28 Mecca Drive Plan · Cathedral City, CA 92234

$169,995

3 bd · 2.0 ba · 1,352 sqft · Manufactured · 459 Days on market

Excellent condition $126/sqft · 107% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New 2025 Clayton Trade name Johnny B Goode 3 bedroom, 2 baths. Double wide home 26 X 52 1352 sq. ft. se. is (Approximate). Nice size pantry, Appliances Include Stainless Steel Fridge, dishwasher, Range/oven, Micro wave, A/C & Heating. Open Kitchen with an eat Island. Located in Caliente Sands 35100 Date Palm Drive, Cathedral City CA 92234. 55+ Community. Community Home has Beautiful mountain views Community offers many activities, Clubhouse, Full Kitchen, Library, Pool, Spa, Sauna, Laundry Facility, dog park for the enjoyment of your pets. Call us today for an appointment to view this beautiful home. this home will not last! * Photos are for illustrative purposes until actual images of home are available.

Key facts

• Nice size pantry
• Full kitchen
• Clubhouse

Tags

• NICE SIZE PANTRY
• STAINLESS STEEL FRIDGE
• OPEN KITCHEN
• BEAUTIFUL MOUNTAIN VIEWS
• CLUBHOUSE
• FULL KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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+, 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: Cathedral City Elementary (math 12% / reading 24%, grade F, #1,322 of 1,571 statewide, top 85%, 653 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $2,852/mo this rent would consume 47% 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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 459 days — a 12% lower offer ($150k) 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 $149,595 (12.0% below list)

Questions for the listing agent

1. It's been on market 459 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.68% ✓
• Cap rate: 13.91%
• Cash-on-cash: 27.19%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (median comp): $81,977
• List price: $169,995
• Delta: 107.37%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Mesa View Dr	0.06mi	2/2.0 (-1)	1,440 (+6%)	2mo	$68,000	$47	79
392 Standing Bear	0.28mi	2/2.0 (-1)	1,368 (+1%)	2mo	$113,000	$83	78
257 Wolf	0.14mi	2/2.0 (-1)	1,440 (+6%)	3mo	$75,000	$52	75
89 Armenia Dr	0.47mi	2/2.0 (-1)	1,416 (+5%)	3mo	$177,000	$125	62
244 Settles Dr	0.57mi	2/2.0 (-1)	1,440 (+6%)	1mo	$135,000	$94	57
153 Estrada Way	0.63mi	2/2.0 (-1)	1,440 (+6%)	1mo	$46,500	$32	54
126 Via Valverde	0.59mi	2/2.0 (-1)	1,440 (+6%)	2mo	$179,500	$125	54
35 N Paseo Laredo	0.60mi	2/2.0 (-1)	1,440 (+6%)	4mo	$157,000	$109	53
67 Paseo Laredo North	0.66mi	2/2.0 (-1)	1,440 (+6%)	1mo	$55,000	$38	53
32 Coble Dr	0.44mi	2/1.5 (-1)	1,152 (-15%)	1mo	$155,000	$135	47
162 Hilligoss Dr	0.60mi	2/2.0 (-1)	1,504 (+11%)	3mo	$66,000	$44	46
234 Settles Dr	0.63mi	2/2.0 (-1)	1,512 (+12%)	3mo	$117,000	$77	44

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: 21.4%
• Equity multiple: 1.88×
• Total profit: $41,811
• Equity at exit: $25,347

10-year hold

• IRR: 29.7%
• Equity multiple: 3.68×
• Total profit: $127,630
• Equity at exit: $14,698

Cash invested: $47,599 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,852 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $1,078

Break-even live

Break-even rent $1,487

Max offer price $169,995

Occupancy floor 57%

Sensitivity live

Price	-10% $1,196	-5% $1,137	+0% $1,078	+5% $1,020	+10% $961
Rent	-10% $853	-5% $966	+0% $1,078	+5% $1,191	+10% $1,304
Rate	-1.0pp $1,164	-0.5pp $1,122	base $1,078	+0.5pp $1,034	+1.0pp $990

