1324 Via Palmera · Cathedral City, CA 92234

$190,000

2 bd · 2.0 ba · 1,626 sqft · Manufactured public records · 94 Days on market

Built 2005 $117/sqft · 37% above area Est $139k · 37% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this opportunity in Desert Sands Mobile Home Park, a sought-after gated adult community in Cathedral City. This well-maintained home built in 2005, features 2 bedrooms, 2 bathrooms, a sunroom, dining area, and a 2-car garage with additional storage --perfect for comfortable desert living. Desert Sands is an active adult community with pools/spas and a clubhouse the community also boasts a pool, spa, gym, and card room. This sale is a probate sale - court confirmation is not required - space rent is $843 per month buyer to obtain park approval and verify all information listed

Key facts

• Clubhouse
• Well maintained home
• Dining area

Tags

• WELL MAINTAINED HOME
• SUNROOM
• DINING AREA
• ADDITIONAL STORAGE
• CLUBHOUSE
• POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $190k.

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 $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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; 39 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $2,825/mo this rent would consume 46% 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.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $53k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (7%) 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 $172,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.49% ✓
• Cap rate: 13.17%
• Cash-on-cash: 24.55%
• DSCR: 2.09
• GRM: 5.6

CMA / ARV

• ARV (median comp): $138,928
• List price: $190,000
• Delta: 36.76%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1327 Via Palmera	0.03mi	3/2.0 (+1)	1,647 (+1%)	6mo	$220,000	$134	87
1184 Via Fresno	0.15mi	2/2.0	1,544 (-5%)	8mo	$199,900	$129	78
1169 Via Merced	0.12mi	2/2.0	1,664 (+2%)	16mo	$179,000	$108	77
1210 Via Yolo	0.15mi	2/2.0	1,550 (-5%)	14mo	$230,000	$148	74
1058 Via Grande	0.20mi	2/2.0	1,536 (-6%)	11mo	$120,000	$78	72
1213 Via Yolo	0.18mi	2/2.0	1,432 (-12%)	1mo	$150,000	$105	71
1211 VíA Yolo	0.16mi	2/2.0	1,512 (-7%)	13mo	$168,000	$111	70
1097 Via Verde	0.25mi	2/2.0	1,648 (+1%)	20mo	$110,000	$67	70
1089 Via Verde	0.25mi	2/2.0	1,440 (-11%)	1mo	$80,000	$56	69
1067 Via Grande	0.28mi	2/2.0	1,720 (+6%)	11mo	$106,000	$62	68
1002 Via Grande	0.30mi	2/2.0	1,440 (-11%)	1mo	$85,000	$59	66
1063 Via Grande	0.25mi	3/2.0 (+1)	1,776 (+9%)	15mo	$120,000	$68	55

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: 18.1%
• Equity multiple: 1.74×
• Total profit: $39,103
• Equity at exit: $28,330

10-year hold

• IRR: 26.7%
• Equity multiple: 3.36×
• Total profit: $125,651
• Equity at exit: $16,428

Cash invested: $53,200 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,825 high
• Mortgage (P&I): −$996
• Tax from tax record: −$68 /mo · $815/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $1,088

