127 Hester Dr #127 · Cathedral City, CA 92234

$154,999

2 bd · 2.0 ba · 1,377 sqft · Manufactured · 70 Days on market

Built 2002 Good condition $113/sqft · 16% above area Est $134k · 16% 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
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in The Canyon, a gated community in the heart of Cathedral City. This 2002 Skyline double-wide manufactured home offers a comfortable and easy to maintain living environment designed for everyday convenience. Interior features a bright, open layout that allows for a natural flow between the main living areas and kitchen creating a space that feels inviting and functional. Additional features include laminate flooring newer HVAC and indoor laundry. A covered patio extends the living space outdoors offering an area to relax. The attached garage offers covered parking and or additional storage.

Key facts

• Gated community
• Laminate flooring
• Attached garage

Tags

• GATED COMMUNITY
• COVERED PATIO
• LAMINATE FLOORING
• NEWER HVAC
• INDOOR LAUNDRY
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k. Condition is rated good.

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 ($3k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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).
• This rent runs 44% 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 $1k of loan paydown is wiped out by about $5k 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 $43k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

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 $145,699 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.73% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.05%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (median comp): $133,750
• List price: $154,999
• Delta: 15.89%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 Armenia Dr	0.05mi	2/2.0	1,416 (+3%)	3mo	$177,000	$125	90
244 Settles Dr	0.10mi	2/2.0	1,440 (+5%)	1mo	$135,000	$94	87
392 Standing Bear	0.25mi	2/2.0	1,368 (-1%)	2mo	$113,000	$83	85
162 Hilligoss Dr	0.09mi	2/2.0	1,504 (+9%)	3mo	$66,000	$44	78
493 Prairie	0.21mi	3/2.0 (+1)	1,344 (-2%)	5mo	$189,000	$141	77
234 Settles Dr	0.12mi	2/2.0	1,512 (+10%)	3mo	$117,000	$77	76
221 Settles Dr	0.12mi	2/2.0	1,512 (+10%)	5mo	$149,000	$99	73
263 Coble Dr	0.13mi	2/2.0	1,512 (+10%)	5mo	$119,900	$79	73
257 Wolf	0.41mi	2/2.0	1,440 (+5%)	3mo	$75,000	$52	71
316 Little Deer	0.41mi	2/2.0	1,440 (+5%)	5mo	$70,000	$49	69
24 Mesa View Dr	0.54mi	2/2.0	1,440 (+5%)	2mo	$68,000	$47	65
264 Wolf	0.47mi	2/2.0	1,248 (-9%)	4mo	$74,000	$59	59

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: 23.7%
• Equity multiple: 1.98×
• Total profit: $42,428
• Equity at exit: $23,111

10-year hold

• IRR: 31.7%
• Equity multiple: 3.90×
• Total profit: $125,721
• Equity at exit: $13,401

Cash invested: $43,400 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,686 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $1,051

Break-even live

Break-even rent $1,356

Max offer price $154,999

Occupancy floor 56%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	7d	1	0.14mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	22d	1	0.24mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	10d	1	0.24mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	13d	1	0.24mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	24d	1	0.31mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	43d	1	0.35mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	15d	1	0.35mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	4d	1	0.44mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	3d	1	0.46mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	43d	1	0.46mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	43d	1	0.48mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	43d	1	0.49mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	43d	1	0.49mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	43d	1	0.50mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	43d	1	0.52mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	43d	1	0.52mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	15d	1	0.52mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	18d	1	0.54mi
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	43d	1	0.55mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	22d	1	0.64mi
35615 Paseo Circulo E Cathedral City, CA	1.0	2.0	1029	$2,250	$2.19	43d	1	0.71mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	24d	1	0.73mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	20d	1	0.73mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	43d	1	0.89mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	22d	1	0.91mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	18d	1	0.91mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	18d	1	0.93mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	43d	1	0.94mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	24d	1	0.95mi
2010 Lawrence Crossley Rd Unit 8 Palm Springs, CA	2.0	1.5	993	$1,895	$1.91	14d	1	1.04mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	43d	1	1.05mi
5951 Montecito Dr #5 Palm Springs, CA	3.0	2.5	1551	$2,300	$1.48	43d	1	1.06mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	43d	1	1.07mi
6071 Hazeltine Plz Palm Springs, CA	2.0	2.0	1168	$3,200	$2.74	43d	1	1.09mi
26 Pueblo Vista Dr Palm Springs, CA	3.0	2.0	1487	$3,200	$2.15	43d	1	1.10mi
32150 Aurora Vista Rd Cathedral City, CA	2.0	1.0	1100	$2,195	$2.00	43d	1	1.11mi
32150 Aurora Vista Rd Unit C Cathedral City, CA	2.0	1.0	1100	$2,395	$2.18	43d	1	1.11mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	43d	1	1.14mi
2420 Los Coyotes Dr Palm Springs, CA	2.0	3.0	1608	$2,600	$1.62	43d	1	1.14mi
5314 Los Coyotes Dr Palm Springs, CA	3.0	3.0	1550	$2,600	$1.68	20d	1	1.30mi

