5mo	$120,000	$83	62
35 N Paseo Laredo	0.68mi	2/2.0 (-1)	1,440 (0%)	4mo	$157,000	$109	60
379 Avenida Andorra	0.17mi	2/2.0 (-1)	1,640 (+14%)	6mo	$120,000	$73	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: —
• Equity multiple: 6.66×
• Total profit: $107,845
• Equity at exit: $10,139

10-year hold

• IRR: —
• Equity multiple: 14.07×
• Total profit: $248,774
• Equity at exit: $5,879

Cash invested: $19,040 (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: 2.0×

Monthly cashflow live

• Estimated rent: $2,863 high
• Mortgage (P&I): −$357
• Tax from tax record: −$20 /mo · $244/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $1,856

Break-even live

Break-even rent $513

Max offer price $68,000

Occupancy floor 30%

Sensitivity live

Price	-10% $1,895	-5% $1,875	+0% $1,856	+5% $1,837	+10% $1,818
Rent	-10% $1,630	-5% $1,743	+0% $1,856	+5% $1,969	+10% $2,082
Rate	-1.0pp $1,890	-0.5pp $1,874	base $1,856	+0.5pp $1,839	+1.0pp $1,821

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	44d	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	44d	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	44d	1	0.68mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	44d	1	0.77mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	44d	1	0.79mi
70100 Mirage Cove Dr #10 Rancho Mirage, CA	3.0	2.0	1570	$3,000	$1.91	44d	1	0.80mi
68695 F St Cathedral City, CA	3.0	2.5	896	$2,500	$2.79	44d	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	44d	1	1.03mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	44d	1	1.04mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	24d	1	1.05mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	13d	1	1.06mi
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	22d	1	1.18mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	44d	1	1.27mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	15d	1	1.27mi
39905 Estates Rd Unit 3 Rancho Mirage, CA	2.0	2.0	1000	$1,800	$1.80	24d	1	1.29mi
39955 Estates Rd Apt 11 Rancho Mirage, CA	2.0	2.0	1000	$2,395	$2.40	5d	1	1.33mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	18d	1	1.36mi
40080 Via Buena Vista Rancho Mirage, CA	3.0	3.0	1848	$3,800	$2.06	24d	1	1.43mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	44d	1	1.44mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	19d	1	1.47mi

Listing history 22 events

1. 2026-06-04
   status $68,000 Pending 63 DOM
2. 2026-06-03
   days on market $68,000 Backup Offers Accepted 63 DOM
3. 2026-06-02
   days on market $68,000 Backup Offers Accepted 62 DOM
4. 2026-06-01
   days on market $68,000 Backup Offers Accepted 61 DOM
5. 2026-05-31
   days on market $68,000 Backup Offers Accepted 60 DOM
6. 2026-05-19
   historical Backup Offers Accepted 1077-char remark

   Show marketing remark (1077 chars)

   Welcome to resort living in this premier 55+ guard gated community of Date Palm CC. This country club includes 18 holes of golf, of which this 2bed, 2bath 1440 sq ft home has FABULOUS golf course and mountain/water views. This home is LOWEST PRICED on golf course. Don't let this OPPORTUNITY pass you by. Date Palm CC offers both tranquility and member activities. There's a large clubhouse with pool/spa, a restaurant, golf shop, tennis/pickle ball courts, sports pavilion, satellite pools/spas. .. even a dedicated doggie park. The interior of this home has been updated, featuring fresh paint, new flooring, and kitchen counter AND NEW ROOF! The open concept home provides a spacious atmosphere. The back patio faces the golf course and the views. This home is a great choice for anyone who is retired looking to down size and especially for those who can enjoy the golf course whether as avid golfer or just enjoying watching. Being one of the lowest priced homes with golf course views, it will not remain on the market for long. Come See, Make Offer. Priced to sell NOW!!

7. 2026-05-01
   price $78,000 1077-char remark

   Show marketing remark (1077 chars)

   Welcome to resort living in this premier 55+ guard gated community of Date Palm CC. This country club includes 18 holes of golf, of which this 2bed, 2bath 1440 sq ft home has FABULOUS golf course and mountain/water views. This home is LOWEST PRICED on golf course. Don't let this OPPORTUNITY pass you by. Date Palm CC offers both tranquility and member activities. There's a large clubhouse with pool/spa, a restaurant, golf shop, tennis/pickle ball courts, sports pavilion, satellite pools/spas. .. even a dedicated doggie park. The interior of this home has been updated, featuring fresh paint, new flooring, and kitchen counter AND NEW ROOF! The open concept home provides a spacious atmosphere. The back patio faces the golf course and the views. This home is a great choice for anyone who is retired looking to down size and especially for those who can enjoy the golf course whether as avid golfer or just enjoying watching. Being one of the lowest priced homes with golf course views, it will not remain on the market for long. Come See, Make Offer. Priced to sell NOW!!

