28715 Isleta Ct · Cathedral City, CA 92234

$249,000

2 bd · 2.0 ba · 1,285 sqft · Condo public records · 115 Days on market

Built 1986 $194/sqft · 23% below area Est $324k · 23% under $995/mo HOA · 25% of rent

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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 +23.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.7/10.0
• 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

NEEDS TLC BUT PRICED TO SELL! Welcome to resort-style living in the highly sought-after Desert Princess Country Club. This well positioned 3 bedroom, 2 bath condo needs TLC but offers an unbeatable location just steps from the driving range, fitness center, sports courts, electric vehicle charging ports, pool, Clubhouse and Pro Shop. It is part of the vibrant, amenity-rich Desert Princess community that offers resort style living with a renovated fitness center, full service spa, tennis, pickleball, bocce ball, basketball, horseshoes, 27-hole championship golf course with preferred tee times and homeowner discounts, 3 practice greens, Golf Shop with on-site professionals, 34 sparkling pools & spas, Clubhouse with restaurant and bar (no monthly social fee), homeowner discounts at the Club and the on-site Doubletree Palm Springs Golf Resort Hotel by Hilton and electric vehicle charging ports. All this, just 10 minutes from downtown Palm Springs and 20 minutes from El Paseo's premier shopping & dining. Close to the first segment of the CV Link (a trail for pedestrians and bikers that will span the Coachella Valley upon completion). HOA dues include: high-speed Internet & cable (HBO & Showtime included) 2 cable boxes with DVR service, exterior water, trash, and recycling and landscape maintenance. With short-term rentals allowed and a land lease extended to 2069, this condo delivers location, lifestyle and value whether you're looking for a primary residence, vacation retreat or income-producing property.

Key facts

• Driving range
• Fitness center
• Full service spa

Tags

• DESERT PRINCESS COUNTRY CLUB
• DRIVING RANGE
• FITNESS CENTER
• SPORTS COURTS
• 34 SPARKLING POOLS
• FULL SERVICE SPA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $249k).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $3,931/mo this rent would consume 64% 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 $2k of loan paydown is wiped out by about $7k 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 115 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.58% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 5.3

CMA / ARV

• ARV (median comp): $324,418
• List price: $249,000
• Delta: -23.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.22% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-8,346
• Equity at exit: $37,127

10-year hold

• IRR: 7.1%
• Equity multiple: 1.55×
• Total profit: $38,120
• Equity at exit: $21,529

Cash invested: $69,720 (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: 5.3×

Monthly cashflow live

• Estimated rent: $3,931 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$221 /mo · $2,658/yr
• Insurance: −$104
• HOA: −$995
• Vacancy / Maint / Mgmt: −$825
• Net cashflow: $479

Break-even live

Break-even rent $3,324

Max offer price $249,000

Occupancy floor 83%

Sensitivity live

Price	-10% $620	-5% $550	+0% $479	+5% $409	+10% $338
Rent	-10% $169	-5% $324	+0% $479	+5% $634	+10% $790
Rate	-1.0pp $605	-0.5pp $542	base $479	+0.5pp $415	+1.0pp $349

