520 Calle Madrigal · Cathedral City, CA 92234

$160,000

3 bd · 3.0 ba · 1,880 sqft · Manufactured · 36 Days on market

Built 1973 4,000 sqft lot $85/sqft · 52% above area

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Why this score? — see what drove the B- 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
• ARV discount +7.5/15.0
• 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

Motivated seller! Move-in ready, 3BR/3BA manufactured home on a premier corner lot. Located in a luxury 55+ guard-gated golf community. Spanning 1,880 sq ft, this extended model is 8 feet longer than standard units. The seamless layout connects the living, dining, family room, and custom wet bar alcove. Kitchen features modern conveniences. The primary suite boasts a private Jacuzzi tub. One guest bedroom includes a private ensuite bath. Upgrades include wood flooring in main areas, tile in baths, and plush bedroom carpets. Three separate patios maximize desert living. Sliding doors lead to an outdoor fire pit and lounge area. A tandem carport fits 3–4 vehicles. Prime location near th

Key facts

• Lounge area
• Private jacuzzi tub
• Outdoor fire pit

Tags

• CORNER LOT
• GUARD GATED GOLF COMMUNITY
• CUSTOM WET BAR ALCOVE
• PRIVATE JACUZZI TUB
• OUTDOOR FIRE PIT
• LOUNGE AREA

Property features AI

Finance

• Other: Located in Date Palm Country Club (park name); Directions available from nearby Cathedral City Marketplace
• Financial info: Land lease: $1,500 monthly
• HOA & community: Senior community; Community features include gutters, curbs, golf course access, biking paths, dog park, street lighting, storm drains, sidewalks, suburban setting, park

Exterior

• Parking: 3 parking spaces; 3 carport spaces
• Security: Manager approval required for community; Guard-gated community (directions reference entering through main guard-gated entrance)
• Utilities: Public sewer
• Home design: Manufactured/mobile home (24' x 68') — mobile home remains; Single-story
• Construction: Year built listed by seller
• Exterior features: Community pool; Corner lot; Level with street; Close to clubhouse; Yard; Views

Interior

• Bedrooms: Primary bedroom (main floor)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central cooling
• Interior features: One-level, street-level entry; Primary bedroom on main floor; All bedrooms on the same level; Main floor bedroom(s); Primary bathroom
• Laundry & utility: Washer included; Dryer included; Washer hookup; Electric dryer hookup; Gas and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.4% 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); 55% 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 $3,619/mo this rent would consume 59% 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 $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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $68k; list at $160k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1973 — 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: 2.26% ✓
• Cap rate: 19.44%
• Cash-on-cash: 46.97%
• DSCR: 3.09
• GRM: 3.7

CMA / ARV

• ARV (median comp): $105,260
• List price: $160,000
• Delta: 52.00%
• 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
98 N Paseo Laredo N	0.11mi	3/2.0	1,808 (-4%)	2mo	$255,000	$141	83
531 Paseo Perdido	0.08mi	4/3.0 (+1)	1,810 (-4%)	5mo	$249,900	$138	81
387 Avenida Andorra	0.24mi	2/3.0 (-1)	1,800 (-4%)	1mo	$130,000	$72	76
347 Via Don Benito	0.20mi	2/2.0 (-1)	1,810 (-4%)	2mo	$142,500	$79	74
350 Andorra Way	0.18mi	3/2.0	2,052 (+9%)	1mo	$43,000	$21	71
474 Calle Madrigal	0.10mi	3/2.0	2,040 (+8%)	8mo	$85,000	$42	71
451 Paseo Perdido	0.08mi	2/2.0 (-1)	1,680 (-11%)	3mo	$112,000	$67	67
492 Calle Madrigal	0.00mi	3/2.0	1,620 (-14%)	11mo	$183,000	$113	64
282 Avenida Andorra	0.12mi	3/2.0	1,660 (-12%)	12mo	$168,500	$102	61
379 Avenida Andorra	0.12mi	2/2.0 (-1)	1,640 (-13%)	6mo	$120,000	$73	59
337 Via Don Benito	0.18mi	2/2.0 (-1)	1,608 (-14%)	0mo	$77,000	$48	58
142 Capri	0.70mi	2/2.0 (-1)	1,728 (-8%)	4mo	$282,000	$163	42

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: 44.6%
• Equity multiple: 2.93×
• Total profit: $86,612
• Equity at exit: $23,857

10-year hold

• IRR: 50.6%
• Equity multiple: 5.97×
• Total profit: $222,760
• Equity at exit: $13,834

Cash invested: $44,800 (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: 3.7×

Monthly cashflow live

• Estimated rent: $3,619 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $1,754

