74 Oasis Dr N · Cathedral City, CA 92234

$45,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 37 Days on market

Built 1972 $40/sqft · 41% below area Est $76k · 41% under ↓ 10% 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

Located in the desirable Caliente Sands 55+ community in Cathedral City, this 1972 Skyline Cameron, listed at $65,000, offers three bedrooms and two bathrooms. The original home offers 960 sq. ft. of living space, expanded by an approximately 160 square foot site-built addition that enlarged the living room and added a third bedroom. Entry is through the south-facing front door into the expanded living room; directly across from the entrance, also within the addition, is the third bedroom. To the right, the dining room features a built-in hutch and flows naturally into the adjacent kitchen, equipped with a gas oven, gas cooktop, and refrigerator. The kitchen also features a stacked washer a

Key facts

• Gas cooktop
• Gas oven
• Expanded living room

Tags

• EXPANDED LIVING ROOM
• BUILT-IN HUTCH
• GAS OVEN
• GAS COOKTOP
• STACKED WASHER AND DRYER
• DIRECT ACCESS TO CARPORT

Property features AI

Finance

• Other: Property sold as-is; Disclosures note rent control and pet restrictions
• Financial info: Sale terms: cash or cash to new loan; Rental restrictions apply
• HOA & community: Senior community (Caliente Sands); Space rent includes trash and access to all park amenities; Community amenities include clubhouse, community pool and heated spa, exercise pool, safety fence/gate, doggie park, and trailer storage; No gated access; Total monthly association/park fees listed as $0.00

Exterior

• Parking: Attached carport (covered); Driveway parking; Unassigned guest parking; One carport parking space (total parking spaces: 1)
• Security: No security features noted
• Utilities: Water provided by Coachella Valley Water District; Septic tank sewer service; Gas water heater
• Home design: Traditional double-wide mobile/manufactured home; One story; Entry floor at level 1; Model: Cameron by Skyline; Mobile home has an addition
• Construction: Aluminum siding; Pier jacks foundation; Skirting: aluminum; Manufacture date listed as 1972; One shed on property
• Exterior features: Rain gutters; Level lot, rectangular single lot; Utilities underground; Close to clubhouse; Front door faces south; Detached property

Interior

• Kitchen: Laminate counters; Gas cooktop and gas oven; Refrigerator; Disposal; Exhaust fan
• Bedrooms: Walk-in closet
• Flooring: Laminate; Vinyl; Parquet
• Bathrooms: One full bath; One 3/4 bath; Jack-and-Jill dual-entry configuration; Shower stall and shower-over-tub (fiberglass)
• Heating & cooling: Central forced-air heating (natural gas); Central air conditioning
• Interior features: Built-in features and storage; Laundry closet with stackable washer/dryer hookup; Ground-level entry with steps; Unfurnished; Awnings and vertical blinds on windows
• Laundry & utility: Washer and dryer included; Stackable W/D hookup in closet and laundry facilities accessible from kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 56.5% 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); 530 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $2,779/mo this rent would consume 45% 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $20k (31%) 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 $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 6.17% ✓
• Cap rate: 56.54%
• Cash-on-cash: 179.44%
• DSCR: 8.98
• GRM: 1.3

CMA / ARV

• ARV (median comp): $75,657
• List price: $45,000
• Delta: -40.52%
• 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
248 Standing Bear	0.13mi	2/2.0 (-1)	1,152 (+3%)	6mo	$110,000	$95	79
355 Trading Post	0.32mi	2/2.0 (-1)	1,152 (+3%)	6mo	$82,500	$72	70
32 Coble Dr	0.44mi	2/1.5 (-1)	1,152 (+3%)	1mo	$155,000	$135	67
264 Wolf	0.14mi	2/2.0 (-1)	1,248 (+11%)	4mo	$74,000	$59	66
438 Butterfield	0.31mi	2/2.0 (-1)	1,000 (-11%)	1mo	$56,000	$56	62
34 Coble Dr	0.43mi	2/2.0 (-1)	1,056 (-6%)	8mo	$119,000	$113	59
7 Via Valverde	0.55mi	2/2.0 (-1)	1,168 (+4%)	8mo	$45,000	$39	55
214 Settles	0.68mi	2/2.0 (-1)	1,152 (+3%)	5mo	$132,500	$115	54
213 Settles Dr	0.69mi	2/2.0 (-1)	1,140 (+2%)	7mo	$145,000	$127	54
454 Little Deer	0.27mi	2/1.0 (-1)	960 (-14%)	2mo	$56,000	$58	53
25 Via Valverde	0.53mi	2/2.0 (-1)	960 (-14%)	3mo	$64,000	$67	44
293 Coble Dr	0.68mi	2/2.0 (-1)	1,280 (+14%)	6mo	$132,500	$104	34

