69801 Ramon #341 · Cathedral City, CA 92234

$109,900

1 bd · 1.0 ba · 400 sqft · Manufactured · 253 Days on market

Built 1990 $275/sqft · 75% above area $455/mo HOA · 26% of rent

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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 +25.7/30.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 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

Must See Park Model in the highly sought after 55+ Seasonal Living "Desert Shadows RV Resort"! You Own Land! Grant Deed Lot with Water, Cable, Trash, and common area included in HOA! Amazing amenities in this fabulous oasis! 2 large & well-maintained clubhouses plus 3 additional satellite clubhouses, An indoor pool with a large spa and sauna, An olympic-length (unofficial width) lap pool, A total of 6 pools, 5 spas and 3 saunas, Sunken, lighted tennis courts, 8 Pickle-ball courts, An indoor shuffleboard pavilion, 16,000-square foot San Jacinto room with floating hardwood dance floor, and a professional stage, plus a large kitchen, A 3,000-square foot “Our Gang” party room and lounge with a giant fireplace and kitchen, A huge party terrace with mountain views, A fully equipped fitness center, A dance studio, Library, Billiards room, Horseshoe pits, Several laundries, restrooms and bath facilities, Card & hobby rooms with Pottery Kiln, A putting green, Organized fitness activities, Daily activities including dances, dinners and entertainment, Wi-Fi and wired broadband Internet access. Close to everything!

Key facts

• Pickle-ball courts
• Clubhouses
• Lap pool

Tags

• DESERT SHADOWS RV RESORT
• CLUBHOUSES
• INDOOR POOL
• LAP POOL
• LIGHTED TENNIS COURTS
• PICKLE-BALL COURTS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $110k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 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: 1.59% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.26%
• DSCR: 1.46
• GRM: 5.2

CMA / ARV

• ARV (median comp): $62,968
• List price: $109,900
• Delta: 74.53%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69801 Ramon #8	0.24mi	1/1.0	400 (0%)	2mo	$95,000	$238	87
69801 Ramon Rd #118	0.08mi	1/1.0	400 (0%)	17mo	$153,000	$383	82

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-424
• Equity at exit: $16,386

10-year hold

• IRR: 9.8%
• Equity multiple: 1.77×
• Total profit: $23,796
• Equity at exit: $9,502

Cash invested: $30,772 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,746 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$39 /mo · $471/yr
• Insurance: −$46
• HOA: −$455
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $263

Break-even live

Break-even rent $1,413

Max offer price $109,900

Occupancy floor 80%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $455 · $5,460/yr
• Likely covers: watertrashinternetcablepoolgym

Listing history 20 events

1. 2026-06-18
   days on market $109,900 Active 253 DOM
2. 2026-06-17
   days on market $109,900 Active 252 DOM
3. 2026-06-16
   days on market $109,900 Active 251 DOM
4. 2026-06-15
   days on market $109,900 Active 250 DOM
5. 2026-06-13
   days on market $109,900 Active 248 DOM
6. 2026-06-13
   days on market $109,900 Active 247 DOM
7. 2026-06-09
   days on market $109,900 Active 244 DOM
8. 2026-06-08
   days on market $109,900 Active 243 DOM
9. 2026-06-07
   days on market $109,900 Active 242 DOM
10. 2026-06-04
    days on market $109,900 Active 239 DOM
11. 2026-06-03
    days on market $109,900 Active 238 DOM
12. 2026-06-02
    days on market $109,900 Active 237 DOM
13. 2026-06-01
    days on market $109,900 Active 236 DOM
14. 2026-05-31
    days on market $109,900 Active 235 DOM
15. 2026-03-02
    price $109,900 1155-char remark

    Show marketing remark (1155 chars)