Break-even live

Break-even rent $1,447

Max offer price $190,000

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	43d	1	0.51mi
32790 Aurora Vista Rd Cathedral City, CA	3.0	3.0	2037	$3,300	$1.62	43d	1	0.59mi
32150 Aurora Vista Rd Unit C Cathedral City, CA	2.0	1.0	1100	$2,395	$2.18	43d	1	0.65mi
32150 Aurora Vista Rd Cathedral City, CA	2.0	1.0	1100	$2,195	$2.00	43d	1	0.65mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	43d	1	0.74mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	43d	1	0.75mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	24d	1	0.76mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	43d	1	0.87mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	43d	1	0.88mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	2d	1	0.89mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	43d	1	0.95mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	43d	1	0.95mi
69275 Kemper Ct Cathedral City, CA	3.0	2.0	1386	$3,850	$2.78	43d	1	0.97mi
192 Via San Lucia Rancho Mirage, CA	3.0	2.0	1843	$4,175	$2.27	43d	1	0.99mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	43d	1	0.99mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	17d	1	1.07mi
30925 Avenida Juarez Cathedral City, CA	3.0	2.0	1905	$3,600	$1.89	43d	1	1.10mi
624 Hospitality Dr Rancho Mirage, CA	2.0	2.0	2000	$3,295	$1.65	43d	1	1.13mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	24d	1	1.17mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	7d	1	1.18mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	4d	1	1.19mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	43d	1	1.22mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	13d	1	1.22mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	21d	1	1.22mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	10d	1	1.22mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	43d	1	1.23mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	24d	1	1.24mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	21d	1	1.25mi
30356 Avenida del Padre Cathedral City, CA	3.0	2.0	1697	$2,995	$1.76	43d	1	1.27mi
31121 Avenida El Mundo Cathedral City, CA	3.0	2.0	1302	$3,000	$2.30	43d	1	1.27mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	43d	1	1.28mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	14d	1	1.28mi
30375 Avenida Alvera Cathedral City, CA	3.0	2.0	1665	$3,500	$2.10	43d	1	1.36mi
31115 Whispering Palms Trl Cathedral City, CA	3.0	2.0	1870	$3,800	$2.03	43d	1	1.37mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	14d	1	1.40mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	43d	1	1.40mi
31200 Landau Blvd Cathedral City, CA	2.0–3.0	2.0	1016	$2,300	$2.26	43d	3	1.46mi
31200 Landau Blvd Cathedral City, CA	2.0–3.0	2.0	1016	$2,195	$2.16	12d	4	1.46mi
68145 Alcita Rd Cathedral City, CA	3.0	2.0	1347	$2,600	$1.93	4d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $190,000 Active 94 DOM
2. 2026-06-18
   days on market $190,000 Active 93 DOM
3. 2026-06-16
   days on market $190,000 Active 92 DOM
4. 2026-06-15
   days on market $190,000 Active 91 DOM
5. 2026-06-13
   days on market $190,000 Active 89 DOM
6. 2026-06-13
   days on market $190,000 Active 88 DOM
7. 2026-06-09
   days on market $190,000 Active 85 DOM
8. 2026-06-08
   days on market $190,000 Active 84 DOM
9. 2026-06-07
   days on market $190,000 Active 83 DOM
10. 2026-06-04
    days on market $190,000 Active 80 DOM
11. 2026-06-03
    pricedays on market $190,000 Active 79 DOM
12. 2026-06-02
    days on market $205,200 Active 78 DOM
13. 2026-06-01
    days on market $205,200 Active 77 DOM
14. 2026-05-31
    days on market $205,200 Active 76 DOM
15. 2026-05-14
    status Active 593-char remark

    Show marketing remark (593 chars)

    Don't miss this opportunity in Desert Sands Mobile Home Park, a sought-after gated adult community in Cathedral City. This well-maintained home built in 2005, features 2 bedrooms, 2 bathrooms, a sunroom, dining area, and a 2-car garage with additional storage --perfect for comfortable desert living. Desert Sands is an active adult community with pools/spas and a clubhouse the community also boasts a pool, spa, gym, and card room. This sale is a probate sale - court confirmation is not required - space rent is $843 per month buyer to obtain park approval and verify all information listed

16. 2026-05-07
    historical Active Under Contract 593-char remark

    Show marketing remark (593 chars)

    Don't miss this opportunity in Desert Sands Mobile Home Park, a sought-after gated adult community in Cathedral City. This well-maintained home built in 2005, features 2 bedrooms, 2 bathrooms, a sunroom, dining area, and a 2-car garage with additional storage --perfect for comfortable desert living. Desert Sands is an active adult community with pools/spas and a clubhouse the community also boasts a pool, spa, gym, and card room. This sale is a probate sale - court confirmation is not required - space rent is $843 per month buyer to obtain park approval and verify all information listed

17. 2026-03-16
    listed $205,200 Active 593-char remark

    Show marketing remark (593 chars)

    Don't miss this opportunity in Desert Sands Mobile Home Park, a sought-after gated adult community in Cathedral City. This well-maintained home built in 2005, features 2 bedrooms, 2 bathrooms, a sunroom, dining area, and a 2-car garage with additional storage --perfect for comfortable desert living. Desert Sands is an active adult community with pools/spas and a clubhouse the community also boasts a pool, spa, gym, and card room. This sale is a probate sale - court confirmation is not required - space rent is $843 per month buyer to obtain park approval and verify all information listed

ⓘ 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: $815 · $68/mo
• Projected year-2 tax: $1,444 · $120/mo
• Expected delta: +$629/yr (+$52/mo · 77.1%)

ⓘ 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 1/10 Low
• 🌡 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: $33,903
• − Mortgage interest: −$10,643
• − Property taxes: −$815
• − Insurance: −$950
• − Repairs & maintenance: −$2,712
• − Management: −$2,712
• − Depreciation: −$5,527
• Taxable income: $10,543
• Est. tax owed @ 24.0%: −$2,530
• After-tax cash flow: $10,531/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

3 events — show timeline

• 2026-05-14 Relisted — GPSMLS
• 2026-05-07 Contingent — GPSMLS
• 2026-03-16 Listed $205,200 GPSMLS

Property tax history

-1.9%/yr

Latest (2025): $815 · -1.9% YoY. Source: county tax records.