393 Standing Bear · Cathedral City, CA 92234

$99,000

3 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 94 Days on market

Built 1969 2,850 sqft lot $72/sqft · 11% below area Est $111k · 11% under ↓ 17% since listing

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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 +30.0/30.0
• ARV discount +12.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Check out this nicely updated Royal Palms Mobile in Central Cathedral City. This 1969 Royal Lancer Model has 2 Bedrooms & 2 Baths featuring a large corner lot with extra parking. As you enter, you have a nice Sun room that leads to the 1368 sq. feet of living space. The Dual Pane windows were replaced in '22 and 3 Split A/C units installed in '23. The exterior has been painted in 2026 ! There is a large combo Living Room and Dining Room area, which leads to the galley kitchen with a full array of white appliances. The original Formica countertops are in excellent shape. The flooring has been replaced with a rich and warm laminate throughout. The rear oversized Primary Suite has dual sinks and a nice walk-in shower. The guest bedroom has closet space and separate bath with step-in shower. There is a full-sized Washer/Dryer in Hall closet. The new foam roof has been installed recently and there is ample parking for two cars of off street parking in carport. There are also two storage sheds for extra storage needs. Royal Palms monthly lot rent starts around $890 and will need to qualify as a resident with Application from the onsite office. There are many onsite amenities to include putting green, sports courts, shuffleboard lanes, clubhouse with pool and spa. This property is being sold furnished per inventory, priced well to sell so Make an OFFER !!

Key facts

• Split a/c units
• Large corner lot
• Galley kitchen

Tags

• LARGE CORNER LOT
• SUN ROOM
• DUAL PANE WINDOWS
• SPLIT A/C UNITS
• PAINTED EXTERIOR
• GALLEY KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.9% 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 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $2,813/mo this rent would consume 46% 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 $684 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.84% ✓
• Cap rate: 24.94%
• Cash-on-cash: 66.59%
• DSCR: 3.96
• GRM: 2.9

CMA / ARV

• ARV (median comp): $110,659
• List price: $99,000
• Delta: -10.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
392 Standing Bear	0.01mi	2/2.0 (-1)	1,368 (0%)	2mo	$113,000	$83	92
493 Prairie	0.03mi	3/2.0	1,344 (-2%)	5mo	$189,000	$141	92
89 Armenia Dr	0.19mi	2/2.0 (-1)	1,416 (+4%)	3mo	$177,000	$125	77
257 Wolf	0.24mi	2/2.0 (-1)	1,440 (+5%)	3mo	$75,000	$52	73
244 Settles Dr	0.29mi	2/2.0 (-1)	1,440 (+5%)	1mo	$135,000	$94	72
24 Mesa View Dr	0.31mi	2/2.0 (-1)	1,440 (+5%)	2mo	$68,000	$47	70
316 Little Deer	0.29mi	2/2.0 (-1)	1,440 (+5%)	5mo	$70,000	$49	69
264 Wolf	0.31mi	2/2.0 (-1)	1,248 (-9%)	4mo	$74,000	$59	62
162 Hilligoss Dr	0.32mi	2/2.0 (-1)	1,504 (+10%)	3mo	$66,000	$44	60
234 Settles Dr	0.35mi	2/2.0 (-1)	1,512 (+10%)	3mo	$117,000	$77	59
263 Coble Dr	0.36mi	2/2.0 (-1)	1,512 (+10%)	5mo	$119,900	$79	56
221 Settles Dr	0.37mi	2/2.0 (-1)	1,512 (+10%)	5mo	$149,000	$99	56

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: 66.1%
• Equity multiple: 3.98×
• Total profit: $82,593
• Equity at exit: $14,761

10-year hold

• IRR: 70.5%
• Equity multiple: 8.24×
• Total profit: $200,817
• Equity at exit: $8,560

Cash invested: $27,720 (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: 2.9×

Monthly cashflow live

• Estimated rent: $2,813 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $1,538

