102 N Paseo Laredo · Cathedral City, CA 92234

$105,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 51 Days on market

Built 1972 4,000 sqft lot $73/sqft · 21% above area Est $87k · 21% 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
• 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

One of the LOWEST-PRICED homes in Date Palm Country Club! Attention investors, flippers, and buyers looking to customize this 2 bed, 2 bath double-wide (1,440 sq ft). Offers incredible potential in a premier 55+ golf course community (space rent). Step inside to a spacious living and dining area, plus a kitchen that flows into the family room with a built-in wet bar, perfect for entertaining. Both bedrooms are sized generously and both bathrooms include a walk-in shower. Additional highlights include a bonus room off the family room plus an indoor laundry area with washer and dryer. This home has a nice functional layout ready for your updates. Outside, you'll find a two-car tandem carport

Key facts

• Indoor laundry area
• Bonus room
• Private patio

Tags

• BUILT-IN WET BAR
• BONUS ROOM
• INDOOR LAUNDRY AREA
• PRIVATE PATIO
• GOLF AND MOUNTAIN VIEWS

Property features AI

Finance

• Other: Senior community; Complex of 535 units; Directions: from main gate on Date Palm Dr, after entry take first left (Via Valverde) and follow until it becomes N Paseo Laredo; house will be on the right
• Financial info: Yearly land lease
• HOA & community: Community clubhouse; Common RV parking; Pickleball courts; Tennis courts; Onsite property management; Exercise room; Golf access; Pool and spa; Multipurpose/recreation room; Meeting room; Steam room; Association fees include utilities; Pet-friendly (per association rules)

Exterior

• Parking: Attached carport; 2 covered parking spaces
• Security: Gated community with guard
• Home design: Single-story residential mobile home; Property on leased land
• Construction: Date Palm Country Cl builder tract
• Exterior features: Community pool; Has view of golf course and mountains

Interior

• Kitchen: Dishwasher; Microwave; Range/Oven; Garbage disposal; Refrigerator
• Flooring: Laminate floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling; Ceiling fan
• Interior features: Family room; Dining area; Living room; Built-ins
• Laundry & utility: Indoor laundry area with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.8% 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 at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($102k) 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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.59% ✓
• Cap rate: 23.82%
• Cash-on-cash: 62.61%
• DSCR: 3.79
• GRM: 3.2

CMA / ARV

• ARV (median comp): $87,000
• List price: $105,000
• Delta: 20.69%
• 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
67 Paseo Laredo North	0.07mi	2/2.0	1,440 (0%)	1mo	$55,000	$38	96
229 Calle Leandro	0.13mi	2/2.0	1,440 (0%)	3mo	$90,000	$63	92
35 N Paseo Laredo	0.13mi	2/2.0	1,440 (0%)	4mo	$157,000	$109	90
153 Estrada Way	0.32mi	2/2.0	1,440 (0%)	1mo	$46,500	$32	85
126 Via Valverde	0.29mi	2/2.0	1,440 (0%)	2mo	$179,500	$125	84
409 S Paseo Laredo	0.52mi	2/2.0	1,440 (0%)	1mo	$58,000	$40	75
443 Paseo Perdido	0.56mi	2/2.0	1,440 (0%)	0mo	$65,000	$45	74
464 Cerritos Way	0.54mi	2/2.0	1,440 (0%)	2mo	$95,000	$66	73
24 Mesa View Dr	0.72mi	2/2.0	1,440 (0%)	2mo	$68,000	$47	65
447 Paseo Perdido	0.57mi	2/2.0	1,590 (+10%)	1mo	$55,000	$35	55
318 Via Don Benito	0.75mi	2/2.0	1,536 (+7%)	2mo	$85,000	$55	52
337 Via Don Benito	0.65mi	2/2.0	1,608 (+12%)	0mo	$77,000	$48	50

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: 61.8%
• Equity multiple: 3.76×
• Total profit: $81,268
• Equity at exit: $15,656

10-year hold

• IRR: 66.4%
• Equity multiple: 7.77×
• Total profit: $198,965
• Equity at exit: $9,078

