180 Orontes Way · Cathedral City, CA 92234

$149,500

2 bd · 2.0 ba · 1,632 sqft · Manufactured public records · 143 Days on market

Built 1984 $92/sqft · 74% above area ↓ 21% since listing

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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 MLS

SELLER SAYS BRING HIM A REASONABLE OFFER! Date Palm CC to approve buyer(s) for occupancy prior to offer being reviewed. This home is a triple wide Mobile Home on a large corner lot next to the Community pool, spa and recreation room. . The home is unique in the quality construction with a separate kitchen and breakfast area. The large living room has new flooring, vaulted ceilings and a view to the golf course. The laundry room and bedrooms are large with new flooring, Improvements include new piping in the foundation area of the home with the air conditioner and roof replaced within the last few years. This is a 2 bedroom, 2 bath home of 1,632 square feet built in 1984. The yard is mostly fenced with 5 fruit trees, landscaped and offering golf course views of the 6th green. From anywhere on the property you will have panoramic views to the North/West. The sale is offered Turnkey furnished! SEE DOCUMENTS!

Key facts

• Large corner lot
• Separate kitchen
• New flooring

Tags

• TRIPLE WIDE MOBILE HOME
• LARGE CORNER LOT
• NEXT TO COMMUNITY POOL
• SEPARATE KITCHEN
• BREAKFAST AREA
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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); 52% 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 $2,888/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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

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 $131,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.93% ✓
• Cap rate: 17.49%
• Cash-on-cash: 40.01%
• DSCR: 2.78
• GRM: 4.3

CMA / ARV

• ARV (median comp): $85,713
• List price: $149,500
• Delta: 74.42%
• 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
67 Paseo Laredo North	0.13mi	2/2.0	1,440 (-12%)	1mo	$55,000	$38	73
35 N Paseo Laredo	0.12mi	2/2.0	1,440 (-12%)	4mo	$157,000	$109	71
126 Via Valverde	0.15mi	2/2.0	1,440 (-12%)	2mo	$179,500	$125	71
153 Estrada Way	0.19mi	2/2.0	1,440 (-12%)	1mo	$46,500	$32	71
229 Calle Leandro	0.21mi	2/2.0	1,440 (-12%)	3mo	$90,000	$63	68
12 Via Valverde	0.13mi	3/2.0 (+1)	1,440 (-12%)	5mo	$120,000	$83	65
451 Paseo Perdido	0.66mi	2/2.0	1,680 (+3%)	3mo	$112,000	$67	62
24 Mesa View Dr	0.56mi	2/2.0	1,440 (-12%)	2mo	$68,000	$47	52
257 Wolf	0.64mi	2/2.0	1,440 (-12%)	3mo	$75,000	$52	48
409 S Paseo Laredo	0.70mi	2/2.0	1,440 (-12%)	1mo	$58,000	$40	46
443 Paseo Perdido	0.74mi	2/2.0	1,440 (-12%)	0mo	$65,000	$45	46
464 Cerritos Way	0.72mi	2/2.0	1,440 (-12%)	2mo	$95,000	$66	45

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: 36.6%
• Equity multiple: 2.56×
• Total profit: $65,251
• Equity at exit: $22,291

10-year hold

• IRR: 43.3%
• Equity multiple: 5.15×
• Total profit: $173,722
• Equity at exit: $12,926

Cash invested: $41,860 (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: 4.3×

Monthly cashflow live

• Estimated rent: $2,888 high
• Mortgage (P&I): −$784
• Tax from tax record: −$40 /mo · $480/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $1,396

Break-even live

Break-even rent $1,122

Max offer price $149,500

Occupancy floor 47%

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	44d	1	0.21mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	44d	1	0.22mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	44d	1	0.25mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	20d	1	0.41mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	22d	1	0.48mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	44d	1	0.53mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	15d	1	0.53mi
250 S Paseo Laredo Cathedral City, CA	2.0	2.0	1600	$1,800	$1.12	12d	1	0.54mi
251 S Paseo Laredo Unit 251 Cathedral City, CA	1.0	2.0	1440	$2,550	$1.77	24d	1	0.55mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	44d	1	0.55mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	44d	1	0.63mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	18d	1	0.67mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	44d	1	0.68mi
13 Vista Mirage Way Rancho Mirage, CA	3.0	2.0	2071	$3,700	$1.79	44d	1	0.69mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	44d	1	0.73mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	44d	1	0.80mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	44d	1	0.81mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	3d	1	0.86mi
522 Desert West Dr Rancho Mirage, CA	2.0	2.0	1984	$4,500	$2.27	44d	1	0.94mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	44d	1	0.97mi
5 Chandra Ln Rancho Mirage, CA	3.0	2.0	2015	$4,000	$1.99	44d	1	0.98mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	44d	1	0.99mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	44d	1	0.99mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	8d	1	1.00mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	44d	1	1.01mi
22 Calle Escala Rancho Mirage, CA	3.0	2.5	2116	$3,800	$1.80	11d	1	1.06mi
8 Mission Ct Rancho Mirage, CA	2.0	2.0	1540	$2,500	$1.62	18d	1	1.08mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	24d	1	1.09mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	12d	1	1.10mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	24d	1	1.11mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	44d	1	1.11mi
70170 Sun Valley Dr Rancho Mirage, CA	2.0	2.0	1368	$3,800	$2.78	4d	1	1.12mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	44d	1	1.13mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	22d	1	1.16mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	13d	1	1.16mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	10d	1	1.16mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	4d	1	1.16mi
37800 Da Vall Dr #12 Rancho Mirage, CA	2.0	2.0	1387	$2,400	$1.73	44d	1	1.17mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	15d	1	1.25mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	44d	1	1.25mi