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 47%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Chandra Ln Rancho Mirage, CA	3.0	2.0	2015	$4,000	$1.99	43d	1	0.23mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	43d	1	0.24mi
250 S Paseo Laredo Cathedral City, CA	2.0	2.0	1600	$1,800	$1.12	12d	1	0.24mi
69940 Los Cocos Ct Rancho Mirage, CA	3.0	3.0	2367	$2,900	$1.23	43d	1	0.27mi
37640 Los Cocos Dr E Rancho Mirage, CA	3.0	2.5	2275	$3,000	$1.32	24d	1	0.28mi
22 Calle Escala Rancho Mirage, CA	3.0	2.5	2116	$3,800	$1.80	11d	1	0.41mi
37800 Da Vall Dr #12 Rancho Mirage, CA	2.0	2.0	1387	$2,400	$1.73	43d	1	0.42mi
70170 Sun Valley Dr Rancho Mirage, CA	2.0	2.0	1368	$3,800	$2.78	4d	1	0.44mi
70181 Chappel Rd Rancho Mirage, CA	4.0	3.0	2000	$5,900	$2.95	43d	1	0.46mi
37641 Peacock Cir Rancho Mirage, CA	3.0	3.0	2395	$6,500	$2.71	24d	1	0.56mi
23 Tennis Club Dr Rancho Mirage, CA	3.0	2.0	1899	$3,600	$1.90	24d	1	0.57mi
41 Lincoln Pl Rancho Mirage, CA	3.0	3.0	2272	$4,900	$2.16	43d	1	0.58mi
30 Tennis Club Dr Rancho Mirage, CA	3.0	2.0	1920	$3,500	$1.82	3d	1	0.59mi
13 Tennis Club Dr Rancho Mirage, CA	3.0	3.0	2079	$4,500	$2.16	16d	1	0.65mi
13 Vista Mirage Way Rancho Mirage, CA	3.0	2.0	2071	$3,700	$1.79	44d	1	0.67mi
70451 Cobb Rd Rancho Mirage, CA	3.0	2.0	2148	$3,750	$1.75	43d	1	0.68mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	43d	1	0.82mi
70100 Mirage Cove Dr #10 Rancho Mirage, CA	3.0	2.0	1570	$3,000	$1.91	43d	1	0.84mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	43d	1	0.84mi
8 Mission Ct Rancho Mirage, CA	2.0	2.0	1540	$2,500	$1.62	18d	1	0.87mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	43d	1	0.90mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	43d	1	0.91mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	24d	1	0.92mi
507 Desert West Dr Rancho Mirage, CA	3.0	2.0	2265	$8,500	$3.75	43d	1	0.93mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	12d	1	0.94mi
522 Desert West Dr Rancho Mirage, CA	2.0	2.0	1984	$4,500	$2.27	43d	1	1.01mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	4d	1	1.04mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	43d	1	1.09mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	43d	1	1.09mi
4 Saturn Cir Rancho Mirage, CA	3.0	2.0	1948	$4,400	$2.26	4d	1	1.14mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	20d	1	1.15mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	22d	1	1.17mi
70895 Ironwood Dr Rancho Mirage, CA	4.0	2.5	2575	$7,995	$3.10	5d	1	1.22mi
36726 Jasmine Ln Rancho Mirage, CA	4.0	3.0	2539	$14,000	$5.51	43d	1	1.24mi
9 Loch Ness Lake Ct Rancho Mirage, CA	4.0	4.5	2373	$5,000	$2.11	43d	1	1.26mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	15d	1	1.29mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	43d	1	1.29mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	43d	1	1.32mi
714 Inverness Dr Rancho Mirage, CA	3.0	3.0	2227	$3,500	$1.57	43d	1	1.32mi
829 Inverness Dr Rancho Mirage, CA	4.0	3.0	2527	$11,000	$4.35	12d	1	1.33mi

Listing history 27 events

1. 2026-06-18
   days on market $160,000 Active 36 DOM
2. 2026-06-17
   pricedays on market $160,000 Active 35 DOM
3. 2026-06-16
   days on market $145,000 Active 34 DOM
4. 2026-06-15
   days on market $145,000 Active 33 DOM
5. 2026-06-13
   days on market $145,000 Active 31 DOM
6. 2026-06-13
   days on market $145,000 Active 30 DOM
7. 2026-06-09
   days on market $145,000 Active 27 DOM
8. 2026-06-08
   days on market $145,000 Active 26 DOM
9. 2026-06-07
   days on market $145,000 Active 25 DOM
10. 2026-06-04
    days on market $145,000 Active 22 DOM
11. 2026-06-03
    days on market $145,000 Active 21 DOM
12. 2026-06-02
    days on market $145,000 Active 20 DOM
13. 2026-06-01
    days on market $145,000 Active 19 DOM
14. 2026-05-31
    days on market $145,000 Active 18 DOM
15. 2026-05-12
    listed $145,000 Active 1056-char remark
16. 2026-05-03
    price
17. 2026-04-28
    listed Active
18. 2025-06-06
    listed Active
19. 2019-02-06
    soldstatus $68,000 Closed
20. 2019-02-06
    soldstatus $68,000 Closed
21. 2019-01-23
    status Backup Offers Accepted
22. 2019-01-19
    status Active
23. 2019-01-16
    status Backup Offers Accepted
24. 2019-01-12
    price $68,000
25. 2018-11-26
    listed $72,000 Active
26. 2018-04-13
    historical
27. 2018-02-25
    listed $59,900 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 · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,431
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$3,475
• − Management: −$3,475
• − Depreciation: −$4,655
• Taxable income: $19,665
• Est. tax owed @ 24.0%: −$4,720
• After-tax cash flow: $16,322/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

+167.1% since first listed

14 events — show timeline

• 2026-06-16 Price Changed $160,000 CRMLS
• 2026-05-12 Listed $145,000 CRMLS
• 2026-05-03 Price Changed — TheMLS
• 2026-04-28 Listed — TheMLS
• 2025-06-06 Listed — TheMLS
• 2019-02-06 Sold (MLS) $68,000 GPSMLS
• 2019-02-06 Sold (MLS) $68,000 GPSMLS
• 2019-01-23 Pending — GPSMLS
• 2019-01-19 Relisted — GPSMLS
• 2019-01-16 Pending — GPSMLS
• 2019-01-12 Price Changed $68,000 GPSMLS
• 2018-11-26 Listed $72,000 GPSMLS
• 2018-04-13 Listing Removed — GPSMLS
• 2018-02-25 Listed $59,900 GPSMLS