166 Larson Dr · Cathedral City, CA 92234

$160,000

2 bd · 2.0 ba · 1,692 sqft · Manufactured public records · 154 Days on market

Built 1984 $95/sqft · 61% above area Est $123k · 30% over $950/mo HOA · 34% of rent ↓ 6% 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 +23.0/30.0
• 1% rule +10.0/10.0
• DSCR +7.4/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the relaxed, vibrant lifestyle of The Canyon, one of Cathedral City's most desirable 55 and better communities. This bright and spacious three-bedroom, two-bath triple-wide home offers approximately 2,092 square feet of living space with high ceilings and an open, airy layout. A versatile bonus room can serve as a home office, craft space, or an additional bedroom—perfect for whatever your lifestyle requires. Enjoy plenty of natural light and an outstanding view of the greenbelt and tennis courts from your living room, making every morning a little more special. The living and dining areas flow seamlessly to a functional kitchen with ample cabinet space, plus an adjacent desk nook ideal for daily tasks. A large laundry room provides extra storage and workspace. This home is ready to move in and personalize, giving you the chance to add your own touches or enjoy it as is. The seller is motivated and ready to make a deal, making this a rare opportunity to settle in quickly. Step outside to your patio and enjoy the peaceful surroundings, or take advantage of The Canyon's resort-style amenities including two sparkling pools, a spa, tennis and pickleball courts, shuffleboard, billiards, a fitness room, a library, and a clubhouse with banquet and game rooms. Residents enjoy a welcoming, active community with year-round social activities. Located just minutes from shopping, dining, entertainment, downtown Palm Springs, and Palm Springs International Airport, this home combines comfort, convenience, and lifestyle. Don't miss this chance to enjoy the best of The Canyon lifestyle with an incredible view from your living room.

Key facts

• Open airy layout
• Functional kitchen
• Outstanding view

Tags

• HIGH CEILINGS
• OPEN AIRY LAYOUT
• VERSATILE BONUS ROOM
• NATURAL LIGHT
• OUTSTANDING VIEW
• FUNCTIONAL KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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); 60% 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 $2,763/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 $1k of loan paydown is wiped out by about $5k 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 154 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.73% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.62%
• DSCR: 1.34
• GRM: 4.8

CMA / ARV

• ARV (median comp): $123,151
• List price: $160,000
• Delta: 29.92%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Armenia Dr	0.16mi	2/2.0	1,647 (-3%)	3mo	$169,900	$103	86
181 Zacharia Dr	0.16mi	2/2.0	1,800 (+6%)	1mo	$117,000	$65	81
234 Settles Dr	0.04mi	2/2.0	1,512 (-11%)	3mo	$117,000	$77	78
162 Hilligoss Dr	0.02mi	2/2.0	1,504 (-11%)	3mo	$66,000	$44	78
221 Settles Dr	0.04mi	2/2.0	1,512 (-11%)	5mo	$149,000	$99	76
263 Coble Dr	0.06mi	2/2.0	1,512 (-11%)	5mo	$119,900	$79	75
244 Settles Dr	0.10mi	2/2.0	1,440 (-15%)	1mo	$135,000	$94	70
57 Coble Dr	0.14mi	2/2.0	1,920 (+14%)	3mo	$154,000	$80	68
469 Coyote	0.32mi	2/2.0	1,480 (-12%)	5mo	$123,700	$84	60
257 Wolf	0.49mi	2/2.0	1,440 (-15%)	3mo	$75,000	$52	50
316 Little Deer	0.48mi	2/2.0	1,440 (-15%)	5mo	$70,000	$49	49
24 Mesa View Dr	0.63mi	2/2.0	1,440 (-15%)	2mo	$68,000	$47	44

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-6,662
• Equity at exit: $23,857

10-year hold

• IRR: 6.4%
• Equity multiple: 1.50×
• Total profit: $22,209
• Equity at exit: $13,834

Cash invested: $44,800 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,763 high
• Mortgage (P&I): −$839
• Tax from tax record: −$42 /mo · $507/yr
• Insurance: −$67
• HOA: −$950
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $285

Break-even live

Break-even rent $2,403

Max offer price $160,000

Occupancy floor 85%

Sensitivity live

Price	-10% $375	-5% $330	+0% $285	+5% $239	+10% $194
Rent	-10% $66	-5% $175	+0% $285	+5% $394	+10% $503
Rate	-1.0pp $365	-0.5pp $325	base $285	+0.5pp $243	+1.0pp $201

