67395 Garbino · Cathedral City, CA 92234

$425,000

3 bd · 2.0 ba · 1,584 sqft · SingleFamily public records · 33 Days on market

Built 1986 7,405 sqft lot Est $483k · 12% under

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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 +13.9/30.0
• ARV discount +12.9/15.0
• DSCR +4.2/10.0
• 1% rule +3.8/10.0
• 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

Experience the best of desert living in Cathedral City North, just minutes from Palm Springs. The backyard is a true desert retreat, featuring a large swimming pool with stunning mountain views and a covered patio area perfect for outdoor dining, relaxing, or entertaining. Despite the expansive pool, the yard still offers plenty of room to roam, garden, or create additional outdoor living spaces. Inside, the home offers a functional layout with comfortable living areas filled with natural light. Enjoy year-round sunshine and easy access to world-class golf, hiking trails, shopping, dining, and entertainment throughout the Coachella Valley.

Key facts

• Outdoor dining
• Natural light
• Covered patio

Tags

• LARGE SWIMMING POOL
• MOUNTAIN VIEWS
• COVERED PATIO
• OUTDOOR DINING
• NATURAL LIGHT
• WORLD-CLASS GOLF

Property features AI

Finance

• HOA & community: Street lighting; Sidewalks

Exterior

• Parking: Attached garage with front entry; Two garage parking spaces; Driveway (up slope from street and combination driveway)
• Security: Smoke detector
• Utilities: Private water source; Private sewer; Electricity available; Cable available; Water available
• Home design: House; Single story
• Construction: Spanish tile roof; Repairs cosmetic (property condition)
• Exterior features: Private in-ground pool; Wood fencing; Has view; Street lighting and sidewalks in the community

Interior

• Kitchen: Refrigerator; Dishwasher; Microwave; Garbage disposal; Water heater unit
• Bedrooms: Primary bedroom on the main floor; Additional main floor bedrooms
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: One-level home; Main-floor primary bedroom; Great room; In-kitchen eating area; Smoke detector; Living room fireplace
• Laundry & utility: Laundry area in garage; Gas and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $48 ($573/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $374k (12.1% below list).
• Recommended offer: $374k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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+, amenities D-, cost of living F.
• 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.
• Zoned schools: Rio Vista Elementary (690 students, 96% FRL); James Workman Middle (1,028 students, 99% FRL); Cathedral City High (math 25% / reading 61%, grade F, #460 of 1,170 statewide, top 40%, 1,395 students, 98% FRL) — zoned schools average 98% FRL vs 73% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 529 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 $3,737/mo this rent would consume 61% 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 $3k of loan paydown is wiped out by about $13k 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 33 days — a 3% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $280k; list at $425k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $373,702 (12.1% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.88% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $483,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67350 Medano Rd	0.06mi	3/2.0	1,647 (+4%)	1mo	$485,750	$295	90
27133 Shadowcrest	0.16mi	3/2.0	1,549 (-2%)	4mo	$440,000	$284	86
67165 Tamara Rd	0.39mi	3/2.0	1,578 (-0%)	4mo	$494,000	$313	78
67680 Ontina Rd	0.30mi	3/2.0	1,486 (-6%)	1mo	$460,000	$310	75
67305 Medano Rd	0.11mi	4/2.0 (+1)	1,721 (+9%)	2mo	$595,000	$346	73
67705 Ovante Rd	0.37mi	4/2.0 (+1)	1,531 (-3%)	4mo	$467,000	$305	69
67690 Peineta Rd	0.41mi	3/2.0	1,702 (+7%)	0mo	$350,000	$206	68
67375 Peineta	0.33mi	3/2.0	1,416 (-11%)	1mo	$425,000	$300	66
68073 Madrid Rd	0.73mi	3/2.0	1,580 (-0%)	0mo	$526,500	$333	65
26700 Rio Dulce Rd	0.38mi	3/2.5	1,723 (+9%)	3mo	$499,670	$290	63
67135 Rango Rd	0.35mi	3/2.0	1,410 (-11%)	3mo	$527,000	$374	63
67413 Rio Naches Rd	0.23mi	2/2.0 (-1)	1,811 (+14%)	2mo	$475,000	$262	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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-64,964
• Equity at exit: $63,369

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-49,091
• Equity at exit: $36,746

Cash invested: $119,000 (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: 529
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,737 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$499 /mo · $5,984/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$785
• Net cashflow: $48

Break-even live

Break-even rent $3,677

Max offer price $425,000

Occupancy floor 94%

Sensitivity live

Price	-10% $288	-5% $168	+0% $48	+5% $-73	+10% $-193
Rent	-10% $-248	-5% $-100	+0% $48	+5% $195	+10% $343
Rate	-1.0pp $262	-0.5pp $156	base $48	+0.5pp $-62	+1.0pp $-174

