69801 Ramon Rd · Cathedral City, CA 92234

$75,000

2 bd · 1.0 ba · 420 sqft · Manufactured public records · 349 Days on market

Built 1986 2,178 sqft lot $179/sqft · 9% below area Est $138k · 46% under

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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 +15.0/15.0
• 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

MOTIVATED SELLER! MAKE OFFER! Highly sought after 55+ Seasonal Living "Desert Shadows RV Resort" RV Lot Now Available! You Own Land! Grant Deed Lot with Water, Cable, Trash, and common area included in HOA! Amazing amenities! 2 large & well-maintained clubhouses plus 3 additional satellite clubhouses, An indoor pool with a large spa and sauna, An olympic-size lap pool, A total of 6 pools, 5 spas and 3 saunas, Sunken, lighted tennis courts, 8 Pickle-ball courts, An indoor shuffleboard pavilion, 16,000-square foot San Jacinto room with floating hardwood dance floor, and a professional stage, plus a large kitchen, A 3,000-square foot “Our Gang” party room and lounge with a giant fireplace and kitchen, A huge party terrace with mountain views, A fully equipped fitness center, A dance studio, Library, Billiards room, Horseshoe pits, Several laundries, restrooms and bath facilities, Card & hobby rooms with Pottery Kiln, A putting green, Organized fitness activities, Daily activities including dances, dinners and entertainment, Wi-Fi and wired broadband Internet access. Close to everything!

Key facts

• Large spa
• You own land
• On the green belt

Tags

• DESERT SHADOWS RV RESORT
• YOU OWN LAND
• ON THE GREEN BELT
• GRANT DEED LOT
• INDOOR POOL
• LARGE SPA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.3% 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; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 35% 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 $519 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 349 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 37 sale attempts since 4y ago; this cycle's ask is 3650% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $57k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 349 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: 2.82% ✓
• Cap rate: 25.27%
• Cash-on-cash: 67.76%
• DSCR: 4.01
• GRM: 3.0

CMA / ARV

• ARV (median comp): $138,285
• List price: $75,000
• Delta: -49.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69801 Ramon #8	0.10mi	1/1.0 (-1)	400 (-5%)	2mo	$95,000	$238	81
69801 Ramon Rd #118	0.11mi	1/1.0 (-1)	400 (-5%)	17mo	$153,000	$383	68

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: 67.4%
• Equity multiple: 4.04×
• Total profit: $63,852
• Equity at exit: $11,183

10-year hold

• IRR: 71.6%
• Equity multiple: 8.37×
• Total profit: $154,835
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.0×

Monthly cashflow live

• Estimated rent: $2,116 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$62 /mo · $739/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $1,186

Break-even live

Break-even rent $615

Max offer price $75,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,228	-5% $1,207	+0% $1,186	+5% $1,165	+10% $1,143
Rent	-10% $1,019	-5% $1,102	+0% $1,186	+5% $1,269	+10% $1,353
Rate	-1.0pp $1,224	-0.5pp $1,205	base $1,186	+0.5pp $1,166	+1.0pp $1,147

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $75,000 Active 349 DOM
2. 2026-06-18
   listing id $75,000 Active 346 DOM
3. 2026-06-18
   days on market $75,000 Active 346 DOM
4. 2026-06-17
   days on market $75,000 Active 345 DOM
5. 2026-06-16
   days on marketlisting id $75,000 Active 344 DOM
6. 2026-06-15
   listing id $75,000 Active 343 DOM
7. 2026-06-15
   days on market $75,000 Active 343 DOM
8. 2026-06-13
   days on marketlisting id $75,000 Active 341 DOM
9. 2026-06-13
   days on marketlisting id $75,000 Active 340 DOM
10. 2026-06-09
    pricestatusdays on marketlisting id $75,000 Active 337 DOM
11. 2026-03-24
    price $65,000 1134-char remark