Listing history 17 events

1. 2026-06-18
   days on market $149,500 Active 143 DOM
2. 2026-06-17
   days on market $149,500 Active 142 DOM
3. 2026-06-16
   days on market $149,500 Active 141 DOM
4. 2026-06-15
   days on market $149,500 Active 140 DOM
5. 2026-06-13
   days on market $149,500 Active 138 DOM
6. 2026-06-13
   days on market $149,500 Active 137 DOM
7. 2026-06-09
   days on market $149,500 Active 134 DOM
8. 2026-06-08
   days on market $149,500 Active 133 DOM
9. 2026-06-07
   days on market $149,500 Active 132 DOM
10. 2026-06-04
    days on market $149,500 Active 129 DOM
11. 2026-06-03
    days on market $149,500 Active 128 DOM
12. 2026-06-02
    pricedays on market $149,500 Active 127 DOM
13. 2026-06-01
    days on market $165,000 Active 126 DOM
14. 2026-05-31
    days on market $165,000 Active 125 DOM
15. 2026-05-01
    price $165,000 919-char remark

    Show marketing remark (919 chars)

    SELLER SAYS BRING HIM A REASONABLE OFFER! Date Palm CC to approve buyer(s) for occupancy prior to offer being reviewed. This home is a triple wide Mobile Home on a large corner lot next to the Community pool, spa and recreation room. . The home is unique in the quality construction with a separate kitchen and breakfast area. The large living room has new flooring, vaulted ceilings and a view to the golf course. The laundry room and bedrooms are large with new flooring, Improvements include new piping in the foundation area of the home with the air conditioner and roof replaced within the last few years. This is a 2 bedroom, 2 bath home of 1,632 square feet built in 1984. The yard is mostly fenced with 5 fruit trees, landscaped and offering golf course views of the 6th green. From anywhere on the property you will have panoramic views to the North/West. The sale is offered Turnkey furnished! SEE DOCUMENTS!

16. 2026-04-01
    price $179,000 919-char remark

    Show marketing remark (919 chars)

    SELLER SAYS BRING HIM A REASONABLE OFFER! Date Palm CC to approve buyer(s) for occupancy prior to offer being reviewed. This home is a triple wide Mobile Home on a large corner lot next to the Community pool, spa and recreation room. . The home is unique in the quality construction with a separate kitchen and breakfast area. The large living room has new flooring, vaulted ceilings and a view to the golf course. The laundry room and bedrooms are large with new flooring, Improvements include new piping in the foundation area of the home with the air conditioner and roof replaced within the last few years. This is a 2 bedroom, 2 bath home of 1,632 square feet built in 1984. The yard is mostly fenced with 5 fruit trees, landscaped and offering golf course views of the 6th green. From anywhere on the property you will have panoramic views to the North/West. The sale is offered Turnkey furnished! SEE DOCUMENTS!

17. 2026-01-23
    listed $210,000 Active 919-char remark

    Show marketing remark (919 chars)

    SELLER SAYS BRING HIM A REASONABLE OFFER! Date Palm CC to approve buyer(s) for occupancy prior to offer being reviewed. This home is a triple wide Mobile Home on a large corner lot next to the Community pool, spa and recreation room. . The home is unique in the quality construction with a separate kitchen and breakfast area. The large living room has new flooring, vaulted ceilings and a view to the golf course. The laundry room and bedrooms are large with new flooring, Improvements include new piping in the foundation area of the home with the air conditioner and roof replaced within the last few years. This is a 2 bedroom, 2 bath home of 1,632 square feet built in 1984. The yard is mostly fenced with 5 fruit trees, landscaped and offering golf course views of the 6th green. From anywhere on the property you will have panoramic views to the North/West. The sale is offered Turnkey furnished! SEE DOCUMENTS!

ⓘ 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: $480 · $40/mo
• Projected year-2 tax: $1,136 · $95/mo
• Expected delta: +$657/yr (+$55/mo · 136.9%)

ⓘ 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 · 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: $34,660
• − Mortgage interest: −$8,374
• − Property taxes: −$480
• − Insurance: −$748
• − Repairs & maintenance: −$2,773
• − Management: −$2,773
• − Depreciation: −$4,349
• Taxable income: $15,164
• Est. tax owed @ 24.0%: −$3,639
• After-tax cash flow: $13,107/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

-21.4% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $165,000 GPSMLS
• 2026-04-01 Price Changed $179,000 GPSMLS
• 2026-01-23 Listed $210,000 GPSMLS

Property tax history

-3.1%/yr

Latest (2025): $480 · -2.1% YoY. Source: county tax records.