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28827 Isleta Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	45d	1	0.05mi
28868 Isleta Ct Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	45d	1	0.11mi
28868 Isleta Ct Unit 702 Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	25d	1	0.11mi
28763 E Portales Dr Cathedral City, CA	2.0	2.0	984	$4,200	$4.27	9d	1	0.14mi
28914 Desert Princess Dr Unit 702 Palm Springs, CA	2.0	2.0	1212	$4,200	$3.47	25d	1	0.14mi
28964 Desert Princess Dr Cathedral City, CA	2.0	2.0	1177	$2,700	$2.29	45d	1	0.16mi
28602 Taos Ct Cathedral City, CA	2.0	2.0	1212	$4,000	$3.30	45d	1	0.19mi
28656 Taos Ct Cathedral City, CA	2.0	2.0	1177	$2,200	$1.87	45d	1	0.20mi
29118 Desert Princess Dr Unit 702 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	45d	1	0.20mi
28859 Desert Princess Dr Cathedral City, CA	3.0	2.0	1285	$3,700	$2.88	45d	1	0.20mi
28464 Taos Ct Cathedral City, CA	2.0	2.0	1212	$2,100	$1.73	25d	1	0.21mi
28764 Taos Ct Cathedral City, CA	2.0	2.0	1177	$4,400	$3.74	45d	1	0.22mi
29199 E Portales Dr Unit 702 Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	45d	1	0.23mi
28477 Taos Ct Cathedral City, CA	2.0	2.0	1212	$4,000	$3.30	45d	1	0.24mi
67665 Lagos Way Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	45d	1	0.25mi
67645 S Natoma Dr Cathedral City, CA	2.0	3.0	1686	$6,800	$4.03	45d	1	0.26mi
28260 Landau Blvd Unit B Cathedral City, CA	3.0	2.0	1354	$2,475	$1.83	0d	1	0.27mi
67847 N Portales Dr Unit 288 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	45d	1	0.29mi
67821 N Portales Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	45d	1	0.30mi
67821 N Portales Dr Unit 251 Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	25d	1	0.30mi
67595 Lagos Way Cathedral City, CA	3.0	3.0	1285	$3,500	$2.72	45d	1	0.31mi
67552 N Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	45d	1	0.32mi
28920 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	45d	1	0.32mi
67646 S Natoma Dr Cathedral City, CA	2.0	3.0	1686	$6,000	$3.56	45d	1	0.34mi
67659 S Natoma Dr Cathedral City, CA	2.0	2.5	1684	$6,800	$4.04	45d	1	0.35mi
67636 S Natoma Dr Cathedral City, CA	2.0	2.5	1533	$5,000	$3.26	45d	1	0.36mi
67727 S Natoma Dr Cathedral City, CA	2.0	3.0	1425	$4,500	$3.16	45d	1	0.36mi
29017 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$2,395	$2.03	45d	1	0.38mi
68125 Alva Ct Cathedral City, CA	3.0	2.0	1544	$3,200	$2.07	45d	1	0.39mi
67553 N Portales Dr Unit 288 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	25d	1	0.39mi
67553 N Portales Dr Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	45d	1	0.39mi
29521 E Trancas Dr Cathedral City, CA	2.0	3.0	1576	$5,500	$3.49	45d	1	0.42mi
29576 Sandy Ct Cathedral City, CA	3.0	2.0	1503	$5,000	$3.33	45d	1	0.42mi
67683 S Laguna Dr Cathedral City, CA	2.0	3.0	1825	$5,000	$2.74	45d	1	0.43mi
67444 Toltec Ct Cathedral City, CA	2.0	2.0	1212	$3,000	$2.48	4d	1	0.43mi
67568 S Laguna Dr Cathedral City, CA	3.0	2.5	1825	$7,000	$3.84	25d	1	0.45mi
67550 S Laguna Dr Cathedral City, CA	2.0	3.0	1825	$5,500	$3.01	45d	1	0.46mi
67361 N Laguna Dr Cathedral City, CA	3.0	2.5	1870	$6,000	$3.21	45d	1	0.46mi
67579 S Laguna Dr Cathedral City, CA	2.0	2.5	1704	$6,300	$3.70	45d	1	0.47mi
29500 Landau Blvd Unit B Cathedral City, CA	3.0	3.0	1800	$1,300	$0.72	0d	1	0.47mi

HOA detail condo

• Monthly dues: $995 · $11,940/yr
• Likely covers: watertrashelectricinternetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-02
   status $249,000 Pending 115 DOM
2. 2026-06-01
   days on market $249,000 Active 115 DOM
3. 2026-05-31
   days on market $249,000 Active 114 DOM
4. 2026-04-16
   price $259,000 1551-char remark

   Show marketing remark (1551 chars)

   NEEDS TLC BUT PRICED TO SELL! Welcome to resort-style living in the highly sought-after Desert Princess Country Club. This well positioned 3 bedroom, 2 bath condo needs TLC but offers an unbeatable location just steps from the driving range, fitness center, sports courts, electric vehicle charging ports, pool, Clubhouse and Pro Shop. It is part of the vibrant, amenity-rich Desert Princess community that offers resort style living with a renovated fitness center, full service spa, tennis, pickleball, bocce ball, basketball, horseshoes, 27-hole championship golf course with preferred tee times and homeowner discounts, 3 practice greens, Golf Shop with on-site professionals, 34 sparkling pools & spas, Clubhouse with restaurant and bar (no monthly social fee), homeowner discounts at the Club and the on-site Doubletree Palm Springs Golf Resort Hotel by Hilton and electric vehicle charging ports. All this, just 10 minutes from downtown Palm Springs and 20 minutes from El Paseo's premier shopping & dining. Close to the first segment of the CV Link (a trail for pedestrians and bikers that will span the Coachella Valley upon completion). HOA dues include: high-speed Internet & cable (HBO & Showtime included) 2 cable boxes with DVR service, exterior water, trash, and recycling and landscape maintenance. With short-term rentals allowed and a land lease extended to 2069, this condo delivers location, lifestyle and value whether you're looking for a primary residence, vacation retreat or income-producing property.

