28486 Taos Ct · Cathedral City, CA 92234

$269,000

2 bd · 2.0 ba · 1,212 sqft · Condo public records · 39 Days on market

Built 1986 $222/sqft · 11% below area Est $302k · 11% under $995/mo HOA · 28% 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).

• Cash flow +12.6/30.0
• ARV discount +12.4/15.0
• 1% rule +8.2/10.0
• DSCR +3.7/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Updates make this the perfect condo for anyone who wants to be located in the beautiful Desert Princess Country Club. This home features an updated kitchen, newer appliances and HVAC (for comfort and peace of mind) the location is on a quiet cul-de-sac street in the middle of the complex. New dishwasher, newer refrigerator, microwave, and glass-top range add to the modern feel. Tile and laminate flooring throughout make for easy living and maintenance. Enjoy wide open east-southeast views of the course and hills. Relax on your patio and enjoy a meal using a gas BBQ that is less than 1 year old. Whether you're looking for the perfect home away from home or a full-time residence, Desert Prin

Key facts

• Gated community
• Quiet cul-de-sac
• 24 hour guard gate

Tags

• UPDATED KITCHEN
• NEWER APPLIANCES
• QUIET CUL-DE-SAC
• WIDE OPEN VIEWS
• GATED COMMUNITY
• 24 HOUR GUARD GATE

Property features AI

Finance

• Other: Short-term rentals allowed; Disclosures: CC&R and Homeowners Association
• Financial info: Land is lease type (land lease amount listed separately)
• HOA & community: Monthly HOA fee of $995; HOA includes building & grounds maintenance, security, insurance, cable TV, clubhouse; Community amenities: clubhouse, fitness center, banquet facilities, golf course, bocce ball, tennis courts, basketball court, racquetball, pickleball, lake/pond, guest parking, professional management, maintenance of grounds

Exterior

• Parking: Detached 1-car garage; One total parking space; On-street guest parking
• Security: Gated community; 24-hour security
• Utilities: Sewer paid (in street); Natural gas available; Electric service (implied)
• Home design: Condominium, attached; Single-story (ground level, no unit above); Front door faces west; Updated/remodeled condition
• Construction: Stucco exterior; Foam roof; Slab foundation; Built year per assessor
• Exterior features: Cul-de-sac lot location; Community-maintained sprinklers; Concrete slab patio; Community pool (heated, fenced, in-ground); Community spa/hot tub (heated, fenced, in-ground); 24-hour security and gated community; Hills view

Interior

• Kitchen: Corian counters; Electric range; Microwave; Refrigerator; Disposal; Dishwasher
• Bedrooms: Two master bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: Two full bathrooms (two master baths)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Foyer entry; Sliding doors; Unfurnished
• Laundry & utility: Washer and dryer in closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $269k.

Deal economics

• At list price, monthly cash flow is $-36 ($-435/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (2.4% below list).
• Meets the 1% rule at list price ($4k rent vs $269k).
• Recommended offer: $261k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 5.1% in Cathedral City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 $3,561/mo this rent would consume 58% 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 39 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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.
• Current owner paid $59k; list at $269k implies a 356% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% 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 $260,930 (3.0% 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 39 days. Have you received any prior offers? Is the seller open to a 3% 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: 1.32% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 6.3

CMA / ARV

• ARV (median comp): $301,865
• List price: $269,000
• Delta: -10.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-44,448
• Equity at exit: $40,109

10-year hold

• IRR: -7.3%
• Equity multiple: 0.53×
• Total profit: $-35,733
• Equity at exit: $23,258

Cash invested: $75,320 (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: 6.3×

Monthly cashflow live

• Estimated rent: $3,561 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$332 /mo · $3,978/yr
• Insurance: −$112
• HOA: −$995
• Vacancy / Maint / Mgmt: −$748
• Net cashflow: $-36

Break-even live

Break-even rent $3,607

Max offer price $262,592

Occupancy floor 96%

Sensitivity live

Price	-10% $116	-5% $40	+0% $-36	+5% $-112	+10% $-189
Rent	-10% $-318	-5% $-177	+0% $-36	+5% $104	+10% $245
Rate	-1.0pp $99	-0.5pp $32	base $-36	+0.5pp $-106	+1.0pp $-177