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: $42,499
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	23d	1	0.16mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	19d	1	0.18mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	45d	1	0.23mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	16d	1	0.23mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	4d	1	0.32mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	22d	1	0.42mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	45d	1	0.46mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	45d	1	0.47mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	45d	1	0.47mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	9d	1	0.50mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	45d	1	0.53mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	45d	1	0.64mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	45d	1	0.65mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	45d	1	0.66mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	20d	1	0.66mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	12d	1	0.67mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	15d	1	0.67mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	23d	1	0.67mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	45d	1	0.68mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	45d	1	0.69mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	19d	1	0.73mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	23d	1	0.73mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	26d	1	0.76mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	16d	1	0.78mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	45d	1	0.78mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	26d	1	0.78mi
33865 Cathedral Canyon Dr Cathedral City, CA	4.0	3.0	1714	$3,300	$1.93	26d	1	0.82mi
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	45d	1	0.84mi
33909 Navajo Trl Cathedral City, CA	4.0	2.0	1684	$3,400	$2.02	45d	1	0.90mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	6d	1	0.92mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	45d	1	0.96mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	45d	1	0.96mi
250 S Paseo Laredo Cathedral City, CA	2.0	2.0	1600	$1,800	$1.12	14d	1	1.10mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	45d	1	1.12mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	26d	1	1.22mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	14d	1	1.30mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	26d	1	1.30mi
6134 Arroyo Rd #6 Palm Springs, CA	4.0	2.5	1551	$3,500	$2.26	45d	1	1.31mi
8 Mission Ct Rancho Mirage, CA	2.0	2.0	1540	$2,500	$1.62	20d	1	1.31mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	6d	1	1.32mi

Listing history 16 events

1. 2026-06-21
   days on market $169,995 Active 459 DOM
2. 2026-06-18
   days on market $169,995 Active 456 DOM
3. 2026-06-17
   days on market $169,995 Active 455 DOM
4. 2026-06-16
   days on market $169,995 Active 454 DOM
5. 2026-06-15
   days on market $169,995 Active 453 DOM
6. 2026-06-13
   days on market $169,995 Active 451 DOM
7. 2026-06-13
   days on market $169,995 Active 450 DOM
8. 2026-06-09
   days on market $169,995 Active 447 DOM
9. 2026-06-08
   days on market $169,995 Active 446 DOM
10. 2026-06-07
    days on market $169,995 Active 445 DOM
11. 2026-06-04
    days on market $169,995 Active 442 DOM
12. 2026-06-03
    days on market $169,995 Active 441 DOM
13. 2026-06-02
    days on market $169,995 Active 440 DOM
14. 2026-06-01
    days on market $169,995 Active 439 DOM
15. 2026-05-31
    days on market $169,995 Active 438 DOM
16. 2025-03-19
    listed $169,995 Active 721-char remark

    Show marketing remark (721 chars)

    New 2025 Clayton Trade name Johnny B Goode 3 bedroom, 2 baths. Double wide home 26 X 52 1352 sq. ft. se. is (Approximate). Nice size pantry, Appliances Include Stainless Steel Fridge, dishwasher, Range/oven, Micro wave, A/C & Heating. Open Kitchen with an eat Island. Located in Caliente Sands 35100 Date Palm Drive, Cathedral City CA 92234. 55+ Community. Community Home has Beautiful mountain views Community offers many activities, Clubhouse, Full Kitchen, Library, Pool, Spa, Sauna, Laundry Facility, dog park for the enjoyment of your pets. Call us today for an appointment to view this beautiful home. this home will not last! * Photos are for illustrative purposes until actual images of home are available.

ⓘ 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: $34,225
• − Mortgage interest: −$9,522
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,738
• − Management: −$2,738
• − Depreciation: −$4,945
• Taxable income: $10,882
• Est. tax owed @ 24.0%: −$2,612
• After-tax cash flow: $10,329/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.

Condition & rehab AI · 3 photos

Excellent 100/100 None rehab

This manufactured home is in excellent condition with no visible repairs or maintenance needed. It offers a modern kitchen, well-maintained exterior, and a clean interior. Upgrades in paint, landscaping, and smart home features can further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Upgrading the kitchen appliances — Modernizing the kitchen can increase both resale and rental value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by attracting tech-savvy buyers/tenants.
• Both Upgrading the flooring in the bathrooms — Upgrading the flooring can improve the overall aesthetic and functionality of the bathrooms, increasing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modernizing the kitchen can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by attracting tech-savvy buyers/tenants. ↑
• Both Upgrading the flooring in the bathrooms — Upgrading the flooring can improve the overall aesthetic and functionality of the bathrooms, increasing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2025-03-19 Listed $169,995 Zillow