    Show marketing remark (1134 chars)

    MOTIVATED SELLER! MAKE OFFER! Highly sought after 55+ Seasonal Living "Desert Shadows RV Resort" RV Lot Now Available! You Own Land! Grant Deed Lot with Water, Cable, Trash, and common area included in HOA! Amazing amenities! 2 large & well-maintained clubhouses plus 3 additional satellite clubhouses, An indoor pool with a large spa and sauna, An olympic-size lap pool, A total of 6 pools, 5 spas and 3 saunas, Sunken, lighted tennis courts, 8 Pickle-ball courts, An indoor shuffleboard pavilion, 16,000-square foot San Jacinto room with floating hardwood dance floor, and a professional stage, plus a large kitchen, A 3,000-square foot “Our Gang” party room and lounge with a giant fireplace and kitchen, A huge party terrace with mountain views, A fully equipped fitness center, A dance studio, Library, Billiards room, Horseshoe pits, Several laundries, restrooms and bath facilities, Card & hobby rooms with Pottery Kiln, A putting green, Organized fitness activities, Daily activities including dances, dinners and entertainment, Wi-Fi and wired broadband Internet access. Close to everything!

12. 2026-03-01
    price $54,900 1163-char remark

    Show marketing remark (1163 chars)

    Highly sought after 55+ Seasonal Living "Desert Shadows RV Resort" RV Lot Now Available! You Own Land! Grant Deed Lot with Water, Cable, Trash, and common area included in HOA! Amazing amenities in the coveted "Phase 2's Our Gang Circle"! 2 large & well-maintained clubhouses plus 3 additional satellite clubhouses, An indoor pool with a large spa and sauna, An olympic-size lap pool, A total of 6 pools, 5 spas and 3 saunas, Sunken, lighted tennis courts, 8 Pickleball courts, An indoor shuffleboard pavilion, 16,000-square foot San Jacinto room with floating hardwood dance floor, and a professional stage, plus a large kitchen, A 3,000-square foot “Our Gang” party room and lounge with a giant fireplace and kitchen, A huge party terrace with mountain views, A fully equipped fitness center, A dance studio, Library, Billiards room, Horseshoe pits, Several laundries, restrooms and bath facilities, Card & hobby rooms with Pottery Kiln, A puåtting green, Organized fitness activities, Daily activities including dances, dinners and entertainment, Wi-Fi and wired broadband Internet access. Close to everything!

13. 2026-02-28
    price $45,900
14. 2026-02-06
    soldstatus $57,000 Closed Sale
15. 2026-01-15
    price $69,900
16. 2025-10-06
    historical
17. 2025-09-21
    price $79,999
18. 2025-08-06
    historical $2,000
19. 2025-06-19
    listed $2,000
20. 2025-05-14
    listed $85,500 Active
21. 2025-04-12
    listed $78,000 Active 1134-char remark

    Show marketing remark (1134 chars)

    MOTIVATED SELLER! MAKE OFFER! Highly sought after 55+ Seasonal Living "Desert Shadows RV Resort" RV Lot Now Available! You Own Land! Grant Deed Lot with Water, Cable, Trash, and common area included in HOA! Amazing amenities! 2 large & well-maintained clubhouses plus 3 additional satellite clubhouses, An indoor pool with a large spa and sauna, An olympic-size lap pool, A total of 6 pools, 5 spas and 3 saunas, Sunken, lighted tennis courts, 8 Pickle-ball courts, An indoor shuffleboard pavilion, 16,000-square foot San Jacinto room with floating hardwood dance floor, and a professional stage, plus a large kitchen, A 3,000-square foot “Our Gang” party room and lounge with a giant fireplace and kitchen, A huge party terrace with mountain views, A fully equipped fitness center, A dance studio, Library, Billiards room, Horseshoe pits, Several laundries, restrooms and bath facilities, Card & hobby rooms with Pottery Kiln, A putting green, Organized fitness activities, Daily activities including dances, dinners and entertainment, Wi-Fi and wired broadband Internet access. Close to everything!

