295 Butterfield · Cathedral City, CA 92234

$37,500

1 bd · 1.0 ba · 576 sqft · Manufactured · 87 Days on market

Built 1970 $65/sqft · 9% above area Est $34k · 9% over

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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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• ARV discount +3.4/15.0
• 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 MLS

Welcome to 295 Butterfield in the Royal Palms Manufactured Home Community, an active 55-or-better community. This lovely 1970 576 sq. ft. , one-bedroom, one-bath Skyline home is ready for you to move in and enjoy the desert lifestyle. The home's primary entrance is through the sliding glass doors accessed by the south-facing covered deck. Notice the newer wood-look LVP flooring which runs throughout the home, giving the illusion of a larger structure. Two additional windows in the living room allow an abundance of natural light to enter. The kitchen has ample storage, full size refrigerator, natural gas range, hood fan, and just the right amount of counter space. In the short hall leading to the home's private areas are two additional storage closets. The bathroom has been remodeled and has a lovely, tiled shower, single-basin vanity, and toilet. At the western end of the home is the bedroom with mirrored closet doors, and an evaporative cooling unit, which helps keep the electric bill down. Beneath the carport awning is a newer shed and room for a single car with enough space for a second vehicle to be parked behind it in tandem uncovered. Space rent for 295 Butterfield will be approximately $893/month, and park approval is required. Call today to schedule your private showing.

Key facts

• Remodeled bathroom
• Natural gas range
• Ample storage

Tags

• SOUTH FACING COVERED DECK
• NEWER WOOD LOOK LVP FLOORING
• ABUNDANCE OF NATURAL LIGHT
• AMPLE STORAGE
• NATURAL GAS RANGE
• REMODELED BATHROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $38k.

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 ($2k rent vs $38k).
• Recommended offer: $35k (6.0% below list) — sets the bar for market timing.
• Cap rate 41.3% 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); 530 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $259 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $5k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $35,250 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 4.57% ✓
• Cap rate: 41.34%
• Cash-on-cash: 125.19%
• DSCR: 6.57
• GRM: 1.8

CMA / ARV

• ARV (median comp): $34,366
• List price: $37,500
• Delta: 9.12%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Standing Bear #230	0.20mi	1/1.0	600 (+4%)	7mo	$45,000	$75	78
326 Coyote	0.24mi	1/1.0	504 (-12%)	7mo	$31,400	$62	62

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: —
• Equity multiple: 7.10×
• Total profit: $64,094
• Equity at exit: $5,591

10-year hold

• IRR: —
• Equity multiple: 15.03×
• Total profit: $147,319
• Equity at exit: $3,242

Cash invested: $10,500 (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: 530
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$197
• Tax est. 1.5%: −$47 /mo · $562/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $1,095

Break-even live

Break-even rent $328

Max offer price $37,500

Occupancy floor 31%

Sensitivity live

Price	-10% $1,121	-5% $1,108	+0% $1,095	+5% $1,082	+10% $1,069
Rent	-10% $960	-5% $1,028	+0% $1,095	+5% $1,163	+10% $1,231
Rate	-1.0pp $1,114	-0.5pp $1,105	base $1,095	+0.5pp $1,086	+1.0pp $1,076

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37111 Cathedral Canyon Dr Unit A Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	25d	1	1.25mi
37111 Cathedral Canyon Dr Unit 2 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	23d	1	1.25mi
37111 Cathedral Canyon Dr Unit B Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	3d	1	1.25mi
36947 Melrose Dr Unit D Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	23d	1	1.25mi
36947 Melrose Dr Unit 4 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	25d	1	1.25mi
36947 Melrose Dr Unit 4 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	4d	1	1.25mi
36957 Melrose Dr Unit C Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	25d	1	1.26mi
36957 Melrose Dr Unit 7 Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	23d	1	1.26mi
37112 Palo Verde Dr Unit 4 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	4d	1	1.26mi
37112 Palo Verde Dr Unit 3 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	23d	1	1.26mi
37112 Palo Verde Dr Unit 4 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	25d	1	1.26mi
68460 Kings Rd Unit C Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	23d	1	1.27mi
68460 Kings Rd Unit 3 Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	4d	1	1.27mi
36953 Bankside Dr Unit A Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	25d	1	1.28mi
36953 Bankside Dr Unit 10 Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	23d	1	1.28mi
36953 Bankside Dr Unit 5 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	3d	1	1.28mi
37156 Palo Verde Dr Unit 5 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	23d	1	1.28mi
37156 Palo Verde Dr Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	4d	1	1.28mi
37156 Palo Verde Dr Unit D Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	25d	1	1.28mi
68365 Tahquitz Rd Unit 6 Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	23d	1	1.29mi
68365 Tahquitz Rd Unit 8 Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	4d	1	1.29mi
32200 Cathedral Canyon Dr #31 Cathedral City, CA	1.0	1.0	740	$1,550	$2.09	25d	1	1.34mi
69801 Ramon Rd #115 Cathedral City, CA	1.0	1.0	600	$1,600	$2.67	16d	1	1.46mi
37700 Van Fleet St Unit 3 Cathedral City, CA	1.0	1.0	525	$1,395	$2.66	45d	1	1.46mi
69333 E Palm Canyon Dr Spc 176 Cathedral City, CA	1.0	1.0	560	$1,500	$2.68	0d	1	1.49mi

