112 Via Valverde · Cathedral City, CA 92234

$149,900

2 bd · 2.0 ba · 1,888 sqft · Manufactured · 17 Days on market

Built 1972 $79/sqft · 10% above area Est $136k · 10% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• ARV discount +2.9/15.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your next home! in Date Palm CC, a guard gated 55+ Active Adult resort community. The community has 18 holes of executive golf plus a restaurant, tennis and pickleball among its many amenities. This almost triple wide just painted 2bed, 2bath + Den 1800+ sq Manuf home is upgraded to include but not limited to new laminate wood flooring, new Stainless Steel appliances, quartz countertops, drywalled throughout, walk-in showers in each bathroom that features upgraded vanities and faucetry plus primary bathroom features a jacuzzi tub. The primary bedroom includes a large walk-in closet and the guest bedroom has a push out for a sitting area. The home has an easy flow throughout with a great room feel. This "on the golf course" move-in ready property also offers fabulous mountain views, an inside Laundry Area with W/ D units, a shed/golf cart garage (includes a freezer and exercise bike), an expansive back patio and a carport that can accommodate up to 3 cars. A special for this home is a leased solar system at about $230/mo. Motivated Seller. Don't Let this Opportunity pass you by. Come See, Make Offer!!

Key facts

• Quartz countertops
• Upgraded vanities
• Walk-in showers

Tags

• GUARD GATED COMMUNITY
• NEW LAMINATE WOOD FLOORING
• NEW STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• WALK-IN SHOWERS
• UPGRADED VANITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.6% 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 44d 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 $3,098/mo this rent would consume 51% 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 $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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $53k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $150k implies a 1774% gain — meaningful room to come down on a strong offer.

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 $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.07% ✓
• Cap rate: 17.59%
• Cash-on-cash: 40.35%
• DSCR: 2.80
• GRM: 4.0

CMA / ARV

• ARV (median comp): $135,992
• List price: $149,900
• Delta: 10.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Estrada Way	0.13mi	2/2.0	1,752 (-7%)	12mo	$85,000	$49	72
207 Marisma Way Way	0.27mi	3/2.0 (+1)	1,820 (-4%)	14mo	$227,000	$125	64
168 Avenida Orontes	0.20mi	3/2.0 (+1)	2,016 (+7%)	24mo	$237,500	$118	55
70 N Paseo Laredo N	0.24mi	2/2.0	2,100 (+11%)	23mo	$175,000	$83	51
451 Paseo Perdido	0.73mi	2/2.0	1,680 (-11%)	3mo	$112,000	$67	45
474 Calle Madrigal	0.74mi	3/2.0 (+1)	2,040 (+8%)	8mo	$85,000	$42	41
329 Coyote	0.56mi	2/2.0	1,616 (-14%)	13mo	$57,500	$36	39
333 Coyote	0.59mi	3/2.0 (+1)	1,620 (-14%)	10mo	$92,000	$57	36
468 Cerritos Way	0.69mi	3/2.0 (+1)	2,016 (+7%)	22mo	$245,000	$122	33
408 S Paseo Laredo	0.65mi	3/2.0 (+1)	1,624 (-14%)	17mo	$190,000	$117	27

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: 37.0%
• Equity multiple: 2.58×
• Total profit: $66,327
• Equity at exit: $22,351

10-year hold

• IRR: 43.8%
• Equity multiple: 5.21×
• Total profit: $176,519
• Equity at exit: $12,961

Cash invested: $41,972 (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: 4.0×

Monthly cashflow live

• Estimated rent: $3,098 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $1,411