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,607	-5% $1,572	+0% $1,538	+5% $1,504	+10% $1,470
Rent	-10% $1,316	-5% $1,427	+0% $1,538	+5% $1,649	+10% $1,760
Rate	-1.0pp $1,588	-0.5pp $1,563	base $1,538	+0.5pp $1,513	+1.0pp $1,486

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	3d	1	0.25mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	18d	1	0.27mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	8d	1	0.33mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	44d	1	0.33mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	44d	1	0.34mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	15d	1	0.36mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	44d	1	0.36mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	22d	1	0.38mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	14d	1	0.49mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	11d	1	0.49mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	22d	1	0.49mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	44d	1	0.49mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	44d	1	0.52mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	25d	1	0.58mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	21d	1	0.58mi
33865 Cathedral Canyon Dr Cathedral City, CA	4.0	3.0	1714	$3,300	$1.93	25d	1	0.60mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	44d	1	0.60mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	15d	1	0.60mi
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	44d	1	0.63mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	44d	1	0.67mi
33909 Navajo Trl Cathedral City, CA	4.0	2.0	1684	$3,400	$2.02	44d	1	0.68mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	19d	1	0.71mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	5d	1	0.71mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	44d	1	0.72mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	18d	1	0.72mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	22d	1	0.72mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	44d	1	0.73mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	44d	1	0.73mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	25d	1	0.76mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	44d	1	0.86mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	44d	1	0.89mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	44d	1	0.89mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	25d	1	0.99mi
6134 Arroyo Rd #6 Palm Springs, CA	4.0	2.5	1551	$3,500	$2.26	44d	1	1.16mi
32771 Whispering Palms Trl Cathedral City, CA	4.0	2.0	1600	$2,900	$1.81	44d	1	1.16mi
32150 Aurora Vista Rd Unit C Cathedral City, CA	2.0	1.0	1100	$2,395	$2.18	44d	1	1.26mi
32150 Aurora Vista Rd Cathedral City, CA	2.0	1.0	1100	$2,195	$2.00	44d	1	1.26mi
2010 Lawrence Crossley Rd Unit 8 Palm Springs, CA	2.0	1.5	993	$1,895	$1.91	14d	1	1.28mi
26 Pueblo Vista Dr Palm Springs, CA	3.0	2.0	1487	$3,200	$2.15	44d	1	1.31mi
5951 Montecito Dr #5 Palm Springs, CA	3.0	2.5	1551	$2,300	$1.48	44d	1	1.31mi

Listing history 17 events

1. 2026-06-18
   days on market $99,000 Active 94 DOM
2. 2026-06-17
   days on market $99,000 Active 93 DOM
3. 2026-06-16
   days on market $99,000 Active 92 DOM
4. 2026-06-15
   days on market $99,000 Active 91 DOM
5. 2026-06-13
   days on market $99,000 Active 89 DOM
6. 2026-06-13
   days on market $99,000 Active 88 DOM
7. 2026-06-09
   days on market $99,000 Active 85 DOM
8. 2026-06-08
   days on market $99,000 Active 84 DOM
9. 2026-06-07
   days on market $99,000 Active 83 DOM
10. 2026-06-04
    days on market $99,000 Active 80 DOM
11. 2026-06-03
    days on market $99,000 Active 79 DOM
12. 2026-06-02
    days on market $99,000 Active 78 DOM
13. 2026-06-01
    days on market $99,000 Active 77 DOM
14. 2026-05-31
    days on market $99,000 Active 76 DOM
15. 2026-05-05
    price $99,000 1378-char remark

    Show marketing remark (1378 chars)

