193 Avenida Orontes · Cathedral City, CA 92234

$199,987

3 bd · 2.0 ba · 1,836 sqft · Manufactured · 23 Days on market

Built 1971 Good condition $109/sqft · 124% above area

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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
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into resort-style living in the heart of the desert. This beautifully renovated TRIPLE-wide manufactured home offers the perfect blend of modern comfort and luxury desert living — nestled inside the prestigious Date Palm Country Club, a sought-after 55+ gated community in Cathedral City, just minutes from Palm Springs. The Home Spanning 1,836 sq ft, this bright and thoughtfully updated 3-bedroom, 2-bathroom retreat has been completely transformed from top to bottom. Highlights include brand-new vinyl waterproof flooring throughout, a fully updated kitchen with new cabinetry, granite countertops, stainless appliances, and new lighting and fixtures. Both bathrooms have been refresh

Key facts

• Community pool
• Built 1971
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.9% 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); 55% 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 $3,348/mo this rent would consume 55% 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 $6k 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 $56k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $196,987 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.67% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.06%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $89,334
• List price: $199,987
• Delta: 123.86%
• 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
207 Marisma Way Way	0.18mi	3/2.0	1,820 (-1%)	14mo	$227,000	$125	78
154 Estrada Way	0.19mi	4/4.5 (+1)	1,836 (0%)	2mo	$58,000	$32	74
150 Estrada Way	0.12mi	2/2.0 (-1)	1,752 (-5%)	12mo	$85,000	$49	72
531 Paseo Perdido	0.70mi	4/3.0 (+1)	1,810 (-1%)	5mo	$249,900	$138	52
451 Paseo Perdido	0.64mi	2/2.0 (-1)	1,680 (-8%)	3mo	$112,000	$67	48
425 S Paseo Laredo	0.46mi	3/2.0	1,584 (-14%)	10mo	$191,000	$121	47
474 Calle Madrigal	0.64mi	3/2.0	2,040 (+11%)	8mo	$85,000	$42	45
333 Coyote	0.69mi	3/2.0	1,620 (-12%)	10mo	$92,000	$57	40
447 Paseo Perdido	0.73mi	2/2.0 (-1)	1,590 (-13%)	1mo	$55,000	$35	38
492 Calle Madrigal	0.72mi	3/2.0	1,620 (-12%)	11mo	$183,000	$113	38
265 S Paseo Laredo	0.53mi	2/2.0 (-1)	1,584 (-14%)	12mo	$70,000	$44	37
329 Coyote	0.66mi	2/2.0 (-1)	1,616 (-12%)	13mo	$57,500	$36	33

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: 21.3%
• Equity multiple: 1.87×
• Total profit: $48,804
• Equity at exit: $29,819

10-year hold

• IRR: 29.5%
• Equity multiple: 3.67×
• Total profit: $149,315
• Equity at exit: $17,291

Cash invested: $55,996 (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: 5.0×

Monthly cashflow live

• Estimated rent: $3,348 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $1,263

Break-even live

Break-even rent $1,749

Max offer price $199,987

Occupancy floor 57%

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: $49,997
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	43d	1	0.19mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	43d	1	0.19mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	20d	1	0.44mi
250 S Paseo Laredo Cathedral City, CA	2.0	2.0	1600	$1,800	$1.12	12d	1	0.48mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	43d	1	0.50mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	22d	1	0.55mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	15d	1	0.59mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	43d	1	0.59mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	43d	1	0.69mi
13 Vista Mirage Way Rancho Mirage, CA	3.0	2.0	2071	$3,700	$1.79	44d	1	0.70mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	43d	1	0.73mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	18d	1	0.73mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	43d	1	0.77mi
9 Loch Ness Lake Ct Rancho Mirage, CA	4.0	4.5	2373	$5,000	$2.11	43d	1	0.84mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	43d	1	0.85mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	43d	1	0.87mi
507 Desert West Dr Rancho Mirage, CA	3.0	2.0	2265	$8,500	$3.75	43d	1	0.90mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	3d	1	0.93mi
41 Lincoln Pl Rancho Mirage, CA	3.0	3.0	2272	$4,900	$2.16	43d	1	0.94mi
5 Chandra Ln Rancho Mirage, CA	3.0	2.0	2015	$4,000	$1.99	43d	1	0.94mi
522 Desert West Dr Rancho Mirage, CA	2.0	2.0	1984	$4,500	$2.27	43d	1	0.98mi
69940 Los Cocos Ct Rancho Mirage, CA	3.0	3.0	2367	$2,900	$1.23	43d	1	0.98mi
37640 Los Cocos Dr E Rancho Mirage, CA	3.0	2.5	2275	$3,000	$1.32	24d	1	0.99mi
22 Calle Escala Rancho Mirage, CA	3.0	2.5	2116	$3,800	$1.80	11d	1	1.03mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	43d	1	1.05mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	7d	1	1.06mi
8 Mission Ct Rancho Mirage, CA	2.0	2.0	1540	$2,500	$1.62	18d	1	1.09mi
70170 Sun Valley Dr Rancho Mirage, CA	2.0	2.0	1368	$3,800	$2.78	4d	1	1.09mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	24d	1	1.10mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	12d	1	1.11mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	43d	1	1.12mi
37800 Da Vall Dr #12 Rancho Mirage, CA	2.0	2.0	1387	$2,400	$1.73	43d	1	1.12mi
70181 Chappel Rd Rancho Mirage, CA	4.0	3.0	2000	$5,900	$2.95	43d	1	1.13mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	43d	1	1.14mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	4d	1	1.18mi
37641 Peacock Cir Rancho Mirage, CA	3.0	3.0	2395	$6,500	$2.71	24d	1	1.24mi
23 Tennis Club Dr Rancho Mirage, CA	3.0	2.0	1899	$3,600	$1.90	24d	1	1.28mi
30 Tennis Club Dr Rancho Mirage, CA	3.0	2.0	1920	$3,500	$1.82	3d	1	1.29mi
70451 Cobb Rd Rancho Mirage, CA	3.0	2.0	2148	$3,750	$1.75	43d	1	1.30mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	15d	1	1.30mi

