67362 Toltec Ct · Cathedral City, CA 92234

$259,000

1 bd · 2.0 ba · 984 sqft · Condo public records · 59 Days on market

Built 1985 $263/sqft · 9% below area Est $284k · 9% under $995/mo HOA · 33% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +11.4/15.0
• Cash flow +7.9/30.0
• 1% rule +6.7/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled 2 bedroom, 2 full bath condo with amazing views of mountains and golf course. Located steps to pool and on a cul-de-sac street. New finishes in white and gray, fresh paint, . Sit and watch the golfers go by and enjoy time in the pool located off to the left. Detached one car garage and inside laundry. Perfect vacation rental or get-away! The Desert Princess has an affordable 27-hole PGA Championship golf course, no Tee-time lotteries, no initiation fees, rated among the best in the valley by GOLF DIGEST. 34 pools and spas on property. This quiet community is away from the noise yet minutes from everything that is in Palm Springs; restaurants, shopping, casinos, an international airport, the Tramway, Art Museum, Theaters, and the Street Fair. Land lease thru 2044 and monthly ground rent is $160.50

Key facts

• $995 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: PUD: Yes; Community mailboxes
• Financial info: Property is on leased land (land lease); Rental restrictions apply; Short-term rentals allowed; Listing terms: cash
• HOA & community: HOA fee $995 monthly; HOA covers building & grounds, trash, sewer, security, insurance, cable TV, clubhouse; Association amenities: clubhouse, fitness center, tennis and sport courts, bocce, pickleball, golf course, lake/pond, meeting/banquet facilities, guest parking, maintenance, management, barbecue areas; Association has pet rules; Planned development with CC&R disclosures

Exterior

• Parking: Detached 1-car garage; One total parking space; On-street parking available; Unassigned and guest parking; Garage with opener
• Security: Gated community; 24-hour security; Community security included in association
• Utilities: Water provided by district (CVWD); Sewer: in-street paid; Cable TV available
• Home design: Condominium, attached; Single-story (ground level); Updated / remodeled condition; Flat roof; Facing: end unit (corner)
• Construction: Stucco exterior; Slab foundation; Year built per assessor
• Exterior features: Community pool (in-ground, fenced) and heated community spa; Community patios with brick/tile and concrete slab; Brick fencing; Sprinkler system; Located on a cul-de-sac and on the golf course; Utilities underground; Panoramic, golf course and mountain views; Gated community with 24-hour security

Interior

• Kitchen: Remodeled kitchen; Quartz countertops; Electric range; Microwave; Refrigerator; Dishwasher; Disposal; Water line to refrigerator
• Bedrooms: All bedrooms on the main floor
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Remodeled bathrooms with double vanities; Shower and tub combinations
• Heating & cooling: Central heating; Central air; Heat pump; Ceiling fans
• Interior features: High (9+ ft.) ceilings; Recessed lighting; Sliding doors; Ground-level entry with no steps; Partially furnished; Drapes and blinds; Laundry closet with stackable hookup
• Laundry & utility: Washer and dryer included (stacked in closet)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $259k.

Deal economics

• At list price, monthly cash flow is $-274 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (18.7% below list).
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $211k (18.7% below list) — sets the bar for cash-flow.

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+, amenities D-, cost of living F.
• 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.
• Zoned schools: Rio Vista Elementary (690 students, 96% FRL); James Workman Middle (1,028 students, 99% FRL); Cathedral City High (math 25% / reading 61%, grade F, #460 of 1,170 statewide, top 40%, 1,395 students, 98% FRL) — zoned schools average 98% FRL vs 73% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 529 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $3,032/mo this rent would consume 49% 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 $2k of loan paydown is wiped out by about $8k 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 59 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: extreme-heat days projected 3→8/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,588 (18.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 5.02%
• Cash-on-cash: -4.53%
• DSCR: 0.80
• GRM: 7.1

CMA / ARV

• ARV (median comp): $283,595
• List price: $259,000
• Delta: -8.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.22% rent growth · sell at horizon

5-year hold

• IRR: -23.3%
• Equity multiple: 0.20×
• Total profit: $-58,164
• Equity at exit: $38,618

10-year hold

• IRR: -16.4%
• Equity multiple: 0.06×
• Total profit: $-67,969
• Equity at exit: $22,394