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27131 Shadowcrest Ln Cathedral City, CA	3.0	2.0	1584	$2,995	$1.89	45d	1	0.16mi
27205 Avenida Quintana Cathedral City, CA	3.0	2.0	1766	$2,950	$1.67	45d	1	0.17mi
27500 Avenida Quintana Cathedral City, CA	3.0	2.0	1865	$3,500	$1.88	23d	1	0.18mi
27695 Hombria Dr Cathedral City, CA	3.0	2.0	1892	$3,350	$1.77	23d	1	0.25mi
27695 Hombria Dr Cathedral City, CA	3.0	2.0	1892	$3,300	$1.74	12d	1	0.25mi
27650 Hombria Dr Cathedral City, CA	4.0	2.5	2233	$3,200	$1.43	45d	1	0.26mi
67263 N Chimayo Dr Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	16d	1	0.41mi
67765 Ovante Rd Cathedral City, CA	3.0	2.0	1446	$2,699	$1.87	15d	1	0.42mi
67553 N Portales Dr Unit 288 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	26d	1	0.42mi
67553 N Portales Dr Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	45d	1	0.42mi
67444 Toltec Ct Cathedral City, CA	2.0	2.0	1212	$3,000	$2.48	4d	1	0.47mi
67242 Cumbres Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	26d	1	0.47mi
67320 Cumbres Ct Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	45d	1	0.47mi
26244 Rio Oso Rd Cathedral City, CA	3.0	2.0	1504	$2,595	$1.73	45d	1	0.54mi
67821 N Portales Dr Unit 251 Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	26d	1	0.55mi
67821 N Portales Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	45d	1	0.55mi
67552 N Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	45d	1	0.55mi
67645 S Natoma Dr Cathedral City, CA	2.0	3.0	1686	$6,800	$4.03	45d	1	0.57mi
67847 N Portales Dr Unit 288 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	45d	1	0.58mi
67330 W Chimayo Dr Cathedral City, CA	2.0	2.0	1177	$3,300	$2.80	45d	1	0.58mi
67232 S Chimayo Dr Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	45d	1	0.58mi
67924 Rio Vista Dr Cathedral City, CA	3.0	2.0	1924	$3,900	$2.03	45d	1	0.62mi
28477 Taos Ct Cathedral City, CA	2.0	2.0	1212	$4,000	$3.30	45d	1	0.64mi
28464 Taos Ct Cathedral City, CA	2.0	2.0	1212	$2,100	$1.73	25d	1	0.65mi
67372 Zuni Ct Cathedral City, CA	3.0	3.5	2101	$7,000	$3.33	45d	1	0.68mi
67385 Zuni Ct Cathedral City, CA	3.0	3.0	2101	$7,000	$3.33	45d	1	0.70mi
28602 Taos Ct Cathedral City, CA	2.0	2.0	1212	$4,000	$3.30	45d	1	0.73mi
28656 Taos Ct Cathedral City, CA	2.0	2.0	1177	$2,200	$1.87	45d	1	0.76mi
67296 Lakota Ct Cathedral City, CA	3.0	2.5	1860	$6,300	$3.39	45d	1	0.77mi
28260 Landau Blvd Unit B Cathedral City, CA	3.0	2.0	1354	$2,475	$1.83	0d	1	0.79mi
28764 Taos Ct Cathedral City, CA	2.0	2.0	1177	$4,400	$3.74	45d	1	0.81mi
28914 Desert Princess Dr Unit 702 Palm Springs, CA	2.0	2.0	1212	$4,200	$3.47	26d	1	0.85mi
28827 Isleta Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	45d	1	0.85mi
67361 N Laguna Dr Cathedral City, CA	3.0	2.5	1870	$6,000	$3.21	45d	1	0.87mi
28859 Desert Princess Dr Cathedral City, CA	3.0	2.0	1285	$3,700	$2.88	45d	1	0.87mi
28920 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	45d	1	0.87mi
28964 Desert Princess Dr Cathedral City, CA	2.0	2.0	1177	$2,700	$2.29	45d	1	0.88mi
28868 Isleta Ct Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	45d	1	0.91mi
28868 Isleta Ct Unit 702 Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	26d	1	0.91mi
29017 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$2,395	$2.03	45d	1	0.92mi

Listing history 2 events

1. 2026-06-13
   remarks 647-char remark
2. 2026-06-13
   listed $425,000 Active 33 DOM

ⓘ 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: $5,984 · $499/mo
• Projected year-2 tax: $5,984 · $499/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,844
• − Mortgage interest: −$23,807
• − Property taxes: −$5,984
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,588
• − Management: −$3,588
• − Depreciation: −$12,364
• Taxable loss: −$6,610
• Est. tax savings @ 24.0%: +$1,587
• After-tax cash flow: $2,159/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

+271.2% since first listed

8 events — show timeline

• 2026-06-13 Relisted — CRMLS
• 2026-01-17 Listed $425,000 CRMLS
• 2004-04-28 Sold (Public Records) $280,000 Public Records
• 2004-03-19 Listing Removed — GPSMLS
• 2004-03-17 Listed $279,000 GPSMLS
• 1999-08-16 Sold (Public Records) $116,000 Public Records
• 1993-04-16 Sold (Public Records) $104,000 Public Records
• 1988-09-12 Sold (Public Records) $114,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $5,984 · -0.4% YoY. Source: county tax records.