    Must See Park Model in the highly sought after 55+ Seasonal Living "Desert Shadows RV Resort"! You Own Land! Grant Deed Lot with Water, Cable, Trash, and common area included in HOA! Amazing amenities in this fabulous oasis! 2 large & well-maintained clubhouses plus 3 additional satellite clubhouses, An indoor pool with a large spa and sauna, An olympic-length (unofficial width) lap pool, A total of 6 pools, 5 spas and 3 saunas, Sunken, lighted tennis courts, 8 Pickle-ball courts, An indoor shuffleboard pavilion, 16,000-square foot San Jacinto room with floating hardwood dance floor, and a professional stage, plus a large kitchen, A 3,000-square foot “Our Gang” party room and lounge with a giant fireplace and kitchen, A huge party terrace with mountain views, A fully equipped fitness center, A dance studio, Library, Billiards room, Horseshoe pits, Several laundries, restrooms and bath facilities, Card & hobby rooms with Pottery Kiln, A putting green, Organized fitness activities, Daily activities including dances, dinners and entertainment, Wi-Fi and wired broadband Internet access. Close to everything!

16. 2026-02-14
    price $119,900 1155-char remark

    Show marketing remark (1155 chars)

    Must See Park Model in the highly sought after 55+ Seasonal Living "Desert Shadows RV Resort"! You Own Land! Grant Deed Lot with Water, Cable, Trash, and common area included in HOA! Amazing amenities in this fabulous oasis! 2 large & well-maintained clubhouses plus 3 additional satellite clubhouses, An indoor pool with a large spa and sauna, An olympic-length (unofficial width) lap pool, A total of 6 pools, 5 spas and 3 saunas, Sunken, lighted tennis courts, 8 Pickle-ball courts, An indoor shuffleboard pavilion, 16,000-square foot San Jacinto room with floating hardwood dance floor, and a professional stage, plus a large kitchen, A 3,000-square foot “Our Gang” party room and lounge with a giant fireplace and kitchen, A huge party terrace with mountain views, A fully equipped fitness center, A dance studio, Library, Billiards room, Horseshoe pits, Several laundries, restrooms and bath facilities, Card & hobby rooms with Pottery Kiln, A putting green, Organized fitness activities, Daily activities including dances, dinners and entertainment, Wi-Fi and wired broadband Internet access. Close to everything!

17. 2025-10-08
    listed $149,900 Active 1155-char remark

    Show marketing remark (1155 chars)

    Must See Park Model in the highly sought after 55+ Seasonal Living "Desert Shadows RV Resort"! You Own Land! Grant Deed Lot with Water, Cable, Trash, and common area included in HOA! Amazing amenities in this fabulous oasis! 2 large & well-maintained clubhouses plus 3 additional satellite clubhouses, An indoor pool with a large spa and sauna, An olympic-length (unofficial width) lap pool, A total of 6 pools, 5 spas and 3 saunas, Sunken, lighted tennis courts, 8 Pickle-ball courts, An indoor shuffleboard pavilion, 16,000-square foot San Jacinto room with floating hardwood dance floor, and a professional stage, plus a large kitchen, A 3,000-square foot “Our Gang” party room and lounge with a giant fireplace and kitchen, A huge party terrace with mountain views, A fully equipped fitness center, A dance studio, Library, Billiards room, Horseshoe pits, Several laundries, restrooms and bath facilities, Card & hobby rooms with Pottery Kiln, A putting green, Organized fitness activities, Daily activities including dances, dinners and entertainment, Wi-Fi and wired broadband Internet access. Close to everything!

18. 2018-05-25
    soldstatus $34,500
19. 1998-09-16
    soldstatus $47,000
20. 1990-07-05
    soldstatus $27,500

ⓘ 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: $471 · $39/mo
• Projected year-2 tax: $835 · $70/mo
• Expected delta: +$364/yr (+$30/mo · 77.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥113°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,953
• − Mortgage interest: −$6,156
• − Property taxes: −$471
• − Insurance: −$550
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − HOA: −$5,460
• − Depreciation: −$3,197
• Taxable income: $1,767
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $2,732/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

+299.6% since first listed

6 events — show timeline

• 2026-03-02 Price Changed $109,900 CRMLS
• 2026-02-14 Price Changed $119,900 CRMLS
• 2025-10-08 Listed $149,900 CRMLS
• 2018-05-25 Sold (Public Records) $34,500 Public Records
• 1998-09-16 Sold (Public Records) $47,000 Public Records
• 1990-07-05 Sold (Public Records) $27,500 Public Records

Property tax history

+1.2%/yr

Latest (2014): $471 · -1.6% YoY. Source: county tax records.