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 49%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	43d	1	0.16mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	43d	1	0.17mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	20d	1	0.36mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	21d	1	0.48mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	15d	1	0.50mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	43d	1	0.50mi
250 S Paseo Laredo Cathedral City, CA	2.0	2.0	1600	$1,800	$1.12	12d	1	0.57mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	43d	1	0.59mi
251 S Paseo Laredo Unit 251 Cathedral City, CA	1.0	2.0	1440	$2,550	$1.77	24d	1	0.59mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	43d	1	0.66mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	18d	1	0.67mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	43d	1	0.68mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	43d	1	0.71mi
13 Vista Mirage Way Rancho Mirage, CA	3.0	2.0	2071	$3,700	$1.79	44d	1	0.75mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	43d	1	0.76mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	43d	1	0.82mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	3d	1	0.86mi
507 Desert West Dr Rancho Mirage, CA	3.0	2.0	2265	$8,500	$3.75	43d	1	0.92mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	7d	1	0.97mi
522 Desert West Dr Rancho Mirage, CA	2.0	2.0	1984	$4,500	$2.27	43d	1	1.00mi
41 Lincoln Pl Rancho Mirage, CA	3.0	3.0	2272	$4,900	$2.16	43d	1	1.00mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	43d	1	1.02mi
5 Chandra Ln Rancho Mirage, CA	3.0	2.0	2015	$4,000	$1.99	43d	1	1.03mi
69940 Los Cocos Ct Rancho Mirage, CA	3.0	3.0	2367	$2,900	$1.23	43d	1	1.07mi
37640 Los Cocos Dr E Rancho Mirage, CA	3.0	2.5	2275	$3,000	$1.32	24d	1	1.08mi
22 Calle Escala Rancho Mirage, CA	3.0	2.5	2116	$3,800	$1.80	11d	1	1.11mi
8 Mission Ct Rancho Mirage, CA	2.0	2.0	1540	$2,500	$1.62	18d	1	1.13mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	24d	1	1.15mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	12d	1	1.15mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	43d	1	1.16mi
70170 Sun Valley Dr Rancho Mirage, CA	2.0	2.0	1368	$3,800	$2.78	4d	1	1.17mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	43d	1	1.18mi
37800 Da Vall Dr #12 Rancho Mirage, CA	2.0	2.0	1387	$2,400	$1.73	43d	1	1.21mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	15d	1	1.22mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	43d	1	1.22mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	4d	1	1.22mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	24d	1	1.26mi
37641 Peacock Cir Rancho Mirage, CA	3.0	3.0	2395	$6,500	$2.71	24d	1	1.33mi
624 Hospitality Dr Rancho Mirage, CA	2.0	2.0	2000	$3,295	$1.65	43d	1	1.35mi
23 Tennis Club Dr Rancho Mirage, CA	3.0	2.0	1899	$3,600	$1.90	24d	1	1.37mi

Listing history 32 events

1. 2026-06-18
   days on market $149,900 Active 17 DOM
2. 2026-06-17
   days on market $149,900 Active 16 DOM
3. 2026-06-16
   days on market $149,900 Active 15 DOM
4. 2026-06-15
   days on market $149,900 Active 14 DOM
5. 2026-06-13
   days on market $149,900 Active 12 DOM
6. 2026-06-13
   days on market $149,900 Active 11 DOM
7. 2026-06-09
   days on market $149,900 Active 8 DOM
8. 2026-06-08
   days on market $149,900 Active 7 DOM
9. 2026-06-07
   days on market $149,900 Active 6 DOM
10. 2026-06-04
    days on market $149,900 Active 3 DOM
11. 2026-06-03
    days on market $149,900 Active 2 DOM
12. 2026-06-02
    days on marketlisting id $149,900 Active 1 DOM
13. 2026-05-31
    days on market $149,900 Active 117 DOM
14. 2026-05-15
    price $149,900 1139-char remark

    Show marketing remark (1139 chars)

    Welcome to your next home! in Date Palm CC, a guard gated 55+ Active Adult resort community. The community has 18 holes of executive golf plus a restaurant, tennis and pickleball among its many amenities. This almost triple wide just painted 2bed, 2bath + Den 1800+ sq Manuf home is upgraded to include but not limited to new laminate wood flooring, new Stainless Steel appliances, quartz countertops, drywalled throughout, walk-in showers in each bathroom that features upgraded vanities and faucetry plus primary bathroom features a jacuzzi tub. The primary bedroom includes a large walk-in closet and the guest bedroom has a push out for a sitting area. The home has an easy flow throughout with a great room feel. This "on the golf course" move-in ready property also offers fabulous mountain views, an inside Laundry Area with W/ D units, a shed/golf cart garage (includes a freezer and exercise bike), an expansive back patio and a carport that can accommodate up to 3 cars. A special for this home is a leased solar system at about $230/mo. Motivated Seller. Don't Let this Opportunity pass you by. Come See, Make Offer!!