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28464 Taos Ct Cathedral City, CA	2.0	2.0	1212	$2,100	$1.73	25d	1	0.02mi
28477 Taos Ct Cathedral City, CA	2.0	2.0	1212	$4,000	$3.30	44d	1	0.05mi
28602 Taos Ct Cathedral City, CA	2.0	2.0	1212	$4,000	$3.30	44d	1	0.08mi
28656 Taos Ct Cathedral City, CA	2.0	2.0	1177	$2,200	$1.87	44d	1	0.12mi
67552 N Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	44d	1	0.13mi
28764 Taos Ct Cathedral City, CA	2.0	2.0	1177	$4,400	$3.74	44d	1	0.17mi
28914 Desert Princess Dr Unit 702 Palm Springs, CA	2.0	2.0	1212	$4,200	$3.47	25d	1	0.19mi
67463 Toltec Ct Cathedral City, CA	1.0	2.0	851	$3,500	$4.11	44d	1	0.21mi
28964 Desert Princess Dr Cathedral City, CA	2.0	2.0	1177	$2,700	$2.29	44d	1	0.21mi
28859 Desert Princess Dr Cathedral City, CA	3.0	2.0	1285	$3,700	$2.88	44d	1	0.22mi
28827 Isleta Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	44d	1	0.22mi
28984 Desert Princess Dr Unit 702 Cathedral City, CA	1.0	2.0	851	$3,400	$4.00	44d	1	0.23mi
67553 N Portales Dr Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	44d	1	0.24mi
67553 N Portales Dr Unit 288 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	25d	1	0.24mi
67444 Toltec Ct Cathedral City, CA	2.0	2.0	1212	$3,000	$2.48	4d	1	0.25mi
28920 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	44d	1	0.26mi
67821 N Portales Dr Unit 251 Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	25d	1	0.28mi
67821 N Portales Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	44d	1	0.28mi
67665 Lagos Way Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	44d	1	0.28mi
29118 Desert Princess Dr Unit 702 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	44d	1	0.28mi
67847 N Portales Dr Unit 288 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	44d	1	0.29mi
28868 Isleta Ct Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	44d	1	0.29mi
28868 Isleta Ct Unit 702 Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	25d	1	0.29mi
67595 Lagos Way Cathedral City, CA	3.0	3.0	1285	$3,500	$2.72	44d	1	0.30mi
28763 E Portales Dr Cathedral City, CA	2.0	2.0	984	$4,200	$4.27	8d	1	0.32mi
29017 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$2,395	$2.03	44d	1	0.32mi
67328 Cumbres Ct Unit 702 Cathedral City, CA	1.0	2.0	851	$3,400	$4.00	44d	1	0.34mi
67320 Cumbres Ct Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	44d	1	0.35mi
67240 S Chimayo Dr Unit 702 Cathedral City, CA	1.0	2.0	851	$2,200	$2.59	44d	1	0.39mi
67261 Cumbres Ct Cathedral City, CA	2.0	2.0	984	$4,000	$4.07	44d	1	0.39mi
67232 S Chimayo Dr Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	44d	1	0.39mi
29170 W Laguna Dr Cathedral City, CA	2.0	3.0	1425	$6,000	$4.21	44d	1	0.40mi
29199 E Portales Dr Unit 702 Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	44d	1	0.41mi
67242 Cumbres Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	25d	1	0.42mi
67263 N Chimayo Dr Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	16d	1	0.44mi
67765 Ovante Rd Cathedral City, CA	3.0	2.0	1446	$2,699	$1.87	15d	1	0.45mi
67727 S Natoma Dr Cathedral City, CA	2.0	3.0	1425	$4,500	$3.16	44d	1	0.46mi
67330 W Chimayo Dr Cathedral City, CA	2.0	2.0	1177	$3,300	$2.80	44d	1	0.47mi
29704 W Trancas Dr Cathedral City, CA	2.0	2.5	1425	$6,000	$4.21	44d	1	0.59mi
68080 Risueno Rd Cathedral City, CA	2.0	1.0	800	$2,200	$2.75	16d	1	0.74mi

HOA detail condo

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

Listing history 27 events

1. 2026-06-21
   days on market $269,000 Active 39 DOM
2. 2026-06-18
   days on market $269,000 Active 36 DOM
3. 2026-06-17
   days on market $269,000 Active 35 DOM
4. 2026-06-16
   days on market $269,000 Active 34 DOM
5. 2026-06-15
   days on market $269,000 Active 33 DOM
6. 2026-06-13
   days on market $269,000 Active 31 DOM
7. 2026-06-13
   days on market $269,000 Active 30 DOM
8. 2026-06-09
   days on market $269,000 Active 27 DOM
9. 2026-06-08
   days on market $269,000 Active 26 DOM
10. 2026-06-07
    days on market $269,000 Active 25 DOM
11. 2026-06-04
    days on market $269,000 Active 22 DOM
12. 2026-06-03
    days on market $269,000 Active 21 DOM
13. 2026-06-02
    days on market $269,000 Active 20 DOM
14. 2026-06-01
    days on market $269,000 Active 19 DOM
15. 2026-05-31
    days on market $269,000 Active 18 DOM
16. 2026-05-13
    listed $269,000 Active 1642-char remark
17. 2019-09-18
    historical
18. 2008-03-25
    historical
19. 2008-03-25
    historical
20. 2007-12-28
    price
21. 2007-11-20
    price
22. 2007-10-19
    listed
23. 2007-10-19
    listed $219,000
24. 2007-10-19
    listed
25. 2006-02-19
    historical
26. 2005-10-27
    listed $215,000
27. 1997-02-26
    soldstatus $59,000

ⓘ 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: $3,978 · $332/mo
• Projected year-2 tax: $3,978 · $332/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: $42,729
• − Mortgage interest: −$15,068
• − Property taxes: −$3,978
• − Insurance: −$1,345
• − Repairs & maintenance: −$3,418
• − Management: −$3,418
• − HOA: −$11,940
• − Depreciation: −$7,825
• Taxable loss: −$4,265
• Est. tax savings @ 24.0%: +$1,023
• After-tax cash flow: $588/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

+355.9% since first listed

12 events — show timeline

• 2026-05-13 Listed $269,000 GPSMLS
• 2019-09-18 Listing Removed — GPSMLS
• 2008-03-25 Delisted — PALM
• 2008-03-25 Delisted — PALM
• 2007-12-28 Price Changed — PALM
• 2007-11-20 Price Changed — PALM
• 2007-10-19 Listed — PALM
• 2007-10-19 Listed — PALM
• 2007-10-19 Listed $219,000 GPSMLS
• 2006-02-19 Listing Removed — GPSMLS
• 2005-10-27 Listed $215,000 GPSMLS
• 1997-02-26 Sold (Public Records) $59,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $3,978 · +42.5% YoY. Source: county tax records.