22. 2025-03-29
    listed $79,900 Active
23. 2025-03-17
    listed $69,900 Active
24. 2025-03-17
    listed $62,900 Active
25. 2025-02-24
    historical
26. 2025-01-27
    historical
27. 2025-01-10
    soldstatus $65,000 Closed Sale
28. 2025-01-07
    status Pending Sale
29. 2024-12-30
    soldstatus $63,500 Closed Sale
30. 2024-12-08
    historical Active Under Contract
31. 2024-11-07
    soldstatus $55,000 Closed Sale
32. 2024-11-05
    soldstatus $67,500 Closed Sale
33. 2024-11-01
    listed $79,900 Active
34. 2024-10-22
    listed $79,900 Active
35. 2024-10-18
    listed $72,500 Active
36. 2024-10-12
    historical
37. 2024-09-23
    listed $59,900 Active
38. 2024-09-11
    soldstatus $70,000 Closed Sale
39. 2024-08-30
    historical Active Under Contract
40. 2024-08-05
    status Pending Sale
41. 2024-07-31
    soldstatus $55,000 Closed Sale
42. 2024-07-20
    historical $2,450
43. 2024-07-13
    listed $2,450
44. 2024-07-13
    historical $2,450
45. 2024-07-05
    historical $2,450
46. 2024-07-05
    listed $2,450
47. 2024-06-27
    listed $2,450
48. 2024-06-27
    historical $2,450
49. 2024-06-23
    listed $2,450
50. 2024-06-20
    status Pending Sale

ⓘ 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: $739 · $62/mo
• Projected year-2 tax: $739 · $62/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥113°F today · 15 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: $25,396
• − Mortgage interest: −$4,201
• − Property taxes: −$739
• − Insurance: −$375
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$2,182
• Taxable income: $13,836
• Est. tax owed @ 24.0%: −$3,321
• After-tax cash flow: $10,909/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

