67560 N Natoma Dr · Cathedral City, CA 92234

$279,000

2 bd · 2.0 ba · 1,212 sqft · Condo public records · 45 Days on market

Built 1985 $230/sqft · 9% below area Est $308k · 9% under $995/mo HOA · 28% of rent

---

Why this score? — see what drove the D+ 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 +13.1/30.0
• ARV discount +11.8/15.0
• 1% rule +7.8/10.0
• DSCR +3.9/10.0
• 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

Highly sought after Alameda model at a great price! This condo has 2 master suites and is a 2 bed / 2 bath unit with golf course view. Owners have added high quality carpet just installed, tile entry, kitchen and bathroom floors, Plantation shutters, Stainless steel range & microwave, large stackable washer & dryer, new water heater and fresh paint! You'll be located just a couple of minutes by golf car from the clubhouse as well as the tennis, fitness and spa facilities. Plus its just a minute from the side gate making entrance and exit from the club quick and easy. Desert Princess has 33 heated pools, a 27 hole golf course, 9 tennis courts, pickleball, Bocce Ball, fitness center, Spa and an updated Clubhouse. Desert Princess is located just minutes from Palm Springs airport and has no flyover noise. Additionally, it is typically less than 15 minutes from the downtown Palm Springs!

Key facts

• Gated community
• Laminate wood floors
• East facing views

Tags

• EAST FACING VIEWS
• UPDATED ALAMEDA MODEL
• LAMINATE WOOD FLOORS
• STAINLESS STEEL APPLIANCES
• GATED COMMUNITY
• 24 HOUR GUARD GATE ACCESS

Property features AI

Finance

• Other: Short-term rentals allowed; Disclosures include CC&R and Homeowners Association
• Financial info: Land is lease type (land lease amount listed separately)
• HOA & community: Monthly association fee of $995; Association covers building & grounds, trash, security, maintenance, cable TV, clubhouse; Association amenities include management, maintained grounds, bocce ball, tennis, pickleball, basketball, racquetball, fitness center, clubhouse and banquet facilities

Exterior

• Parking: Detached 1-car garage; On-street and guest parking; Total of 1 parking space listed
• Security: 24-hour security; Gated community
• Utilities: Sewer: in-street paid; Cable TV available; PUD: No
• Home design: Condominium, attached; Single-story (ground level, no unit above); Front door faces west; leisure area faces east; Updated/remodeled
• Construction: Stucco exterior; Foam roof; Slab foundation; Year built per assessor
• Exterior features: On golf course; Concrete slab patio; Sprinkler system; Community pool (heated, in-ground); Community spa/hot tub (in-ground); 24-hour security; Gated community; Golf course and lake/pond within development; Pickleball, tennis, basketball and racquetball courts; Clubhouse, fitness center, meeting/banquet facilities; Guest parking

Interior

• Kitchen: Corian counters; Dishwasher; Disposal; Electric range; Microwave oven; Refrigerator
• Bedrooms: Two master bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms (two master baths)
• Heating & cooling: Forced air heating; Central air conditioning; Gas available
• Interior features: Sliding doors; Custom window coverings and shutters; Unfurnished
• Laundry & utility: Washer and dryer (laundry in closet)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $279k.

Deal economics

• At list price, monthly cash flow is $-11 ($-136/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (0.7% below list).
• Meets the 1% rule at list price ($4k rent vs $279k).
• Recommended offer: $271k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 5.1% in Cathedral City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 72% 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 $3,565/mo this rent would consume 58% 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 $2k of loan paydown is wiped out by about $8k 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 45 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $181k; list at $279k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,630 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.28% ✓
• Cap rate: 6.24%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 6.5

CMA / ARV

• ARV (median comp): $308,161
• List price: $279,000
• Delta: -9.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-44,535
• Equity at exit: $41,600

10-year hold

• IRR: -6.6%
• Equity multiple: 0.56×
• Total profit: $-33,987
• Equity at exit: $24,123

Cash invested: $78,120 (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: 6.5×

Monthly cashflow live

• Estimated rent: $3,565 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$253 /mo · $3,039/yr
• Insurance: −$116
• HOA: −$995
• Vacancy / Maint / Mgmt: −$749
• Net cashflow: $-11

