67690 Peineta Rd · Cathedral City, CA 92234

$439,000

3 bd · 2.0 ba · 1,702 sqft · SingleFamily public records · 61 Days on market

Built 1984 8,276 sqft lot $258/sqft · 18% below area Est $535k · 18% under

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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 +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +3.9/10.0
• 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--don't miss this incredible fixer opportunity with strong upside potential. This 3-bedroom, 2-bath home offers approximately 1,702 sq ft of living space, featuring indoor laundry, an attached 2-car garage, and a versatile enclosed sunroom patio. Perfect for buyers looking to renovate, customize, and add value, the property sits on a generously sized lot with a fully enclosed backyard and block wall fencing. There's ample space to create your ideal outdoor retreat--whether that's a pool, spa, ADU (buyer to verify), or an entertainer's backyard. Conveniently located near shopping, dining, Palm Springs International Airport, Rio Vista Elementary School, minutes away to downtown Palm Springs, and with easy access to I-10 freeway. This home combines location, potential, and opportunity. Bring your vision and make it your own.

Key facts

• Generously sized lot
• Indoor laundry
• Block wall fencing

Tags

• INDOOR LAUNDRY
• ENCLOSED SUNROOM PATIO
• GENEROUSLY SIZED LOT
• FULLY ENCLOSED BACKYARD
• BLOCK WALL FENCING
• IDEAL OUTDOOR RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $439k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $389k (11.4% below list).
• Recommended offer: $389k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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); 70% 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 $3,891/mo this rent would consume 63% 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 $3k of loan paydown is wiped out by about $13k 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 61 days — a 6% lower offer ($413k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $439k implies a 463% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $389,069 (11.4% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 11% 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: 0.89% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.10%
• DSCR: 1.14
• GRM: 9.4

CMA / ARV

• ARV (median comp): $534,564
• List price: $439,000
• Delta: -17.88%
• 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
67350 Medano Rd	0.43mi	3/2.0	1,647 (-3%)	1mo	$485,750	$295	74
67305 Medano Rd	0.45mi	4/2.0 (+1)	1,721 (+1%)	2mo	$595,000	$346	70
26700 Rio Dulce Rd	0.56mi	3/2.5	1,723 (+1%)	3mo	$499,670	$290	67
68073 Madrid Rd	0.45mi	3/2.0	1,580 (-7%)	0mo	$526,500	$333	67
68090 Santelmo Rd	0.60mi	4/3.0 (+1)	1,681 (-1%)	0mo	$510,000	$303	61
67680 Ontina Rd	0.38mi	3/2.0	1,486 (-13%)	1mo	$460,000	$310	60
67413 Rio Naches Rd	0.60mi	2/2.0 (-1)	1,811 (+6%)	1mo	$475,000	$262	55
67462 Rio Naches Rd	0.60mi	3/2.0	1,924 (+13%)	0mo	$496,500	$258	50
67343 Zuni Ct	0.55mi	3/2.5	1,951 (+15%)	1mo	$560,000	$287	47
29320 S Laguna Dr	0.74mi	3/3.0	1,841 (+8%)	3mo	$460,000	$250	45
67413 Lakota Ct	0.58mi	3/2.5	1,951 (+15%)	2mo	$682,000	$350	45
67665 S Natoma Dr	0.73mi	3/2.5	1,905 (+12%)	3mo	$615,000	$323	42

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-50,151
• Equity at exit: $65,456

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-14,513
• Equity at exit: $37,957

Cash invested: $122,920 (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: 9.4×

Monthly cashflow live

• Estimated rent: $3,891 high
• Mortgage (P&I): −$2,302
• Tax from tax record: −$271 /mo · $3,250/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$817
• Net cashflow: $318

