9 Via Valverde · Cathedral City, CA 92234

$64,900

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 98 Days on market

Built 1971 $52/sqft · 14% below area Est $76k · 14% under ↓ 7% 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
• ARV discount +13.9/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER FINANCING AVAILABLE Welcome to your next home in Date Palm Country Club, one of the most desirable communities in the valley. This charming 2-bedroom, 2-bath home with a den is bright, spacious, and move-in ready. No repairs needed. Enjoy a relaxed lifestyle surrounded by resort-style amenities: golf, swimming pools, fitness center, social activities, and a secure, peaceful environment. The den is ideal for an office, hobby room, or extra guest space. Space rent is $1,465/month, which includes full access to all community amenities. Perfect for someone seeking comfort, convenience, and a welcoming community atmosphere. Agent information: Lina Orozco De Ramirez Cell 760 399 70 38

Key facts

• Fully renovated
• Bonus room
• New appliances

Tags

• FULLY RENOVATED
• BONUS ROOM
• NEW APPLIANCES
• 18 HOLE GOLF COURSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 36.6% vs local median 5.0% 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+, amenities D-, cost of living F.
• 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.
• Zoned schools: Rancho Mirage Elementary (309 students, 86% FRL); Nellie N. Coffman Middle (953 students, 98% FRL); Cathedral City High (math 25% / reading 61%, grade F, #460 of 1,170 statewide, top 40%, 1,395 students, 98% FRL) — zoned schools average 94% FRL vs 73% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 529 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 43% 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 $449 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 $18k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $5k (7%) 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 $59,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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: 4.07% ✓
• Cap rate: 36.61%
• Cash-on-cash: 108.27%
• DSCR: 5.82
• GRM: 2.0

CMA / ARV

• ARV (median comp): $75,730
• List price: $64,900
• Delta: -14.30%
• 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
7 Via Valverde	0.02mi	2/2.0	1,168 (-6%)	8mo	$45,000	$39	81
264 Wolf	0.57mi	2/2.0	1,248 (0%)	4mo	$74,000	$59	70
30 Paseo Laredo North	0.21mi	2/2.0	1,368 (+10%)	6mo	$75,000	$55	69
169 Avenida Orontes	0.21mi	2/2.0	1,380 (+11%)	9mo	$160,000	$116	65
76 Dunes Cir	0.56mi	2/2.0	1,344 (+8%)	6mo	$89,000	$66	56
244 Standing Bear	0.58mi	2/2.0	1,344 (+8%)	7mo	$138,000	$103	54
248 Standing Bear	0.65mi	2/2.0	1,152 (-8%)	6mo	$110,000	$95	52
521 Calle Madrigal	0.72mi	2/2.0	1,152 (-8%)	4mo	$83,999	$73	50
246 S Paseo Laredo	0.53mi	3/2.0 (+1)	1,104 (-12%)	2mo	$65,000	$59	49
355 Trading Post	0.72mi	2/2.0	1,152 (-8%)	6mo	$82,500	$72	49
299 Butterfield	0.64mi	3/2.0 (+1)	1,368 (+10%)	6mo	$156,000	$114	44
318 Little Deer	0.67mi	2/2.0	1,100 (-12%)	10mo	$66,000	$60	40

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: 6.20×
• Total profit: $94,530
• Equity at exit: $9,677

10-year hold

• IRR: —
• Equity multiple: 13.07×
• Total profit: $219,352
• Equity at exit: $5,611

Cash invested: $18,172 (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: 529
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,643 high
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $1,640

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 33%

Sensitivity live

Price	-10% $1,684	-5% $1,662	+0% $1,640	+5% $1,617	+10% $1,595
Rent	-10% $1,431	-5% $1,535	+0% $1,640	+5% $1,744	+10% $1,848
Rate	-1.0pp $1,672	-0.5pp $1,656	base $1,640	+0.5pp $1,623	+1.0pp $1,606