Break-even live

Break-even rent $3,579

Max offer price $276,995

Occupancy floor 95%

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67552 N Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	43d	1	0.02mi
67463 Toltec Ct Cathedral City, CA	1.0	2.0	851	$3,500	$4.11	43d	1	0.07mi
28477 Taos Ct Cathedral City, CA	2.0	2.0	1212	$4,000	$3.30	43d	1	0.09mi
28464 Taos Ct Cathedral City, CA	2.0	2.0	1212	$2,100	$1.73	23d	1	0.11mi
67444 Toltec Ct Cathedral City, CA	2.0	2.0	1212	$3,000	$2.48	2d	1	0.12mi
67553 N Portales Dr Unit 288 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	24d	1	0.16mi
67553 N Portales Dr Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	43d	1	0.16mi
28602 Taos Ct Cathedral City, CA	2.0	2.0	1212	$4,000	$3.30	43d	1	0.17mi
28656 Taos Ct Cathedral City, CA	2.0	2.0	1177	$2,200	$1.87	43d	1	0.21mi
67328 Cumbres Ct Unit 702 Cathedral City, CA	1.0	2.0	851	$3,400	$4.00	43d	1	0.21mi
67320 Cumbres Ct Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	43d	1	0.22mi
28764 Taos Ct Cathedral City, CA	2.0	2.0	1177	$4,400	$3.74	43d	1	0.25mi
67261 Cumbres Ct Cathedral City, CA	2.0	2.0	984	$4,000	$4.07	43d	1	0.26mi
67232 S Chimayo Dr Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	43d	1	0.27mi
67240 S Chimayo Dr Unit 702 Cathedral City, CA	1.0	2.0	851	$2,200	$2.59	43d	1	0.27mi
67242 Cumbres Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	24d	1	0.29mi
28914 Desert Princess Dr Unit 702 Palm Springs, CA	2.0	2.0	1212	$4,200	$3.47	24d	1	0.31mi
67263 N Chimayo Dr Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	14d	1	0.31mi
28920 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	43d	1	0.31mi
67821 N Portales Dr Unit 251 Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	24d	1	0.31mi
67821 N Portales Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	43d	1	0.31mi
28859 Desert Princess Dr Cathedral City, CA	3.0	2.0	1285	$3,700	$2.88	43d	1	0.32mi
28964 Desert Princess Dr Cathedral City, CA	2.0	2.0	1177	$2,700	$2.29	43d	1	0.33mi
67847 N Portales Dr Unit 288 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	43d	1	0.34mi
28984 Desert Princess Dr Unit 702 Cathedral City, CA	1.0	2.0	851	$3,400	$4.00	43d	1	0.34mi
67330 W Chimayo Dr Cathedral City, CA	2.0	2.0	1177	$3,300	$2.80	43d	1	0.35mi
28827 Isleta Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	43d	1	0.36mi
29017 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$2,395	$2.03	43d	1	0.37mi
67595 Lagos Way Cathedral City, CA	3.0	3.0	1285	$3,500	$2.72	43d	1	0.37mi
67665 Lagos Way Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	43d	1	0.38mi
29118 Desert Princess Dr Unit 702 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	43d	1	0.40mi
29170 W Laguna Dr Cathedral City, CA	2.0	3.0	1425	$6,000	$4.21	43d	1	0.40mi
28868 Isleta Ct Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	43d	1	0.42mi
28868 Isleta Ct Unit 702 Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	24d	1	0.42mi
67765 Ovante Rd Cathedral City, CA	3.0	2.0	1446	$2,699	$1.87	13d	1	0.44mi
28763 E Portales Dr Cathedral City, CA	2.0	2.0	984	$4,200	$4.27	7d	1	0.45mi
29199 E Portales Dr Unit 702 Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	43d	1	0.54mi
67727 S Natoma Dr Cathedral City, CA	2.0	3.0	1425	$4,500	$3.16	43d	1	0.58mi
29704 W Trancas Dr Cathedral City, CA	2.0	2.5	1425	$6,000	$4.21	43d	1	0.69mi
68080 Risueno Rd Cathedral City, CA	2.0	1.0	800	$2,200	$2.75	14d	1	0.87mi

