67433 N Chimayo Dr · Cathedral City, CA 92234

$208,000

1 bd · 2.0 ba · 851 sqft · Condo public records · 260 Days on market

Built 1985 $244/sqft · 17% below area Est $251k · 17% under $995/mo HOA · 33% of rent

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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 +15.4/30.0
• ARV discount +15.0/15.0
• 1% rule +9.6/10.0
• DSCR +4.7/10.0
• 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

Western Mountain View you can enjoy living in this fabulous 1 bedroom, 2 full bath condo. Located at The Desert Princess Country Club! With a fabulous Western Mountain view, Close to the pool. . Updated appliances, all tile flooring! Just steps away, you can splash into the pool or unwind in the spa! Location is Fabulous and the neighbors are even better!. Extended Land Lease to 2069, a $30,000 savings to buyer! Stackable washer/dryer and single car detached garage. .. Would make an excellent seasonal rental. .. Monthly ground rent is low . The Desert Princess has an affordable 27-hole PGA Championship golf course, no Tee-time lotteries, no initiation fees, rated among the best in the valley by GOLF DIGEST. This quiet community is away from the noise yet minutes from everything that is in Palm Springs; restaurants, shopping, casinos, an international airport, the Tramway, Art Museums, Theaters, Acrisure Arena and the Street Fair! Easy to show

Key facts

• Updated appliances
• Spa
• Pool

Tags

• WESTERN MOUNTAIN VIEW
• POOL
• SPA
• UPDATED APPLIANCES
• TILE FLOORING
• QUIET COMMUNITY

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $208k.

Deal economics

• At list price, monthly cash flow is $79 ($952/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $208k).
• Recommended offer: $183k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $3,029/mo this rent would consume 49% 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 $6k 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.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y ago; this cycle's ask has dropped $36k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $208k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.46% ✓
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 5.7

CMA / ARV

• ARV (median comp): $250,541
• List price: $208,000
• Delta: -16.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-27,396
• Equity at exit: $31,013

10-year hold

• IRR: -3.0%
• Equity multiple: 0.79×
• Total profit: $-12,205
• Equity at exit: $17,984

Cash invested: $58,240 (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: 5.7×

Monthly cashflow live

• Estimated rent: $3,029 high
• Mortgage (P&I): −$1,091
• Tax from tax record: −$141 /mo · $1,696/yr
• Insurance: −$87
• HOA: −$995
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $79

Break-even live

Break-even rent $2,929

Max offer price $208,000

Occupancy floor 92%

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67328 Cumbres Ct Unit 702 Cathedral City, CA	1.0	2.0	851	$3,400	$4.00	44d	1	0.09mi
67463 Toltec Ct Cathedral City, CA	1.0	2.0	851	$3,500	$4.11	44d	1	0.11mi
67261 Cumbres Ct Cathedral City, CA	2.0	2.0	984	$4,000	$4.07	44d	1	0.15mi
67240 S Chimayo Dr Unit 702 Cathedral City, CA	1.0	2.0	851	$2,200	$2.59	44d	1	0.22mi
28984 Desert Princess Dr Unit 702 Cathedral City, CA	1.0	2.0	851	$3,400	$4.00	44d	1	0.52mi
28763 E Portales Dr Cathedral City, CA	2.0	2.0	984	$4,200	$4.27	8d	1	0.61mi
68080 Risueno Rd Cathedral City, CA	2.0	1.0	800	$2,200	$2.75	15d	1	1.05mi

HOA detail condo

• Monthly dues: $995 · $11,940/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $208,000 Active 260 DOM
2. 2026-06-17
   days on market $208,000 Active 259 DOM
3. 2026-06-16
   days on market $208,000 Active 258 DOM
4. 2026-06-15
   days on market $208,000 Active 257 DOM
5. 2026-06-13
   days on market $208,000 Active 255 DOM
6. 2026-06-13
   days on market $208,000 Active 254 DOM
7. 2026-06-09
   days on market $208,000 Active 251 DOM
8. 2026-06-08
   days on market $208,000 Active 250 DOM
9. 2026-06-07
   days on market $208,000 Active 249 DOM
10. 2026-06-04
    days on market $208,000 Active 246 DOM
11. 2026-06-03
    days on market $208,000 Active 245 DOM
12. 2026-06-02
    days on market $208,000 Active 244 DOM
13. 2026-06-01
    days on market $208,000 Active 243 DOM
14. 2026-05-31
    days on market $208,000 Active 242 DOM
15. 2026-03-28
    price $208,000 960-char remark

    Show marketing remark (960 chars)