Cash invested: $72,520 (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: 529
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,032 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$209 /mo · $2,502/yr
• Insurance: −$108
• HOA: −$995
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $-274

Break-even live

Break-even rent $3,379

Max offer price $210,588

Occupancy floor —

Sensitivity live

Price	-10% $-127	-5% $-201	+0% $-274	+5% $-347	+10% $-421
Rent	-10% $-514	-5% $-394	+0% $-274	+5% $-154	+10% $-34
Rate	-1.0pp $-144	-0.5pp $-208	base $-274	+0.5pp $-341	+1.0pp $-409

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67328 Cumbres Ct Unit 702 Cathedral City, CA	1.0	2.0	851	$3,400	$4.00	45d	1	0.03mi
67261 Cumbres Ct Cathedral City, CA	2.0	2.0	984	$4,000	$4.07	45d	1	0.08mi
67463 Toltec Ct Cathedral City, CA	1.0	2.0	851	$3,500	$4.11	45d	1	0.12mi
67240 S Chimayo Dr Unit 702 Cathedral City, CA	1.0	2.0	851	$2,200	$2.59	45d	1	0.13mi
28984 Desert Princess Dr Unit 702 Cathedral City, CA	1.0	2.0	851	$3,400	$4.00	45d	1	0.51mi
28763 E Portales Dr Cathedral City, CA	2.0	2.0	984	$4,200	$4.27	9d	1	0.63mi
68080 Risueno Rd Cathedral City, CA	2.0	1.0	800	$2,200	$2.75	16d	1	1.04mi

HOA detail condo

• Monthly dues: $995 · $11,940/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $259,000 Active 59 DOM
2. 2026-06-18
   days on market $259,000 Active 56 DOM
3. 2026-06-17
   days on market $259,000 Active 55 DOM
4. 2026-06-16
   days on market $259,000 Active 54 DOM
5. 2026-06-15
   days on market $259,000 Active 53 DOM
6. 2026-06-13
   days on market $259,000 Active 51 DOM
7. 2026-06-13
   days on market $259,000 Active 50 DOM
8. 2026-06-09
   days on market $259,000 Active 47 DOM
9. 2026-06-08
   days on market $259,000 Active 46 DOM
10. 2026-06-07
    days on market $259,000 Active 45 DOM
11. 2026-06-04
    days on market $259,000 Active 42 DOM
12. 2026-06-03
    days on market $259,000 Active 41 DOM
13. 2026-06-02
    days on market $259,000 Active 40 DOM
14. 2026-06-01
    days on market $259,000 Active 39 DOM
15. 2026-05-31
    days on market $259,000 Active 38 DOM
16. 2026-04-23
    listed $269,000 Active 1260-char remark
17. 2023-02-06
    soldstatus $299,000 Closed 833-char remark

    Show marketing remark (833 chars)

    Beautifully remodeled 2 bedroom, 2 full bath condo with amazing views of mountains and golf course. Located steps to pool and on a cul-de-sac street. New finishes in white and gray, fresh paint, . Sit and watch the golfers go by and enjoy time in the pool located off to the left. Detached one car garage and inside laundry. Perfect vacation rental or get-away! The Desert Princess has an affordable 27-hole PGA Championship golf course, no Tee-time lotteries, no initiation fees, rated among the best in the valley by GOLF DIGEST. 34 pools and spas on property. This quiet community is away from the noise yet minutes from everything that is in Palm Springs; restaurants, shopping, casinos, an international airport, the Tramway, Art Museum, Theaters, and the Street Fair. Land lease thru 2044 and monthly ground rent is $160.50

18. 2023-01-06
    status Pending 833-char remark

    Show marketing remark (833 chars)

    Beautifully remodeled 2 bedroom, 2 full bath condo with amazing views of mountains and golf course. Located steps to pool and on a cul-de-sac street. New finishes in white and gray, fresh paint, . Sit and watch the golfers go by and enjoy time in the pool located off to the left. Detached one car garage and inside laundry. Perfect vacation rental or get-away! The Desert Princess has an affordable 27-hole PGA Championship golf course, no Tee-time lotteries, no initiation fees, rated among the best in the valley by GOLF DIGEST. 34 pools and spas on property. This quiet community is away from the noise yet minutes from everything that is in Palm Springs; restaurants, shopping, casinos, an international airport, the Tramway, Art Museum, Theaters, and the Street Fair. Land lease thru 2044 and monthly ground rent is $160.50