HOA detail condo

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

Listing history 22 events

1. 2026-06-18
   days on market $279,000 Active 45 DOM
2. 2026-06-17
   days on market $279,000 Active 44 DOM
3. 2026-06-16
   days on market $279,000 Active 43 DOM
4. 2026-06-15
   days on market $279,000 Active 42 DOM
5. 2026-06-13
   days on market $279,000 Active 40 DOM
6. 2026-06-13
   days on market $279,000 Active 39 DOM
7. 2026-06-09
   days on market $279,000 Active 36 DOM
8. 2026-06-08
   days on market $279,000 Active 35 DOM
9. 2026-06-07
   days on market $279,000 Active 34 DOM
10. 2026-06-04
    days on market $279,000 Active 31 DOM
11. 2026-06-03
    days on market $279,000 Active 30 DOM
12. 2026-06-02
    days on market $279,000 Active 29 DOM
13. 2026-06-01
    days on market $279,000 Active 28 DOM
14. 2026-05-31
    days on market $279,000 Active 27 DOM
15. 2026-05-03
    listed $279,000 Active 1182-char remark
16. 2026-05-01
    historical
17. 2026-03-19
    price $297,000
18. 2025-09-24
    listed $325,000 Active
19. 2021-02-17
    soldstatus $181,000 Closed

    Show marketing remark (909 chars)

    Highly sought after Alameda model at a great price! This condo has 2 master suites and is a 2 bed / 2 bath unit with golf course view. Owners have added high quality carpet just installed, tile entry, kitchen and bathroom floors, Plantation shutters, Stainless steel range & microwave, large stackable washer & dryer, new water heater and fresh paint! You'll be located just a couple of minutes by golf car from the clubhouse as well as the tennis, fitness and spa facilities. Plus its just a minute from the side gate making entrance and exit from the club quick and easy. Desert Princess has 33 heated pools, a 27 hole golf course, 9 tennis courts, pickleball, Bocce Ball, fitness center, Spa and an updated Clubhouse. Desert Princess is located just minutes from Palm Springs airport and has no flyover noise. Additionally, it is typically less than 15 minutes from the downtown Palm Springs!

20. 2020-12-12
    status Pending

    Show marketing remark (909 chars)

    Highly sought after Alameda model at a great price! This condo has 2 master suites and is a 2 bed / 2 bath unit with golf course view. Owners have added high quality carpet just installed, tile entry, kitchen and bathroom floors, Plantation shutters, Stainless steel range & microwave, large stackable washer & dryer, new water heater and fresh paint! You'll be located just a couple of minutes by golf car from the clubhouse as well as the tennis, fitness and spa facilities. Plus its just a minute from the side gate making entrance and exit from the club quick and easy. Desert Princess has 33 heated pools, a 27 hole golf course, 9 tennis courts, pickleball, Bocce Ball, fitness center, Spa and an updated Clubhouse. Desert Princess is located just minutes from Palm Springs airport and has no flyover noise. Additionally, it is typically less than 15 minutes from the downtown Palm Springs!

21. 2020-11-06
    listed $184,900 Active

    Show marketing remark (909 chars)

    Highly sought after Alameda model at a great price! This condo has 2 master suites and is a 2 bed / 2 bath unit with golf course view. Owners have added high quality carpet just installed, tile entry, kitchen and bathroom floors, Plantation shutters, Stainless steel range & microwave, large stackable washer & dryer, new water heater and fresh paint! You'll be located just a couple of minutes by golf car from the clubhouse as well as the tennis, fitness and spa facilities. Plus its just a minute from the side gate making entrance and exit from the club quick and easy. Desert Princess has 33 heated pools, a 27 hole golf course, 9 tennis courts, pickleball, Bocce Ball, fitness center, Spa and an updated Clubhouse. Desert Princess is located just minutes from Palm Springs airport and has no flyover noise. Additionally, it is typically less than 15 minutes from the downtown Palm Springs!

22. 1996-04-09
    soldstatus $50,000

ⓘ 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: $3,039 · $253/mo
• Projected year-2 tax: $3,039 · $253/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 6 d/yr ≥112°F today · 15 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: $42,779
• − Mortgage interest: −$15,628
• − Property taxes: −$3,039
• − Insurance: −$1,395
• − Repairs & maintenance: −$3,422
• − Management: −$3,422
• − HOA: −$11,940
• − Depreciation: −$8,116
• Taxable loss: −$4,185
• Est. tax savings @ 24.0%: +$1,004
• After-tax cash flow: $868/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

+458.0% since first listed

8 events — show timeline

• 2026-05-03 Listed $279,000 GPSMLS
• 2026-05-01 Listing Removed — GPSMLS
• 2026-03-19 Price Changed $297,000 GPSMLS
• 2025-09-24 Listed $325,000 GPSMLS
• 2021-02-17 Sold (MLS) $181,000 GPSMLS
• 2020-12-12 Pending — GPSMLS
• 2020-11-06 Listed $184,900 GPSMLS
• 1996-04-09 Sold (Public Records) $50,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $3,039 · -0.5% YoY. Source: county tax records.