+2666.0% since first listed

91 events — show timeline

• 2026-03-24 Price Changed $65,000 CRMLS
• 2026-03-01 Price Changed $54,900 CRMLS
• 2026-02-28 Price Changed $45,900 CRMLS
• 2026-02-06 Sold (MLS) $57,000 CRMLS
• 2026-01-15 Price Changed $69,900 CRMLS
• 2025-10-06 Listing Removed — CRMLS
• 2025-09-21 Price Changed $79,999 CRMLS
• 2025-08-06 Rental Removed $2,000 SHOWMOJO
• 2025-06-19 Listed for Rent $2,000 SHOWMOJO
• 2025-05-14 Listed $85,500 CRMLS
• 2025-04-12 Listed $78,000 CRMLS
• 2025-03-29 Listed $79,900 CRMLS
• 2025-03-17 Listed $62,900 CRMLS
• 2025-03-17 Listed $69,900 CRMLS
• 2025-02-24 Listing Removed — CRMLS
• 2025-01-27 Listing Removed — CRMLS
• 2025-01-10 Sold (MLS) $65,000 CRMLS
• 2025-01-07 Pending — CRMLS
• 2024-12-30 Sold (MLS) $63,500 CRMLS
• 2024-12-08 Contingent — CRMLS
• 2024-11-07 Sold (MLS) $55,000 CRMLS
• 2024-11-05 Sold (MLS) $67,500 CRMLS
• 2024-11-01 Listed $79,900 CRMLS
• 2024-10-22 Listed $79,900 CRMLS
• 2024-10-18 Listed $72,500 CRMLS
• 2024-10-12 Listing Removed — CRMLS
• 2024-09-23 Listed $59,900 CRMLS
• 2024-09-11 Sold (MLS) $70,000 CRMLS
• 2024-08-30 Contingent — CRMLS
• 2024-08-05 Pending — CRMLS
• 2024-07-31 Sold (MLS) $55,000 CRMLS
• 2024-07-20 Rental Removed $2,450 REALLYO
• 2024-07-13 Listed for Rent $2,450 REALLYO
• 2024-07-13 Rental Removed $2,450 REALLYO
• 2024-07-05 Rental Removed $2,450 REALLYO
• 2024-07-05 Listed for Rent $2,450 REALLYO
• 2024-06-27 Listed for Rent $2,450 REALLYO
• 2024-06-27 Rental Removed $2,450 REALLYO
• 2024-06-23 Listed for Rent $2,450 REALLYO
• 2024-06-20 Pending — CRMLS
• 2024-06-20 Listed $72,500 CRMLS
• 2024-06-13 Rental Removed $2,450 REALLYO
• 2024-06-08 Listed for Rent $2,450 REALLYO
• 2024-06-04 Rental Removed $2,450 REALLYO
• 2024-05-31 Listed for Rent $2,450 REALLYO
• 2024-05-31 Rental Removed $2,450 REALLYO
• 2024-05-24 Listed for Rent $2,450 REALLYO
• 2024-05-24 Rental Removed $2,450 REALLYO
• 2024-05-20 Rental Removed $2,450 REALLYO
• 2024-05-20 Listed for Rent $2,450 REALLYO
• 2024-05-17 Rental Removed $2,450 REALLYO
• 2024-05-17 Listed for Rent $2,450 REALLYO
• 2024-05-16 Listing Removed — CRMLS
• 2024-05-16 Listing Removed — CRMLS
• 2024-05-15 Listed for Rent $2,450 REALLYO
• 2024-05-15 Rental Removed $2,450 REALLYO
• 2024-05-14 Price Changed $59,999 CRMLS
• 2024-05-13 Listed for Rent $2,450 REALLYO
• 2024-05-08 Contingent — CRMLS
• 2024-05-08 Price Changed $59,900 CRMLS
• 2024-02-16 Listed $75,000 CRMLS
• 2024-02-16 Listed $65,000 CRMLS
• 2024-01-18 Listing Removed — CRMLS
• 2024-01-03 Price Changed $64,000 CRMLS
• 2023-11-29 Listed $65,000 CRMLS
• 2023-10-27 Listed $69,000 CRMLS
• 2023-10-16 Listed $78,000 CRMLS
• 2023-10-11 Listing Removed — CRMLS
• 2023-06-21 Listed $75,000 CRMLS
• 2023-04-06 Listed $75,000 CRMLS
• 2023-04-03 Listing Removed — CRMLS
• 2023-03-13 Listed $59,000 CRMLS
• 2023-03-09 Sold (MLS) $50,000 CRMLS
• 2023-03-02 Price Changed $70,000 CRMLS
• 2023-02-23 Pending — CRMLS
• 2023-02-02 Contingent — CRMLS
• 2023-01-30 Listed $75,000 CRMLS
• 2023-01-14 Price Changed $56,000 CRMLS
• 2023-01-10 Listed $60,000 CRMLS
• 2023-01-07 Listed $69,000 CRMLS
• 2022-12-10 Listed $69,000 CRMLS
• 2022-10-28 Sold (MLS) $64,000 CRMLS
• 2022-10-17 Pending — CRMLS
• 2022-08-15 Listed $70,000 CRMLS
• 2022-06-27 Sold (MLS) $55,000 CRMLS
• 2022-03-03 Listed $150,000 GPSMLS
• 2022-03-03 Listed $55,000 CRMLS
• 2022-03-03 Sold (MLS) $150,000 GPSMLS
• 2022-01-17 Price Changed $2,350 RENT.
• 2021-07-11 Listing Removed — SDMLS
• 2021-06-28 Listing Removed — CRMLS

Property tax history

+2.0%/yr

Latest (2025): $739 · -1.7% YoY. Source: county tax records.