Break-even live

Break-even rent $3,489

Max offer price $439,000

Occupancy floor 87%

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67765 Ovante Rd Cathedral City, CA	3.0	2.0	1446	$2,699	$1.87	14d	1	0.12mi
27650 Hombria Dr Cathedral City, CA	4.0	2.5	2233	$3,200	$1.43	43d	1	0.14mi
67821 N Portales Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	43d	1	0.15mi
67821 N Portales Dr Unit 251 Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	24d	1	0.15mi
27695 Hombria Dr Cathedral City, CA	3.0	2.0	1892	$3,300	$1.74	10d	1	0.17mi
27695 Hombria Dr Cathedral City, CA	3.0	2.0	1892	$3,350	$1.77	22d	1	0.17mi
67847 N Portales Dr Unit 288 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	43d	1	0.18mi
67553 N Portales Dr Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	43d	1	0.19mi
67553 N Portales Dr Unit 288 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	24d	1	0.19mi
27500 Avenida Quintana Cathedral City, CA	3.0	2.0	1865	$3,500	$1.88	22d	1	0.22mi
67645 S Natoma Dr Cathedral City, CA	2.0	3.0	1686	$6,800	$4.03	43d	1	0.28mi
67552 N Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	43d	1	0.30mi
67444 Toltec Ct Cathedral City, CA	2.0	2.0	1212	$3,000	$2.48	3d	1	0.32mi
27205 Avenida Quintana Cathedral City, CA	3.0	2.0	1766	$2,950	$1.67	43d	1	0.34mi
28464 Taos Ct Cathedral City, CA	2.0	2.0	1212	$2,100	$1.73	24d	1	0.34mi
28477 Taos Ct Cathedral City, CA	2.0	2.0	1212	$4,000	$3.30	43d	1	0.36mi
27131 Shadowcrest Ln Cathedral City, CA	3.0	2.0	1584	$2,995	$1.89	43d	1	0.39mi
67320 Cumbres Ct Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	43d	1	0.42mi
28602 Taos Ct Cathedral City, CA	2.0	2.0	1212	$4,000	$3.30	43d	1	0.43mi
67263 N Chimayo Dr Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	15d	1	0.45mi
28656 Taos Ct Cathedral City, CA	2.0	2.0	1177	$2,200	$1.87	43d	1	0.47mi
67242 Cumbres Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	24d	1	0.47mi
28827 Isleta Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	43d	1	0.48mi
67372 Zuni Ct Cathedral City, CA	3.0	3.5	2101	$7,000	$3.33	43d	1	0.51mi
28764 Taos Ct Cathedral City, CA	2.0	2.0	1177	$4,400	$3.74	43d	1	0.52mi
28914 Desert Princess Dr Unit 702 Palm Springs, CA	2.0	2.0	1212	$4,200	$3.47	24d	1	0.52mi
67232 S Chimayo Dr Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	43d	1	0.53mi
67385 Zuni Ct Cathedral City, CA	3.0	3.0	2101	$7,000	$3.33	43d	1	0.53mi
28868 Isleta Ct Unit 702 Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	24d	1	0.53mi
28868 Isleta Ct Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	43d	1	0.53mi
28964 Desert Princess Dr Cathedral City, CA	2.0	2.0	1177	$2,700	$2.29	43d	1	0.54mi
28859 Desert Princess Dr Cathedral City, CA	3.0	2.0	1285	$3,700	$2.88	43d	1	0.56mi
67330 W Chimayo Dr Cathedral City, CA	2.0	2.0	1177	$3,300	$2.80	43d	1	0.58mi
29118 Desert Princess Dr Unit 702 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	43d	1	0.61mi
28920 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	43d	1	0.61mi
67296 Lakota Ct Cathedral City, CA	3.0	2.5	1860	$6,300	$3.39	43d	1	0.62mi
67665 Lagos Way Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	43d	1	0.62mi
29199 E Portales Dr Unit 702 Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	43d	1	0.64mi
67924 Rio Vista Dr Cathedral City, CA	3.0	2.0	1924	$3,900	$2.03	43d	1	0.65mi
67595 Lagos Way Cathedral City, CA	3.0	3.0	1285	$3,500	$2.72	43d	1	0.65mi

Listing history 17 events

1. 2026-06-18
   status $439,000 Pending 61 DOM
2. 2026-06-17
   days on market $439,000 Active Under Contract 61 DOM
3. 2026-06-16
   days on market $439,000 Active Under Contract 60 DOM
4. 2026-06-15
   days on market $439,000 Active Under Contract 59 DOM
5. 2026-06-13
   days on market $439,000 Active Under Contract 57 DOM
6. 2026-06-13
   days on market $439,000 Active Under Contract 56 DOM
7. 2026-06-09
   days on market $439,000 Active Under Contract 53 DOM
8. 2026-06-08
   days on market $439,000 Active Under Contract 52 DOM
9. 2026-06-07
   days on market $439,000 Active Under Contract 51 DOM
10. 2026-06-04
    statusdays on market $439,000 Active Under Contract 48 DOM
11. 2026-06-03
    days on market $439,000 Active 47 DOM
12. 2026-06-02
    days on market $439,000 Active 46 DOM
13. 2026-06-02
    status $439,000 Active 45 DOM
14. 2026-06-01
    days on market $439,000 Active Under Contract 45 DOM
15. 2026-05-31
    days on market $439,000 Active Under Contract 44 DOM
16. 2026-04-17
    listed $439,000 Active 849-char remark

    Show marketing remark (849 chars)

    Motivated seller--don't miss this incredible fixer opportunity with strong upside potential. This 3-bedroom, 2-bath home offers approximately 1,702 sq ft of living space, featuring indoor laundry, an attached 2-car garage, and a versatile enclosed sunroom patio. Perfect for buyers looking to renovate, customize, and add value, the property sits on a generously sized lot with a fully enclosed backyard and block wall fencing. There's ample space to create your ideal outdoor retreat--whether that's a pool, spa, ADU (buyer to verify), or an entertainer's backyard. Conveniently located near shopping, dining, Palm Springs International Airport, Rio Vista Elementary School, minutes away to downtown Palm Springs, and with easy access to I-10 freeway. This home combines location, potential, and opportunity. Bring your vision and make it your own.

17. 1984-01-27
    soldstatus $78,000

ⓘ 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: $3,250 · $271/mo
• Projected year-2 tax: $3,336 · $278/mo
• Expected delta: +$86/yr (+$7/mo · 2.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 17 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: $46,688
• − Mortgage interest: −$24,591
• − Property taxes: −$3,250
• − Insurance: −$2,195
• − Repairs & maintenance: −$3,735
• − Management: −$3,735
• − Depreciation: −$12,771
• Taxable loss: −$3,589
• Est. tax savings @ 24.0%: +$861
• After-tax cash flow: $4,674/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

+462.8% since first listed

2 events — show timeline

• 2026-04-17 Listed $439,000 GPSMLS
• 1984-01-27 Sold (Public Records) $78,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $3,250 · +0.6% YoY. Source: county tax records.