Listing history 42 events

1. 2026-06-18
   days on market $199,987 Active 23 DOM
2. 2026-06-17
   days on market $199,987 Active 22 DOM
3. 2026-06-16
   days on market $199,987 Active 21 DOM
4. 2026-06-15
   days on market $199,987 Active 20 DOM
5. 2026-06-13
   days on market $199,987 Active 18 DOM
6. 2026-06-13
   days on market $199,987 Active 17 DOM
7. 2026-06-09
   days on market $199,987 Active 14 DOM
8. 2026-06-08
   days on market $199,987 Active 13 DOM
9. 2026-06-07
   days on market $199,987 Active 12 DOM
10. 2026-06-04
    days on market $199,987 Active 9 DOM
11. 2026-06-03
    days on market $199,987 Active 8 DOM
12. 2026-06-02
    days on market $199,987 Active 7 DOM
13. 2026-06-01
    days on market $199,987 Active 6 DOM
14. 2026-05-31
    days on market $199,987 Active 5 DOM
15. 2026-05-04
    listed $199,987 Active
16. 2026-04-18
    historical
17. 2024-05-11
    historical
18. 2024-04-03
    price $159,000
19. 2024-03-12
    listed $169,000 Active
20. 2023-12-29
    price
21. 2023-12-28
    listed Active
22. 2023-12-19
    historical
23. 2023-11-14
    historical Active Under Contract
24. 2023-10-18
    status Active
25. 2023-10-16
    price $129,500
26. 2023-10-15
    price $129,000
27. 2023-09-30
    historical Active Under Contract
28. 2023-09-21
    listed $99,900 Active
29. 2023-08-01
    historical
30. 2023-07-13
    listed $105,000 Active
31. 2023-06-01
    historical
32. 2023-05-18
    status Active
33. 2023-05-03
    price $122,000
34. 2023-03-29
    price $127,000
35. 2023-03-04
    historical
36. 2023-03-04
    listed $149,000 Active
37. 2023-03-01
    price $149,000
38. 2023-02-01
    historical
39. 2023-02-01
    listed $165,000 Active
40. 2023-01-19
    price $165,000
41. 2022-12-20
    price $179,000
42. 2022-12-12
    listed $189,000 Active

ⓘ 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: $40,173
• − Mortgage interest: −$11,202
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,214
• − Management: −$3,214
• − Depreciation: −$5,818
• Taxable income: $12,725
• Est. tax owed @ 24.0%: −$3,054
• After-tax cash flow: $12,098/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab

This beautifully renovated triple-wide manufactured home in the Date Palm Country Club offers modern comfort and luxury desert living. The home is in excellent condition with no visible repairs needed, making it a great investment opportunity.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both New outdoor lighting — Enhances curb appeal and safety at night.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both New outdoor lighting — Enhances curb appeal and safety at night. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+5.8% since first listed

28 events — show timeline

• 2026-05-04 Listed $199,987 CRMLS
• 2026-04-18 Coming Soon — CRMLS
• 2024-05-11 Listing Removed — GPSMLS
• 2024-04-03 Price Changed $159,000 GPSMLS
• 2024-03-12 Listed $169,000 GPSMLS
• 2023-12-29 Price Changed — TheMLS
• 2023-12-28 Listed — TheMLS
• 2023-12-19 Listing Removed — GPSMLS
• 2023-11-14 Contingent — GPSMLS
• 2023-10-18 Relisted — GPSMLS
• 2023-10-16 Price Changed $129,500 GPSMLS
• 2023-10-15 Price Changed $129,000 GPSMLS
• 2023-09-30 Contingent — GPSMLS
• 2023-09-21 Listed $99,900 GPSMLS
• 2023-08-01 Listing Removed — GPSMLS
• 2023-07-13 Listed $105,000 GPSMLS
• 2023-06-01 Listing Removed — GPSMLS
• 2023-05-18 Relisted — GPSMLS
• 2023-05-03 Price Changed $122,000 GPSMLS
• 2023-03-29 Price Changed $127,000 GPSMLS
• 2023-03-04 Listing Removed — GPSMLS
• 2023-03-04 Listed $149,000 GPSMLS
• 2023-03-01 Price Changed $149,000 GPSMLS
• 2023-02-01 Listing Removed — GPSMLS
• 2023-02-01 Listed $165,000 GPSMLS
• 2023-01-19 Price Changed $165,000 GPSMLS
• 2022-12-20 Price Changed $179,000 GPSMLS
• 2022-12-12 Listed $189,000 GPSMLS

Property tax history

-1.7%/yr

Latest (2025): $379 · -1.7% YoY. Source: county tax records.