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: 10.00×
• Total profit: $113,369
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 21.31×
• Total profit: $255,953
• Equity at exit: $3,891

Cash invested: $12,600 (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: 1.3×

Monthly cashflow live

• Estimated rent: $2,779 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $1,884

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 27%

Sensitivity live

Price	-10% $1,915	-5% $1,900	+0% $1,884	+5% $1,869	+10% $1,853
Rent	-10% $1,665	-5% $1,774	+0% $1,884	+5% $1,994	+10% $2,104
Rate	-1.0pp $1,907	-0.5pp $1,896	base $1,884	+0.5pp $1,872	+1.0pp $1,861

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	23d	1	0.16mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	19d	1	0.18mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	16d	1	0.23mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	45d	1	0.23mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	4d	1	0.32mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	45d	1	0.46mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	45d	1	0.47mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	45d	1	0.47mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	9d	1	0.50mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	45d	1	0.53mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	45d	1	0.64mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	45d	1	0.65mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	45d	1	0.66mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	19d	1	0.66mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	12d	1	0.67mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	14d	1	0.67mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	23d	1	0.67mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	45d	1	0.69mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	23d	1	0.73mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	19d	1	0.73mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	25d	1	0.76mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	16d	1	0.78mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	45d	1	0.78mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	25d	1	0.78mi
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	45d	1	0.84mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	5d	1	0.92mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	45d	1	0.96mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	45d	1	0.96mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	45d	1	1.12mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	25d	1	1.22mi
32585 Cielo Vista Rd Cathedral City, CA	2.0	2.0	840	$2,000	$2.38	25d	1	1.24mi
32425 Rancho Vista Dr Unit A Cathedral City, CA	2.0	1.0	754	$1,950	$2.59	9d	1	1.31mi
33030 Shifting Sands Trl Apt 4 Cathedral City, CA	2.0	1.0	821	$1,599	$1.95	25d	1	1.32mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	5d	1	1.32mi
68695 F St Cathedral City, CA	3.0	2.5	896	$2,500	$2.79	45d	1	1.33mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	45d	1	1.34mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	45d	1	1.36mi
26 Pueblo Vista Dr Palm Springs, CA	3.0	2.0	1487	$3,200	$2.15	45d	1	1.42mi
2010 Lawrence Crossley Rd Unit 8 Palm Springs, CA	2.0	1.5	993	$1,895	$1.91	15d	1	1.43mi
32150 Aurora Vista Rd Unit C Cathedral City, CA	2.0	1.0	1100	$2,395	$2.18	45d	1	1.48mi

Listing history 18 events

1. 2026-06-21
   days on market $45,000 Active 37 DOM
2. 2026-06-18
   days on market $45,000 Active 34 DOM
3. 2026-06-17
   days on market $45,000 Active 33 DOM
4. 2026-06-16
   days on market $45,000 Active 32 DOM
5. 2026-06-15
   days on market $45,000 Active 31 DOM
6. 2026-06-13
   days on market $45,000 Active 29 DOM
7. 2026-06-13
   days on market $45,000 Active 28 DOM
8. 2026-06-09
   days on market $45,000 Active 25 DOM
9. 2026-06-08
   days on market $45,000 Active 24 DOM
10. 2026-06-07
    days on market $45,000 Active 23 DOM
11. 2026-06-04
    pricedays on market $45,000 Active 20 DOM
12. 2026-06-03
    days on market $65,000 Active 19 DOM
13. 2026-06-02
    days on market $65,000 Active 18 DOM
14. 2026-06-01
    days on market $65,000 Active 17 DOM
15. 2026-05-31
    days on market $65,000 Active 16 DOM
16. 2026-04-15
    listed $65,000 Active 1357-char remark
17. 2006-11-22
    historical
18. 2006-09-16
    listed $50,000

ⓘ 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: $33,344
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$2,668
• − Management: −$2,668
• − Depreciation: −$1,309
• Taxable income: $23,279
• Est. tax owed @ 24.0%: −$5,587
• After-tax cash flow: $17,023/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

-10.0% since first listed

4 events — show timeline

• 2026-06-03 Price Changed $45,000 GPSMLS
• 2026-04-15 Listed $65,000 GPSMLS
• 2006-11-22 Listing Removed — GPSMLS
• 2006-09-16 Listed $50,000 GPSMLS