69333 E Palm Canyon Dr #77 · Cathedral City, CA 92234

$125,000

1 bd · 1.0 ba · 400 sqft · Land · 25 Days on market

Built 2018 $240/mo HOA · 13% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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

Newer model (2018), this remarkable unit features quartz countertops, newer appliances, high efficiency dual pane windows, thick insulation, and cold central A/C. Enjoy two all-weather composite decking that never rots, and pool views from both decks, plus a large storage shed and a covered patio perfect for relaxing outdoors. Interior highlights include luxury vinyl plank flooring, tall ceilings, and recessed lighting throughout. Ideal as a second home, seasonal retreat, or investment property. Located in a gated 55+ community in a scenic mountain cove bordering Rancho Mirage, directly across from the pool and just minutes from Palm Springs, a new shopping center, and the new casino.

Key facts

• Quartz countertops
• Pool views
• Tall ceilings

Tags

• QUARTZ COUNTERTOPS
• ALL-WEATHER DECKS
• POOL VIEWS
• COVERED PATIO
• LUXURY VINYL PLANK FLOORING
• TALL CEILINGS

Property features AI

Finance

• Other: Senior community; Short-term rentals allowed
• Financial info: Land lease amount annual: $1,152.24; Land lease purchase: No
• HOA & community: Monthly HOA fee of $240; Association amenities: clubhouse, fitness center, banquet facilities, meeting room, barbecue, guest parking

Exterior

• Parking: 2 total parking spaces; 1 covered space; 1 carport space
• Security: Gated community; Controlled access (community)
• Utilities: Sewer: connected and paid; PUD: No
• Home design: One-story
• Construction: Year built (source: owner)
• Exterior features: Community-managed security; Community pool (gunite) with panoramic mountain views; Detached property; Lease land type

Interior

• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Living Room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $125k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 2 comparable units currently listed for rent nearby; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 30% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $125k implies a 594% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.49% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.73%
• DSCR: 1.74
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.2%
• Equity multiple: 1.32×
• Total profit: $11,349
• Equity at exit: $18,638

10-year hold

• IRR: 17.7%
• Equity multiple: 2.49×
• Total profit: $52,038
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,866 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$39 /mo · $465/yr
• Insurance: −$52
• HOA: −$240
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $488

Break-even live

Break-even rent $1,249

Max offer price $125,000

Occupancy floor 69%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37219 Melrose Dr Cathedral City, CA	—	1.0	300	$1,295	$4.32	43d	1	0.74mi
36291 Corte Aguila Cathedral City, CA	1.0	1.0	250	$1,800	$7.20	43d	1	0.89mi

HOA detail

• Monthly dues: $240 · $2,880/yr
• Likely covers: poolsecurity

Listing history 27 events

1. 2026-06-18
   days on market $125,000 Active 25 DOM
2. 2026-06-17
   days on market $125,000 Active 24 DOM
3. 2026-06-16
   days on market $125,000 Active 23 DOM
4. 2026-06-15
   days on market $125,000 Active 22 DOM
5. 2026-06-13
   days on market $125,000 Active 20 DOM
6. 2026-06-13
   days on market $125,000 Active 19 DOM
7. 2026-06-10
   price $125,000 Active 16 DOM
8. 2026-06-09
   days on market $135,000 Active 16 DOM
9. 2026-06-08
   days on market $135,000 Active 15 DOM
10. 2026-06-07
    days on market $135,000 Active 14 DOM
11. 2026-06-04
    days on market $135,000 Active 11 DOM
12. 2026-06-03
    days on market $135,000 Active 10 DOM
13. 2026-06-02
    days on market $135,000 Active 9 DOM
14. 2026-06-01
    days on market $135,000 Active 8 DOM
15. 2026-05-31
    days on market $135,000 Active 7 DOM
16. 2026-05-24
    listed $135,000 Active
17. 2017-06-21
    soldstatus $18,000
18. 2016-05-12
    historical
19. 2016-02-08
    status Active
20. 2016-01-18
    historical
21. 2016-01-13
    status Active
22. 2015-12-28
    status Pending Sale
23. 2015-12-25
    status Active
24. 2015-12-21
    historical
25. 2015-11-23
    price $28,000
26. 2015-11-11
    listed $35,000 Active
27. 1994-06-20
    soldstatus $10,000

ⓘ 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: $465 · $39/mo
• Projected year-2 tax: $950 · $79/mo
• Expected delta: +$485/yr (+$40/mo · 104.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 8 d/yr ≥109°F today · 22 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: $22,396
• − Mortgage interest: −$7,002
• − Property taxes: −$465
• − Insurance: −$625
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − HOA: −$2,880
• − Depreciation: −$3,636
• Taxable income: $4,205
• Est. tax owed @ 24.0%: −$1,009
• After-tax cash flow: $4,848/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

+1250.0% since first listed

12 events — show timeline

• 2026-05-24 Listed $135,000 GPSMLS
• 2017-06-21 Sold (Public Records) $18,000 Public Records
• 2016-05-12 Listing Removed — CRMLS
• 2016-02-08 Relisted — CRMLS
• 2016-01-18 Listing Removed — CRMLS
• 2016-01-13 Relisted — CRMLS
• 2015-12-28 Pending — CRMLS
• 2015-12-25 Relisted — CRMLS
• 2015-12-21 Listing Removed — CRMLS
• 2015-11-23 Price Changed $28,000 CRMLS
• 2015-11-11 Listed $35,000 CRMLS
• 1994-06-20 Sold (Public Records) $10,000 Public Records

Property tax history

+15.1%/yr

Latest (2014): $465 · +87.8% YoY. Source: county tax records.