15. 2026-03-18
    price $187,500 1139-char remark

    Show marketing remark (1139 chars)

    Welcome to your next home! in Date Palm CC, a guard gated 55+ Active Adult resort community. The community has 18 holes of executive golf plus a restaurant, tennis and pickleball among its many amenities. This almost triple wide just painted 2bed, 2bath + Den 1800+ sq Manuf home is upgraded to include but not limited to new laminate wood flooring, new Stainless Steel appliances, quartz countertops, drywalled throughout, walk-in showers in each bathroom that features upgraded vanities and faucetry plus primary bathroom features a jacuzzi tub. The primary bedroom includes a large walk-in closet and the guest bedroom has a push out for a sitting area. The home has an easy flow throughout with a great room feel. This "on the golf course" move-in ready property also offers fabulous mountain views, an inside Laundry Area with W/ D units, a shed/golf cart garage (includes a freezer and exercise bike), an expansive back patio and a carport that can accommodate up to 3 cars. A special for this home is a leased solar system at about $230/mo. Motivated Seller. Don't Let this Opportunity pass you by. Come See, Make Offer!!

16. 2026-02-01
    listed $202,500 Active 1139-char remark

    Show marketing remark (1139 chars)

    Welcome to your next home! in Date Palm CC, a guard gated 55+ Active Adult resort community. The community has 18 holes of executive golf plus a restaurant, tennis and pickleball among its many amenities. This almost triple wide just painted 2bed, 2bath + Den 1800+ sq Manuf home is upgraded to include but not limited to new laminate wood flooring, new Stainless Steel appliances, quartz countertops, drywalled throughout, walk-in showers in each bathroom that features upgraded vanities and faucetry plus primary bathroom features a jacuzzi tub. The primary bedroom includes a large walk-in closet and the guest bedroom has a push out for a sitting area. The home has an easy flow throughout with a great room feel. This "on the golf course" move-in ready property also offers fabulous mountain views, an inside Laundry Area with W/ D units, a shed/golf cart garage (includes a freezer and exercise bike), an expansive back patio and a carport that can accommodate up to 3 cars. A special for this home is a leased solar system at about $230/mo. Motivated Seller. Don't Let this Opportunity pass you by. Come See, Make Offer!!

17. 2020-02-18
    historical Canceled
18. 2019-12-12
    price
19. 2019-11-12
    listed Active
20. 2018-08-09
    soldstatus $8,000 Closed
21. 2018-08-09
    soldstatus $8,000 Closed
22. 2018-07-23
    status Pending
23. 2018-07-18
    status Backup Offers Accepted
24. 2018-07-17
    status Active
25. 2018-06-29
    status Backup Offers Accepted
26. 2018-06-24
    historical Hold
27. 2018-06-20
    status Active
28. 2018-06-05
    status Backup Offers Accepted
29. 2018-04-28
    listed $15,000 Active
30. 2008-11-26
    soldstatus $10,000 Closed
31. 2008-11-26
    soldstatus $10,000
32. 2008-01-07
    listed $10,000

ⓘ 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: $37,172
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$2,974
• − Management: −$2,974
• − Depreciation: −$4,361
• Taxable income: $15,469
• Est. tax owed @ 24.0%: −$3,713
• After-tax cash flow: $13,222/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

+1399.0% since first listed

19 events — show timeline

• 2026-05-15 Price Changed $149,900 TheMLS
• 2026-03-18 Price Changed $187,500 TheMLS
• 2026-02-01 Listed $202,500 TheMLS
• 2020-02-18 Delisted — TheMLS
• 2019-12-12 Price Changed — TheMLS
• 2019-11-12 Listed — TheMLS
• 2018-08-09 Sold (MLS) $8,000 GPSMLS
• 2018-08-09 Sold (MLS) $8,000 GPSMLS
• 2018-07-23 Pending — GPSMLS
• 2018-07-18 Pending — GPSMLS
• 2018-07-17 Relisted — GPSMLS
• 2018-06-29 Pending — GPSMLS
• 2018-06-24 Delisted — GPSMLS
• 2018-06-20 Relisted — GPSMLS
• 2018-06-05 Pending — GPSMLS
• 2018-04-28 Listed $15,000 GPSMLS
• 2008-11-26 Sold (MLS) $10,000 GPSMLS
• 2008-11-26 Sold (MLS) $10,000 GPSMLS
• 2008-01-07 Listed $10,000 GPSMLS