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	46d	1	0.19mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	46d	1	0.27mi
35615 Paseo Circulo E Cathedral City, CA	1.0	2.0	1029	$2,250	$2.19	46d	1	0.40mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	24d	1	0.49mi
251 S Paseo Laredo Unit 251 Cathedral City, CA	1.0	2.0	1440	$2,550	$1.77	26d	1	0.52mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	46d	1	0.52mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	17d	1	0.57mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	46d	1	0.57mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	20d	1	0.67mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	46d	1	0.78mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	46d	1	0.86mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	5d	1	0.86mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	20d	1	0.92mi
68695 F St Cathedral City, CA	3.0	2.5	896	$2,500	$2.79	46d	1	0.94mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	46d	1	0.95mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	46d	1	0.97mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	46d	1	1.00mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	46d	1	1.01mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	10d	1	1.04mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	46d	1	1.05mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	46d	1	1.07mi
36947 Melrose Dr Unit 4 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	5d	1	1.07mi
36947 Melrose Dr Unit D Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	24d	1	1.07mi
36947 Melrose Dr Unit 4 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	26d	1	1.07mi
70170 Sun Valley Dr Rancho Mirage, CA	2.0	2.0	1368	$3,800	$2.78	6d	1	1.07mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	24d	1	1.08mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	20d	1	1.08mi
36957 Melrose Dr Unit 7 Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	24d	1	1.08mi
36957 Melrose Dr Unit C Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	26d	1	1.08mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	26d	1	1.09mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	6d	1	1.11mi
36953 Bankside Dr Unit A Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	26d	1	1.12mi
36953 Bankside Dr Unit 5 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	4d	1	1.12mi
36953 Bankside Dr Unit 10 Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	24d	1	1.12mi
37800 Da Vall Dr #12 Rancho Mirage, CA	2.0	2.0	1387	$2,400	$1.73	46d	1	1.13mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	12d	1	1.20mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	15d	1	1.20mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	24d	1	1.20mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	46d	1	1.29mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	17d	1	1.29mi

Listing history 25 events

1. 2026-06-21
   days on market $64,900 Active 98 DOM
2. 2026-06-18
   days on market $64,900 Active 95 DOM
3. 2026-06-17
   days on market $64,900 Active 94 DOM
4. 2026-06-16
   days on market $64,900 Active 93 DOM
5. 2026-06-15
   days on market $64,900 Active 92 DOM
6. 2026-06-13
   days on market $64,900 Active 91 DOM
7. 2026-06-09
   days on market $64,900 Active 88 DOM
8. 2026-06-08
   days on market $64,900 Active 87 DOM
9. 2026-06-07
   days on market $64,900 Active 86 DOM
10. 2026-06-04
    days on market $64,900 Active 83 DOM
11. 2026-06-03
    days on market $64,900 Active 82 DOM
12. 2026-06-02
    days on market $64,900 Active 81 DOM
13. 2026-06-01
    days on market $64,900 Active 80 DOM
14. 2026-05-31
    days on market $64,900 Active 79 DOM
15. 2026-04-06
    price $64,900 694-char remark

    Show marketing remark (694 chars)

    OWNER FINANCING AVAILABLE Welcome to your next home in Date Palm Country Club, one of the most desirable communities in the valley. This charming 2-bedroom, 2-bath home with a den is bright, spacious, and move-in ready. No repairs needed. Enjoy a relaxed lifestyle surrounded by resort-style amenities: golf, swimming pools, fitness center, social activities, and a secure, peaceful environment. The den is ideal for an office, hobby room, or extra guest space. Space rent is $1,465/month, which includes full access to all community amenities. Perfect for someone seeking comfort, convenience, and a welcoming community atmosphere. Agent information: Lina Orozco De Ramirez Cell 760 399 70 38

16. 2026-03-13
    listed $70,000 Active 694-char remark

    Show marketing remark (694 chars)

    OWNER FINANCING AVAILABLE Welcome to your next home in Date Palm Country Club, one of the most desirable communities in the valley. This charming 2-bedroom, 2-bath home with a den is bright, spacious, and move-in ready. No repairs needed. Enjoy a relaxed lifestyle surrounded by resort-style amenities: golf, swimming pools, fitness center, social activities, and a secure, peaceful environment. The den is ideal for an office, hobby room, or extra guest space. Space rent is $1,465/month, which includes full access to all community amenities. Perfect for someone seeking comfort, convenience, and a welcoming community atmosphere. Agent information: Lina Orozco De Ramirez Cell 760 399 70 38

17. 2017-03-15
    historical
18. 2017-02-28
    price $24,900
19. 2017-02-12
    listed $27,900 Active
20. 2006-10-20
    historical
21. 2006-10-16
    listed $45,000
22. 2006-09-29
    historical
23. 2006-06-17
    listed $45,000
24. 2006-05-31
    historical
25. 2005-08-30
    listed $69,900

ⓘ 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: $31,717
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$2,537
• − Management: −$2,537
• − Depreciation: −$1,888
• Taxable income: $19,821
• Est. tax owed @ 24.0%: −$4,757
• After-tax cash flow: $14,917/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

-7.2% since first listed

11 events — show timeline

• 2026-04-06 Price Changed $64,900 GPSMLS
• 2026-03-13 Listed $70,000 GPSMLS
• 2017-03-15 Listing Removed — GPSMLS
• 2017-02-28 Price Changed $24,900 GPSMLS
• 2017-02-12 Listed $27,900 GPSMLS
• 2006-10-20 Listing Removed — GPSMLS
• 2006-10-16 Listed $45,000 GPSMLS
• 2006-09-29 Listing Removed — GPSMLS
• 2006-06-17 Listed $45,000 GPSMLS
• 2006-05-31 Listing Removed — GPSMLS
• 2005-08-30 Listed $69,900 GPSMLS