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	8d	1	0.18mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	11d	1	0.20mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	22d	1	0.20mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	14d	1	0.20mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	24d	1	0.24mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	15d	1	0.30mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	44d	1	0.30mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	5d	1	0.36mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	44d	1	0.40mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	44d	1	0.40mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	44d	1	0.51mi
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	44d	1	0.52mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	3d	1	0.53mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	44d	1	0.53mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	44d	1	0.56mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	44d	1	0.58mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	15d	1	0.61mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	44d	1	0.61mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	18d	1	0.62mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	24d	1	0.64mi
32790 Aurora Vista Rd Cathedral City, CA	3.0	3.0	2037	$3,300	$1.62	44d	1	0.70mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	22d	1	0.73mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	21d	1	0.81mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	44d	1	0.90mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	44d	1	0.95mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	24d	1	1.00mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	44d	1	1.00mi
5951 Montecito Dr #5 Palm Springs, CA	3.0	2.5	1551	$2,300	$1.48	44d	1	1.01mi
6071 Hazeltine Plz Palm Springs, CA	2.0	2.0	1168	$3,200	$2.74	44d	1	1.01mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	44d	1	1.02mi
32150 Aurora Vista Rd Unit C Cathedral City, CA	2.0	1.0	1100	$2,395	$2.18	44d	1	1.04mi
32150 Aurora Vista Rd Cathedral City, CA	2.0	1.0	1100	$2,195	$2.00	44d	1	1.04mi
26 Pueblo Vista Dr Palm Springs, CA	3.0	2.0	1487	$3,200	$2.15	44d	1	1.06mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	44d	1	1.08mi
2420 Los Coyotes Dr Palm Springs, CA	2.0	3.0	1608	$2,600	$1.62	44d	1	1.10mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	44d	1	1.13mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	44d	1	1.16mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	44d	1	1.23mi
35349 Rush Ln Cathedral City, CA	3.0	3.0	2196	$3,895	$1.77	24d	1	1.25mi
5314 Los Coyotes Dr Palm Springs, CA	3.0	3.0	1550	$2,600	$1.68	20d	1	1.26mi

HOA detail

• Monthly dues: $950 · $11,400/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-18
   days on market $160,000 Active 154 DOM
2. 2026-06-17
   days on market $160,000 Active 153 DOM
3. 2026-06-16
   days on market $160,000 Active 152 DOM
4. 2026-06-15
   days on market $160,000 Active 151 DOM
5. 2026-06-13
   days on market $160,000 Active 149 DOM
6. 2026-06-13
   days on market $160,000 Active 148 DOM
7. 2026-06-09
   days on market $160,000 Active 145 DOM
8. 2026-06-08
   days on market $160,000 Active 144 DOM
9. 2026-06-07
   days on market $160,000 Active 143 DOM
10. 2026-06-04
    days on market $160,000 Active 140 DOM
11. 2026-06-03
    days on market $160,000 Active 139 DOM
12. 2026-06-02
    days on market $160,000 Active 138 DOM
13. 2026-06-01
    days on market $160,000 Active 137 DOM
14. 2026-05-31
    days on market $160,000 Active 136 DOM
15. 2026-01-15
    listed $185,000 Active 1660-char remark

    Show marketing remark (1660 chars)

    Experience the relaxed, vibrant lifestyle of The Canyon, one of Cathedral City's most desirable 55 and better communities. This bright and spacious three-bedroom, two-bath triple-wide home offers approximately 2,092 square feet of living space with high ceilings and an open, airy layout. A versatile bonus room can serve as a home office, craft space, or an additional bedroom—perfect for whatever your lifestyle requires. Enjoy plenty of natural light and an outstanding view of the greenbelt and tennis courts from your living room, making every morning a little more special. The living and dining areas flow seamlessly to a functional kitchen with ample cabinet space, plus an adjacent desk nook ideal for daily tasks. A large laundry room provides extra storage and workspace. This home is ready to move in and personalize, giving you the chance to add your own touches or enjoy it as is. The seller is motivated and ready to make a deal, making this a rare opportunity to settle in quickly. Step outside to your patio and enjoy the peaceful surroundings, or take advantage of The Canyon's resort-style amenities including two sparkling pools, a spa, tennis and pickleball courts, shuffleboard, billiards, a fitness room, a library, and a clubhouse with banquet and game rooms. Residents enjoy a welcoming, active community with year-round social activities. Located just minutes from shopping, dining, entertainment, downtown Palm Springs, and Palm Springs International Airport, this home combines comfort, convenience, and lifestyle. Don't miss this chance to enjoy the best of The Canyon lifestyle with an incredible view from your living room.

16. 2025-10-01
    historical
17. 2025-04-02
    listed $197,500 Active

ⓘ 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: $507 · $42/mo
• Projected year-2 tax: $1,216 · $101/mo
• Expected delta: +$709/yr (+$59/mo · 139.7%)

ⓘ 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 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: $33,153
• − Mortgage interest: −$8,962
• − Property taxes: −$507
• − Insurance: −$800
• − Repairs & maintenance: −$2,652
• − Management: −$2,652
• − HOA: −$11,400
• − Depreciation: −$4,655
• Taxable income: $1,524
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $3,049/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

-6.3% since first listed

3 events — show timeline

• 2026-01-15 Listed $185,000 GPSMLS
• 2025-10-01 Listing Removed — GPSMLS
• 2025-04-02 Listed $197,500 GPSMLS

Property tax history

+0.5%/yr

Latest (2025): $507 · -2.1% YoY. Source: county tax records.