69801 Ramon Rd #104 · Cathedral City, CA 92234

$134,900

2 bd · 1.0 ba · 600 sqft · Manufactured · 705 Days on market

Built 1988 1,742 sqft lot $225/sqft · at area comps Est $133k · at est. $455/mo HOA · 21% of rent

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Why this score? — see what drove the B- 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 +28.4/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.8/15.0
• 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! 2 bedroom (utilizing the additional "California Room"!) 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-size 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

• 1,742 sq ft lot
• Community pool
• Built 1988

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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+, 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: Sunny Sands Elementary (721 students, 98% FRL); Nellie N. Coffman Middle (953 students, 98% 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; 2 comparable units currently listed for rent nearby; 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 705 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $110k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 705 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: 1.60% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.85%
• DSCR: 1.62
• GRM: 5.2

CMA / ARV

• ARV (median comp): $132,935
• List price: $134,900
• Delta: 1.48%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69801 Ramon #93	0.03mi	1/1.0 (-1)	600 (0%)	1mo	$165,000	$275	93
69801 Ramon Rd #343	0.12mi	1/1.0 (-1)	600 (0%)	1mo	$119,000	$198	88
69801 Ramon #319	0.13mi	1/1.0 (-1)	600 (0%)	1mo	$150,000	$250	88
69801 Ramon Rd #15	0.13mi	2/1.0	600 (0%)	8mo	$130,000	$217	88
69801 Ramon Rd #365	0.14mi	1/1.0 (-1)	600 (0%)	5mo	$110,000	$183	85
69801 Ramon Rd #369	0.13mi	1/1.0 (-1)	600 (0%)	6mo	$153,000	$255	84
69801 Ramon Rd #4	0.16mi	1/1.0 (-1)	600 (0%)	7mo	$135,000	$225	82
69801 Ramon Rd #236	0.09mi	2/1.0	600 (0%)	18mo	$195,000	$325	81
69801 Ramon Rd #94	0.03mi	1/1.0 (-1)	600 (0%)	17mo	$117,000	$195	80
69801 Ramon Rd #19	0.15mi	2/1.0	600 (0%)	21mo	$135,000	$225	76
69801 Ramon Rd #36	0.10mi	1/1.0 (-1)	600 (0%)	20mo	$117,000	$195	74

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: 4.5%
• Equity multiple: 1.18×
• Total profit: $6,627
• Equity at exit: $20,114

10-year hold

• IRR: 14.4%
• Equity multiple: 2.18×
• Total profit: $44,476
• Equity at exit: $11,664

Cash invested: $37,772 (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: 529
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,159 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$56
• HOA: −$455
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $436

Break-even live

Break-even rent $1,607

Max offer price $134,900

Occupancy floor 75%

Sensitivity live

Price	-10% $512	-5% $474	+0% $436	+5% $398	+10% $360
Rent	-10% $265	-5% $351	+0% $436	+5% $521	+10% $607
Rate	-1.0pp $504	-0.5pp $470	base $436	+0.5pp $401	+1.0pp $365

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69801 Ramon Rd #115 Cathedral City, CA	1.0	1.0	600	$1,600	$2.67	16d	1	0.05mi
32200 Cathedral Canyon Dr #31 Cathedral City, CA	1.0	1.0	740	$1,550	$2.09	26d	1	1.18mi

HOA detail

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

Listing history 24 events

1. 2026-06-21
   days on market $134,900 Active 705 DOM
2. 2026-06-18
   days on market $134,900 Active 702 DOM
3. 2026-06-17
   days on market $134,900 Active 701 DOM
4. 2026-06-16
   days on market $134,900 Active 700 DOM
5. 2026-06-15
   days on market $134,900 Active 699 DOM
6. 2026-06-13
   days on market $134,900 Active 697 DOM
7. 2026-06-13
   days on market $134,900 Active 696 DOM
8. 2026-06-09
   days on market $134,900 Active 693 DOM
9. 2026-06-08
   days on market $134,900 Active 692 DOM
10. 2026-06-07
    days on market $134,900 Active 691 DOM
11. 2026-06-04
    days on market $134,900 Active 688 DOM
12. 2026-06-03
    days on market $134,900 Active 687 DOM
13. 2026-06-02
    days on market $134,900 Active 686 DOM
14. 2026-06-01
    days on market $134,900 Active 685 DOM
15. 2026-05-31
    days on market $134,900 Active 684 DOM
16. 2025-07-21
    price $134,900 1199-char remark

    Show marketing remark (1199 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! 2 bedroom (utilizing the additional "California Room"!) 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-size 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. 2024-07-16
    listed $139,900 Active 1199-char remark

    Show marketing remark (1199 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! 2 bedroom (utilizing the additional "California Room"!) 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-size 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. 2024-05-15
    historical
19. 2023-11-14
    listed $139,900 Active
20. 2019-08-23
    soldstatus $110,000 Closed
21. 2019-08-23
    soldstatus $110,000 Sold
22. 2019-08-23
    soldstatus $110,000
23. 2019-03-18
    historical Backup Offers Accepted
24. 2018-11-05
    listed $125,000 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: $613 · $51/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$412/yr (+$34/mo · 67.2%)

ⓘ 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 5 d/yr ≥113°F today · 15 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: $25,909
• − Mortgage interest: −$7,556
• − Property taxes: −$613
• − Insurance: −$674
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − HOA: −$5,460
• − Depreciation: −$3,924
• Taxable income: $3,536
• Est. tax owed @ 24.0%: −$849
• After-tax cash flow: $4,383/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

+7.9% since first listed

9 events — show timeline

• 2025-07-21 Price Changed $134,900 CRMLS
• 2024-07-16 Listed $139,900 CRMLS
• 2024-05-15 Listing Removed — GPSMLS
• 2023-11-14 Listed $139,900 GPSMLS
• 2019-08-23 Sold (Public Records) $110,000 Public Records
• 2019-08-23 Sold (MLS) $110,000 GPSMLS
• 2019-08-23 Sold (MLS) $110,000 GPSMLS
• 2019-03-18 Contingent — GPSMLS
• 2018-11-05 Listed $125,000 GPSMLS

Property tax history

-4.6%/yr

Latest (2014): $613 · -2.1% YoY. Source: county tax records.