Listing history 22 events

1. 2026-06-21
   days on market $37,500 Active 87 DOM
2. 2026-06-18
   days on market $37,500 Active 84 DOM
3. 2026-06-17
   days on market $37,500 Active 83 DOM
4. 2026-06-16
   days on market $37,500 Active 82 DOM
5. 2026-06-15
   days on market $37,500 Active 81 DOM
6. 2026-06-13
   days on market $37,500 Active 79 DOM
7. 2026-06-13
   days on market $37,500 Active 78 DOM
8. 2026-06-09
   days on market $37,500 Active 75 DOM
9. 2026-06-08
   days on market $37,500 Active 74 DOM
10. 2026-06-07
    days on market $37,500 Active 73 DOM
11. 2026-06-04
    days on market $37,500 Active 70 DOM
12. 2026-06-03
    days on market $37,500 Active 69 DOM
13. 2026-06-02
    days on market $37,500 Active 68 DOM
14. 2026-06-01
    days on market $37,500 Active 67 DOM
15. 2026-05-31
    days on market $37,500 Active 66 DOM
16. 2026-03-21
    listed $42,500 Active 1299-char remark

    Show marketing remark (1299 chars)

    Welcome to 295 Butterfield in the Royal Palms Manufactured Home Community, an active 55-or-better community. This lovely 1970 576 sq. ft. , one-bedroom, one-bath Skyline home is ready for you to move in and enjoy the desert lifestyle. The home's primary entrance is through the sliding glass doors accessed by the south-facing covered deck. Notice the newer wood-look LVP flooring which runs throughout the home, giving the illusion of a larger structure. Two additional windows in the living room allow an abundance of natural light to enter. The kitchen has ample storage, full size refrigerator, natural gas range, hood fan, and just the right amount of counter space. In the short hall leading to the home's private areas are two additional storage closets. The bathroom has been remodeled and has a lovely, tiled shower, single-basin vanity, and toilet. At the western end of the home is the bedroom with mirrored closet doors, and an evaporative cooling unit, which helps keep the electric bill down. Beneath the carport awning is a newer shed and room for a single car with enough space for a second vehicle to be parked behind it in tandem uncovered. Space rent for 295 Butterfield will be approximately $893/month, and park approval is required. Call today to schedule your private showing.

17. 2019-10-21
    status Active
18. 2019-10-21
    historical
19. 2019-10-02
    historical Active Under Contract
20. 2019-09-20
    status Active
21. 2019-09-10
    historical Backup Offers Accepted
22. 2019-08-21
    listed $19,750 Active

ⓘ 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: $20,575
• − Mortgage interest: −$2,101
• − Property taxes: −$562
• − Insurance: −$188
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$1,091
• Taxable income: $13,342
• Est. tax owed @ 24.0%: −$3,202
• After-tax cash flow: $9,942/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

+115.2% since first listed

7 events — show timeline

• 2026-03-21 Listed $42,500 GPSMLS
• 2019-10-21 Relisted — GPSMLS
• 2019-10-21 Listing Removed — GPSMLS
• 2019-10-02 Contingent — GPSMLS
• 2019-09-20 Relisted — GPSMLS
• 2019-09-10 Contingent — GPSMLS
• 2019-08-21 Listed $19,750 GPSMLS