Cash invested: $29,400 (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: 3.2×

Monthly cashflow live

• Estimated rent: $2,724 high
• Mortgage (P&I): −$551
• Tax from tax record: −$24 /mo · $284/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $1,534

Break-even live

Break-even rent $782

Max offer price $105,000

Occupancy floor 39%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	43d	1	0.22mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	43d	1	0.30mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	43d	1	0.31mi
250 S Paseo Laredo Cathedral City, CA	2.0	2.0	1600	$1,800	$1.12	12d	1	0.36mi
251 S Paseo Laredo Unit 251 Cathedral City, CA	1.0	2.0	1440	$2,550	$1.77	24d	1	0.38mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	43d	1	0.38mi
35615 Paseo Circulo E Cathedral City, CA	1.0	2.0	1029	$2,250	$2.19	43d	1	0.53mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	20d	1	0.58mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	21d	1	0.63mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	14d	1	0.71mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	43d	1	0.71mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	17d	1	0.82mi
68695 F St Cathedral City, CA	3.0	2.5	896	$2,500	$2.79	43d	1	0.88mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	43d	1	0.90mi
70170 Sun Valley Dr Rancho Mirage, CA	2.0	2.0	1368	$3,800	$2.78	4d	1	0.95mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	43d	1	0.98mi
8 Mission Ct Rancho Mirage, CA	2.0	2.0	1540	$2,500	$1.62	18d	1	0.99mi
37800 Da Vall Dr #12 Rancho Mirage, CA	2.0	2.0	1387	$2,400	$1.73	43d	1	0.99mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	2d	1	1.01mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	24d	1	1.01mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	12d	1	1.02mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	43d	1	1.02mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	18d	1	1.03mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	43d	1	1.04mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	43d	1	1.06mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	43d	1	1.08mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	4d	1	1.10mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	43d	1	1.14mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	43d	1	1.16mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	7d	1	1.18mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	17d	1	1.19mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	21d	1	1.19mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	24d	1	1.20mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	13d	1	1.34mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	21d	1	1.34mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	10d	1	1.34mi
70100 Mirage Cove Dr #10 Rancho Mirage, CA	3.0	2.0	1570	$3,000	$1.91	43d	1	1.35mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	14d	1	1.43mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	43d	1	1.43mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	24d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $105,000 Active 51 DOM
2. 2026-06-17
   days on market $105,000 Active 50 DOM
3. 2026-06-16
   days on market $105,000 Active 49 DOM
4. 2026-06-15
   days on market $105,000 Active 48 DOM
5. 2026-06-13
   days on market $105,000 Active 46 DOM
6. 2026-06-13
   days on market $105,000 Active 45 DOM
7. 2026-06-09
   days on market $105,000 Active 42 DOM
8. 2026-06-08
   days on market $105,000 Active 41 DOM
9. 2026-06-07
   days on market $105,000 Active 40 DOM
10. 2026-06-04
    days on market $105,000 Active 37 DOM
11. 2026-06-03
    days on market $105,000 Active 36 DOM
12. 2026-06-02
    days on market $105,000 Active 35 DOM
13. 2026-06-01
    days on market $105,000 Active 34 DOM
14. 2026-05-31
    days on market $105,000 Active 33 DOM
15. 2026-04-28
    listed $105,000 Active 1133-char remark

ⓘ 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: $284 · $24/mo
• Projected year-2 tax: $798 · $66/mo
• Expected delta: +$514/yr (+$43/mo · 181.2%)

ⓘ 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 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: $32,690
• − Mortgage interest: −$5,882
• − Property taxes: −$284
• − Insurance: −$525
• − Repairs & maintenance: −$2,615
• − Management: −$2,615
• − Depreciation: −$3,055
• Taxable income: $17,714
• Est. tax owed @ 24.0%: −$4,251
• After-tax cash flow: $14,157/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

1 event — show timeline

• 2026-04-28 Listed $105,000 TheMLS

Property tax history

+1.8%/yr

Latest (2025): $284 · -2.1% YoY. Source: county tax records.