19. 2022-11-30
    price $324,900 833-char remark

    Show marketing remark (833 chars)

    Beautifully remodeled 2 bedroom, 2 full bath condo with amazing views of mountains and golf course. Located steps to pool and on a cul-de-sac street. New finishes in white and gray, fresh paint, . Sit and watch the golfers go by and enjoy time in the pool located off to the left. Detached one car garage and inside laundry. Perfect vacation rental or get-away! The Desert Princess has an affordable 27-hole PGA Championship golf course, no Tee-time lotteries, no initiation fees, rated among the best in the valley by GOLF DIGEST. 34 pools and spas on property. This quiet community is away from the noise yet minutes from everything that is in Palm Springs; restaurants, shopping, casinos, an international airport, the Tramway, Art Museum, Theaters, and the Street Fair. Land lease thru 2044 and monthly ground rent is $160.50

20. 2022-10-20
    listed $329,000 Active 833-char remark

    Show marketing remark (833 chars)

    Beautifully remodeled 2 bedroom, 2 full bath condo with amazing views of mountains and golf course. Located steps to pool and on a cul-de-sac street. New finishes in white and gray, fresh paint, . Sit and watch the golfers go by and enjoy time in the pool located off to the left. Detached one car garage and inside laundry. Perfect vacation rental or get-away! The Desert Princess has an affordable 27-hole PGA Championship golf course, no Tee-time lotteries, no initiation fees, rated among the best in the valley by GOLF DIGEST. 34 pools and spas on property. This quiet community is away from the noise yet minutes from everything that is in Palm Springs; restaurants, shopping, casinos, an international airport, the Tramway, Art Museum, Theaters, and the Street Fair. Land lease thru 2044 and monthly ground rent is $160.50

21. 2020-09-24
    soldstatus $145,000

    Show marketing remark (181 chars)

    Lovely updated 2 bedroom condo. Kitchen has updated cabinets, tile floors in main living area. Some updates in bathrooms. Beautiful Northwest facing view of course and Mt. Gorgonio.

22. 2020-09-24
    listed $145,000

    Show marketing remark (181 chars)

    Lovely updated 2 bedroom condo. Kitchen has updated cabinets, tile floors in main living area. Some updates in bathrooms. Beautiful Northwest facing view of course and Mt. Gorgonio.

23. 2011-12-06
    soldstatus $57,000
24. 2011-12-06
    historical
25. 2011-12-05
    soldstatus $57,000 Closed
26. 2011-10-26
    historical Contingent
27. 2011-10-22
    listed $65,000 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: $2,502 · $209/mo
• Projected year-2 tax: $2,502 · $209/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 3 d/yr ≥112°F today · 8 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: $36,389
• − Mortgage interest: −$14,508
• − Property taxes: −$2,502
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,911
• − Management: −$2,911
• − HOA: −$11,940
• − Depreciation: −$7,535
• Taxable loss: −$7,213
• Est. tax savings @ 24.0%: +$1,731
• After-tax cash flow: $-1,557/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

+298.5% since first listed

13 events — show timeline

• 2026-05-20 Price Changed $259,000 GPSMLS
• 2026-04-23 Listed $269,000 GPSMLS
• 2023-02-06 Sold (MLS) $299,000 GPSMLS
• 2023-01-06 Pending — GPSMLS
• 2022-11-30 Price Changed $324,900 GPSMLS
• 2022-10-20 Listed $329,000 GPSMLS
• 2020-09-24 Listed $145,000 GPSMLS
• 2020-09-24 Sold (MLS) $145,000 GPSMLS
• 2011-12-06 Sold (Public Records) $57,000 Public Records
• 2011-12-06 Listing Removed — GPSMLS
• 2011-12-05 Sold (MLS) $57,000 GPSMLS
• 2011-10-26 Contingent — GPSMLS
• 2011-10-22 Listed $65,000 GPSMLS

Property tax history

+1.5%/yr

Latest (2025): $2,502 · -0.2% YoY. Source: county tax records.