5. 2026-03-13
   price $265,000 1551-char remark

   Show marketing remark (1551 chars)

   NEEDS TLC BUT PRICED TO SELL! Welcome to resort-style living in the highly sought-after Desert Princess Country Club. This well positioned 3 bedroom, 2 bath condo needs TLC but offers an unbeatable location just steps from the driving range, fitness center, sports courts, electric vehicle charging ports, pool, Clubhouse and Pro Shop. It is part of the vibrant, amenity-rich Desert Princess community that offers resort style living with a renovated fitness center, full service spa, tennis, pickleball, bocce ball, basketball, horseshoes, 27-hole championship golf course with preferred tee times and homeowner discounts, 3 practice greens, Golf Shop with on-site professionals, 34 sparkling pools & spas, Clubhouse with restaurant and bar (no monthly social fee), homeowner discounts at the Club and the on-site Doubletree Palm Springs Golf Resort Hotel by Hilton and electric vehicle charging ports. All this, just 10 minutes from downtown Palm Springs and 20 minutes from El Paseo's premier shopping & dining. Close to the first segment of the CV Link (a trail for pedestrians and bikers that will span the Coachella Valley upon completion). HOA dues include: high-speed Internet & cable (HBO & Showtime included) 2 cable boxes with DVR service, exterior water, trash, and recycling and landscape maintenance. With short-term rentals allowed and a land lease extended to 2069, this condo delivers location, lifestyle and value whether you're looking for a primary residence, vacation retreat or income-producing property.

6. 2026-02-06
   listed $289,000 Active 1551-char remark

   Show marketing remark (1551 chars)

   NEEDS TLC BUT PRICED TO SELL! Welcome to resort-style living in the highly sought-after Desert Princess Country Club. This well positioned 3 bedroom, 2 bath condo needs TLC but offers an unbeatable location just steps from the driving range, fitness center, sports courts, electric vehicle charging ports, pool, Clubhouse and Pro Shop. It is part of the vibrant, amenity-rich Desert Princess community that offers resort style living with a renovated fitness center, full service spa, tennis, pickleball, bocce ball, basketball, horseshoes, 27-hole championship golf course with preferred tee times and homeowner discounts, 3 practice greens, Golf Shop with on-site professionals, 34 sparkling pools & spas, Clubhouse with restaurant and bar (no monthly social fee), homeowner discounts at the Club and the on-site Doubletree Palm Springs Golf Resort Hotel by Hilton and electric vehicle charging ports. All this, just 10 minutes from downtown Palm Springs and 20 minutes from El Paseo's premier shopping & dining. Close to the first segment of the CV Link (a trail for pedestrians and bikers that will span the Coachella Valley upon completion). HOA dues include: high-speed Internet & cable (HBO & Showtime included) 2 cable boxes with DVR service, exterior water, trash, and recycling and landscape maintenance. With short-term rentals allowed and a land lease extended to 2069, this condo delivers location, lifestyle and value whether you're looking for a primary residence, vacation retreat or income-producing property.

7. 2003-06-09
   historical
8. 2003-05-20
   listed $125,000

ⓘ 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: $2,658 · $221/mo
• Projected year-2 tax: $2,658 · $221/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 4 d/yr ≥112°F today · 11 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: $47,167
• − Mortgage interest: −$13,948
• − Property taxes: −$2,658
• − Insurance: −$1,245
• − Repairs & maintenance: −$3,773
• − Management: −$3,773
• − HOA: −$11,940
• − Depreciation: −$7,244
• Taxable income: $2,586
• Est. tax owed @ 24.0%: −$621
• After-tax cash flow: $5,129/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

+107.2% since first listed

5 events — show timeline

• 2026-04-16 Price Changed $259,000 TheMLS
• 2026-03-13 Price Changed $265,000 TheMLS
• 2026-02-06 Listed $289,000 TheMLS
• 2003-06-09 Listing Removed — GPSMLS
• 2003-05-20 Listed $125,000 GPSMLS

Property tax history

+2.2%/yr

Latest (2025): $2,658 · +0.3% YoY. Source: county tax records.