8. 2026-04-15
   price $88,000 1077-char remark

   Show marketing remark (1077 chars)

   Welcome to resort living in this premier 55+ guard gated community of Date Palm CC. This country club includes 18 holes of golf, of which this 2bed, 2bath 1440 sq ft home has FABULOUS golf course and mountain/water views. This home is LOWEST PRICED on golf course. Don't let this OPPORTUNITY pass you by. Date Palm CC offers both tranquility and member activities. There's a large clubhouse with pool/spa, a restaurant, golf shop, tennis/pickle ball courts, sports pavilion, satellite pools/spas. .. even a dedicated doggie park. The interior of this home has been updated, featuring fresh paint, new flooring, and kitchen counter AND NEW ROOF! The open concept home provides a spacious atmosphere. The back patio faces the golf course and the views. This home is a great choice for anyone who is retired looking to down size and especially for those who can enjoy the golf course whether as avid golfer or just enjoying watching. Being one of the lowest priced homes with golf course views, it will not remain on the market for long. Come See, Make Offer. Priced to sell NOW!!

9. 2026-04-01
   listed $99,500 Active 1077-char remark

   Show marketing remark (1077 chars)

   Welcome to resort living in this premier 55+ guard gated community of Date Palm CC. This country club includes 18 holes of golf, of which this 2bed, 2bath 1440 sq ft home has FABULOUS golf course and mountain/water views. This home is LOWEST PRICED on golf course. Don't let this OPPORTUNITY pass you by. Date Palm CC offers both tranquility and member activities. There's a large clubhouse with pool/spa, a restaurant, golf shop, tennis/pickle ball courts, sports pavilion, satellite pools/spas. .. even a dedicated doggie park. The interior of this home has been updated, featuring fresh paint, new flooring, and kitchen counter AND NEW ROOF! The open concept home provides a spacious atmosphere. The back patio faces the golf course and the views. This home is a great choice for anyone who is retired looking to down size and especially for those who can enjoy the golf course whether as avid golfer or just enjoying watching. Being one of the lowest priced homes with golf course views, it will not remain on the market for long. Come See, Make Offer. Priced to sell NOW!!

10. 2025-11-23
    price
11. 2025-11-01
    listed Active
12. 2025-08-01
    listed Active
13. 2025-06-25
    price
14. 2025-05-01
    listed Active
15. 2025-04-21
    price
16. 2025-03-19
    price
17. 2025-02-02
    listed Active
18. 2024-12-18
    historical
19. 2024-08-23
    price $139,000
20. 2024-07-29
    price $159,000
21. 2024-06-30
    price $165,000
22. 2024-06-17
    listed $189,000 Active

ⓘ 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: $244 · $20/mo
• Projected year-2 tax: $517 · $43/mo
• Expected delta: +$273/yr (+$23/mo · 112.2%)

ⓘ 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: $34,351
• − Mortgage interest: −$3,809
• − Property taxes: −$244
• − Insurance: −$340
• − Repairs & maintenance: −$2,748
• − Management: −$2,748
• − Depreciation: −$1,978
• Taxable income: $22,484
• Est. tax owed @ 24.0%: −$5,396
• After-tax cash flow: $16,879/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

-58.7% since first listed

17 events — show timeline

• 2026-05-19 Contingent — TheMLS
• 2026-05-01 Price Changed $78,000 TheMLS
• 2026-04-15 Price Changed $88,000 TheMLS
• 2026-04-01 Listed $99,500 TheMLS
• 2025-11-23 Price Changed — TheMLS
• 2025-11-01 Listed — TheMLS
• 2025-08-01 Listed — TheMLS
• 2025-06-25 Price Changed — TheMLS
• 2025-05-01 Listed — TheMLS
• 2025-04-21 Price Changed — TheMLS
• 2025-03-19 Price Changed — TheMLS
• 2025-02-02 Listed — TheMLS
• 2024-12-18 Listing Removed — CRMLS
• 2024-08-23 Price Changed $139,000 CRMLS
• 2024-07-29 Price Changed $159,000 CRMLS
• 2024-06-30 Price Changed $165,000 CRMLS
• 2024-06-17 Listed $189,000 CRMLS

Property tax history

-4.4%/yr

Latest (2025): $244 · -2.1% YoY. Source: county tax records.