    Check out this nicely updated Royal Palms Mobile in Central Cathedral City. This 1969 Royal Lancer Model has 2 Bedrooms & 2 Baths featuring a large corner lot with extra parking. As you enter, you have a nice Sun room that leads to the 1368 sq. feet of living space. The Dual Pane windows were replaced in '22 and 3 Split A/C units installed in '23. The exterior has been painted in 2026 ! There is a large combo Living Room and Dining Room area, which leads to the galley kitchen with a full array of white appliances. The original Formica countertops are in excellent shape. The flooring has been replaced with a rich and warm laminate throughout. The rear oversized Primary Suite has dual sinks and a nice walk-in shower. The guest bedroom has closet space and separate bath with step-in shower. There is a full-sized Washer/Dryer in Hall closet. The new foam roof has been installed recently and there is ample parking for two cars of off street parking in carport. There are also two storage sheds for extra storage needs. Royal Palms monthly lot rent starts around $890 and will need to qualify as a resident with Application from the onsite office. There are many onsite amenities to include putting green, sports courts, shuffleboard lanes, clubhouse with pool and spa. This property is being sold furnished per inventory, priced well to sell so Make an OFFER !!

16. 2026-04-03
    price $109,000 1378-char remark

    Show marketing remark (1378 chars)

    Check out this nicely updated Royal Palms Mobile in Central Cathedral City. This 1969 Royal Lancer Model has 2 Bedrooms & 2 Baths featuring a large corner lot with extra parking. As you enter, you have a nice Sun room that leads to the 1368 sq. feet of living space. The Dual Pane windows were replaced in '22 and 3 Split A/C units installed in '23. The exterior has been painted in 2026 ! There is a large combo Living Room and Dining Room area, which leads to the galley kitchen with a full array of white appliances. The original Formica countertops are in excellent shape. The flooring has been replaced with a rich and warm laminate throughout. The rear oversized Primary Suite has dual sinks and a nice walk-in shower. The guest bedroom has closet space and separate bath with step-in shower. There is a full-sized Washer/Dryer in Hall closet. The new foam roof has been installed recently and there is ample parking for two cars of off street parking in carport. There are also two storage sheds for extra storage needs. Royal Palms monthly lot rent starts around $890 and will need to qualify as a resident with Application from the onsite office. There are many onsite amenities to include putting green, sports courts, shuffleboard lanes, clubhouse with pool and spa. This property is being sold furnished per inventory, priced well to sell so Make an OFFER !!

17. 2026-03-15
    listed $119,000 Active 1378-char remark

    Show marketing remark (1378 chars)

    Check out this nicely updated Royal Palms Mobile in Central Cathedral City. This 1969 Royal Lancer Model has 2 Bedrooms & 2 Baths featuring a large corner lot with extra parking. As you enter, you have a nice Sun room that leads to the 1368 sq. feet of living space. The Dual Pane windows were replaced in '22 and 3 Split A/C units installed in '23. The exterior has been painted in 2026 ! There is a large combo Living Room and Dining Room area, which leads to the galley kitchen with a full array of white appliances. The original Formica countertops are in excellent shape. The flooring has been replaced with a rich and warm laminate throughout. The rear oversized Primary Suite has dual sinks and a nice walk-in shower. The guest bedroom has closet space and separate bath with step-in shower. There is a full-sized Washer/Dryer in Hall closet. The new foam roof has been installed recently and there is ample parking for two cars of off street parking in carport. There are also two storage sheds for extra storage needs. Royal Palms monthly lot rent starts around $890 and will need to qualify as a resident with Application from the onsite office. There are many onsite amenities to include putting green, sports courts, shuffleboard lanes, clubhouse with pool and spa. This property is being sold furnished per inventory, priced well to sell so Make an OFFER !!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $33,758
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,701
• − Management: −$2,701
• − Depreciation: −$2,880
• Taxable income: $17,951
• Est. tax owed @ 24.0%: −$4,308
• After-tax cash flow: $14,150/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

-16.8% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $99,000 GPSMLS
• 2026-04-03 Price Changed $109,000 GPSMLS
• 2026-03-15 Listed $119,000 GPSMLS

Property tax history

+5.2%/yr

Latest (2025): $146 · -1.0% YoY. Source: county tax records.