    Western Mountain View you can enjoy living in this fabulous 1 bedroom, 2 full bath condo. Located at The Desert Princess Country Club! With a fabulous Western Mountain view, Close to the pool. . Updated appliances, all tile flooring! Just steps away, you can splash into the pool or unwind in the spa! Location is Fabulous and the neighbors are even better!. Extended Land Lease to 2069, a $30,000 savings to buyer! Stackable washer/dryer and single car detached garage. .. Would make an excellent seasonal rental. .. Monthly ground rent is low . The Desert Princess has an affordable 27-hole PGA Championship golf course, no Tee-time lotteries, no initiation fees, rated among the best in the valley by GOLF DIGEST. This quiet community is away from the noise yet minutes from everything that is in Palm Springs; restaurants, shopping, casinos, an international airport, the Tramway, Art Museums, Theaters, Acrisure Arena and the Street Fair! Easy to show

16. 2025-12-08
    price $229,000 960-char remark

    Show marketing remark (960 chars)

    Western Mountain View you can enjoy living in this fabulous 1 bedroom, 2 full bath condo. Located at The Desert Princess Country Club! With a fabulous Western Mountain view, Close to the pool. . Updated appliances, all tile flooring! Just steps away, you can splash into the pool or unwind in the spa! Location is Fabulous and the neighbors are even better!. Extended Land Lease to 2069, a $30,000 savings to buyer! Stackable washer/dryer and single car detached garage. .. Would make an excellent seasonal rental. .. Monthly ground rent is low . The Desert Princess has an affordable 27-hole PGA Championship golf course, no Tee-time lotteries, no initiation fees, rated among the best in the valley by GOLF DIGEST. This quiet community is away from the noise yet minutes from everything that is in Palm Springs; restaurants, shopping, casinos, an international airport, the Tramway, Art Museums, Theaters, Acrisure Arena and the Street Fair! Easy to show

17. 2025-10-01
    listed $244,000 Active 960-char remark

    Show marketing remark (960 chars)

    Western Mountain View you can enjoy living in this fabulous 1 bedroom, 2 full bath condo. Located at The Desert Princess Country Club! With a fabulous Western Mountain view, Close to the pool. . Updated appliances, all tile flooring! Just steps away, you can splash into the pool or unwind in the spa! Location is Fabulous and the neighbors are even better!. Extended Land Lease to 2069, a $30,000 savings to buyer! Stackable washer/dryer and single car detached garage. .. Would make an excellent seasonal rental. .. Monthly ground rent is low . The Desert Princess has an affordable 27-hole PGA Championship golf course, no Tee-time lotteries, no initiation fees, rated among the best in the valley by GOLF DIGEST. This quiet community is away from the noise yet minutes from everything that is in Palm Springs; restaurants, shopping, casinos, an international airport, the Tramway, Art Museums, Theaters, Acrisure Arena and the Street Fair! Easy to show

18. 2025-09-20
    historical
19. 2025-05-20
    historical
20. 2025-05-20
    listed $244,000 Active
21. 2025-03-27
    price $244,000
22. 2025-02-25
    price $248,000
23. 2024-11-29
    listed $255,000 Active
24. 2016-01-27
    soldstatus $75,000
25. 2000-04-14
    historical
26. 2000-02-14
    listed $59,900
27. 1998-08-13
    historical
28. 1998-07-02
    listed $25,000

ⓘ 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: $1,696 · $141/mo
• Projected year-2 tax: $1,696 · $141/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥112°F today · 12 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: $36,351
• − Mortgage interest: −$11,651
• − Property taxes: −$1,696
• − Insurance: −$1,040
• − Repairs & maintenance: −$2,908
• − Management: −$2,908
• − HOA: −$11,940
• − Depreciation: −$6,051
• Taxable loss: −$1,843
• Est. tax savings @ 24.0%: +$442
• After-tax cash flow: $1,394/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

+732.0% since first listed

14 events — show timeline

• 2026-03-28 Price Changed $208,000 GPSMLS
• 2025-12-08 Price Changed $229,000 GPSMLS
• 2025-10-01 Listed $244,000 GPSMLS
• 2025-09-20 Listing Removed — GPSMLS
• 2025-05-20 Listing Removed — GPSMLS
• 2025-05-20 Listed $244,000 GPSMLS
• 2025-03-27 Price Changed $244,000 GPSMLS
• 2025-02-25 Price Changed $248,000 GPSMLS
• 2024-11-29 Listed $255,000 GPSMLS
• 2016-01-27 Sold (Public Records) $75,000 Public Records
• 2000-04-14 Listing Removed — GPSMLS
• 2000-02-14 Listed $59,900 GPSMLS
• 1998-08-13 Listing Removed — GPSMLS
• 1998-07-02 Listed $25,000 GPSMLS

Property tax history

+2.9%/yr

Latest (2025): $1,696 · +0.6% YoY. Source: county tax records.