Listing history 17 events

1. 2026-06-18
   days on market $154,999 Active 70 DOM
2. 2026-06-17
   days on market $154,999 Active 69 DOM
3. 2026-06-16
   days on market $154,999 Active 68 DOM
4. 2026-06-16
   price $154,999 Active 67 DOM
5. 2026-06-15
   days on market $164,999 Active 67 DOM
6. 2026-06-13
   days on market $164,999 Active 65 DOM
7. 2026-06-13
   days on market $164,999 Active 64 DOM
8. 2026-06-09
   days on market $164,999 Active 61 DOM
9. 2026-06-08
   days on market $164,999 Active 60 DOM
10. 2026-06-07
    days on market $164,999 Active 59 DOM
11. 2026-06-04
    days on market $164,999 Active 56 DOM
12. 2026-06-03
    days on market $164,999 Active 55 DOM
13. 2026-06-02
    days on market $164,999 Active 54 DOM
14. 2026-06-01
    days on market $164,999 Active 53 DOM
15. 2026-05-31
    days on market $164,999 Active 52 DOM
16. 2026-05-09
    historical Active Under Contract 606-char remark

    Show marketing remark (606 chars)

    Located in The Canyon, a gated community in the heart of Cathedral City. This 2002 Skyline double-wide manufactured home offers a comfortable and easy to maintain living environment designed for everyday convenience. Interior features a bright, open layout that allows for a natural flow between the main living areas and kitchen creating a space that feels inviting and functional. Additional features include laminate flooring newer HVAC and indoor laundry. A covered patio extends the living space outdoors offering an area to relax. The attached garage offers covered parking and or additional storage.

17. 2026-04-01
    listed $164,999 Active 606-char remark

    Show marketing remark (606 chars)

    Located in The Canyon, a gated community in the heart of Cathedral City. This 2002 Skyline double-wide manufactured home offers a comfortable and easy to maintain living environment designed for everyday convenience. Interior features a bright, open layout that allows for a natural flow between the main living areas and kitchen creating a space that feels inviting and functional. Additional features include laminate flooring newer HVAC and indoor laundry. A covered patio extends the living space outdoors offering an area to relax. The attached garage offers covered parking and or additional storage.

ⓘ 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: $32,228
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$2,578
• − Management: −$2,578
• − Depreciation: −$4,509
• Taxable income: $10,780
• Est. tax owed @ 24.0%: −$2,587
• After-tax cash flow: $10,019/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This 2002 Skyline double-wide manufactured home in The Canyon gated community is in good condition with minimal repairs needed. It offers a bright, open layout and is well-maintained, making it a good investment for both resale and rental.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value
• Both Updating the landscaping — Improves curb appeal and can increase both resale and rental value
• Both Reorganizing the interior layout — Can improve functionality and increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Updating the landscaping — Improves curb appeal and can increase both resale and rental value ↑
• Both Reorganizing the interior layout — Can improve functionality and increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-05-09 Contingent — GPSMLS
• 2026-04-01 Listed $164,999 GPSMLS