31300 Sky Blue Water Trl · Cathedral City, CA 92234

$289,000

4 bd · 1.5 ba · 2,341 sqft · SingleFamily public records · 36 Days on market

Built 1986 0.33 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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 MLS

Imagine your custom built home here in Cathedral City! This double-wide lot offers mountain views and features mature palm trees. Boundless possibilites. . Close to schools and shopping. Bring your general contractor and take a look. This property is being sold for the land value only. House suffered severe fire damage.

Key facts

• 0.33 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $289k).
• Recommended offer: $280k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 79% 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 $4,070/mo this rent would consume 66% 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 $2k of loan paydown is wiped out by about $9k 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 $81k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y 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 $245k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,330 (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. 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. 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.
5. 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.
6. 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: 1.41% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.41%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $690,595
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31300 Sky Blue Water Trl	0.00mi	4/2.5	2,341 (0%)	0mo	$265,000	$113	96
32220 Shifting Sands Trl	0.47mi	4/2.5	2,337 (-0%)	7mo	$535,000	$229	68
31225 Avenida Alvera	0.32mi	4/3.0	2,190 (-6%)	0mo	$629,000	$287	68
31310 Calle Cayuga	0.44mi	4/3.0	2,283 (-2%)	3mo	$599,000	$262	67
67791 Via Seguro	0.49mi	4/3.0	2,283 (-2%)	8mo	$673,000	$295	61
67822 Peggy Ct	0.48mi	4/3.0	2,578 (+10%)	1mo	$795,000	$308	54
30275 Avenida Alvera	0.61mi	4/2.0	2,090 (-11%)	3mo	$710,000	$340	49
30640 Brenda Way	0.55mi	3/3.0 (-1)	2,522 (+8%)	4mo	$775,000	$307	47
31540 Avenida Del Padre	0.54mi	4/2.5	1,994 (-15%)	2mo	$530,000	$266	44
67891 Jane Ln	0.63mi	3/2.0 (-1)	1,990 (-15%)	0mo	$615,000	$309	39
32660 Shifting Sands Trl	0.68mi	3/2.0 (-1)	2,025 (-14%)	5mo	$399,000	$197	34
68410 Verano Rd	0.63mi	4/3.0	1,989 (-15%)	8mo	$610,000	$307	33

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: 10.4%
• Equity multiple: 1.41×
• Total profit: $33,186
• Equity at exit: $43,091

10-year hold

• IRR: 19.6%
• Equity multiple: 2.66×
• Total profit: $134,621
• Equity at exit: $24,987

Cash invested: $80,920 (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: 5.9×

Monthly cashflow live

• Estimated rent: $4,070 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$338 /mo · $4,056/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$855
• Net cashflow: $1,241

Break-even live

Break-even rent $2,499

Max offer price $289,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,405	-5% $1,323	+0% $1,241	+5% $1,160	+10% $1,078
Rent	-10% $920	-5% $1,081	+0% $1,241	+5% $1,402	+10% $1,563
Rate	-1.0pp $1,387	-0.5pp $1,315	base $1,241	+0.5pp $1,167	+1.0pp $1,090

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31115 Whispering Palms Trl Cathedral City, CA	3.0	2.0	1870	$3,800	$2.03	44d	1	0.13mi
31325 Avenida La Gaviota Cathedral City, CA	4.0	2.0	1906	$3,900	$2.05	44d	1	0.15mi
68145 Vega Rd Cathedral City, CA	4.0	3.0	1743	$6,500	$3.73	44d	1	0.42mi
30925 Avenida Juarez Cathedral City, CA	3.0	2.0	1905	$3,600	$1.89	44d	1	0.43mi
68315 Modalo Rd Cathedral City, CA	4.0	3.0	1743	$6,500	$3.73	44d	1	0.45mi
68160 Modalo Rd Unit 68160 Cathedral City, CA	4.0	3.0	1735	$2,999	$1.73	15d	1	0.50mi
30375 Avenida Alvera Cathedral City, CA	3.0	2.0	1665	$3,500	$2.10	44d	1	0.57mi
30125 Avenida Juarez Unit 30125 Cathedral City, CA	4.0	3.0	1735	$2,999	$1.73	15d	1	0.70mi
68347 Descanso Cir Cathedral City, CA	3.0	2.0	2017	$3,700	$1.83	44d	1	0.71mi
30356 Avenida del Padre Cathedral City, CA	3.0	2.0	1697	$2,995	$1.76	44d	1	0.72mi
32771 Whispering Palms Trl Cathedral City, CA	4.0	2.0	1600	$2,900	$1.81	44d	1	0.74mi
68412 Descanso Cir Cathedral City, CA	3.0	2.0	1871	$3,200	$1.71	14d	1	0.78mi
30595 Sierra Pl Cathedral City, CA	4.0	2.0	2130	$3,000	$1.41	44d	1	0.85mi
68845 Durango Rd Cathedral City, CA	3.0	2.5	1626	$3,375	$2.08	44d	1	0.86mi
32790 Aurora Vista Rd Cathedral City, CA	3.0	3.0	2037	$3,300	$1.62	44d	1	0.88mi
29777 Sandy Ct Cathedral City, CA	3.0	3.0	1841	$5,000	$2.72	44d	1	0.93mi
29756 Sandy Ct Cathedral City, CA	3.0	3.0	1732	$4,900	$2.83	44d	1	0.93mi
31675 Victor Rd Cathedral City, CA	4.0	2.0	1887	$3,500	$1.85	44d	1	1.02mi
29581 W Laguna Dr Cathedral City, CA	3.0	3.0	1825	$6,000	$3.29	44d	1	1.05mi
67613 Cielo Ct Cathedral City, CA	3.0	2.5	1825	$6,500	$3.56	44d	1	1.05mi
68640 Tortuga Rd Cathedral City, CA	3.0	2.5	2034	$3,200	$1.57	44d	1	1.06mi
33411 Shifting Sands Trl Cathedral City, CA	4.0	2.0	1945	$3,350	$1.72	44d	1	1.07mi
68245 Marina Rd Cathedral City, CA	4.0	3.0	2354	$3,000	$1.27	22d	1	1.07mi
29488 W Laguna Dr Cathedral City, CA	3.0	3.0	1604	$5,500	$3.43	44d	1	1.12mi
68920 Concepcion Rd Cathedral City, CA	4.0	4.0	2350	$4,500	$1.91	24d	1	1.14mi
67568 S Laguna Dr Cathedral City, CA	3.0	2.5	1825	$7,000	$3.84	24d	1	1.17mi
68725 Tachevah Dr Cathedral City, CA	3.0	3.0	1822	$4,500	$2.47	44d	1	1.22mi
68900 Lozano Ct Cathedral City, CA	4.0	3.0	2216	$3,000	$1.35	44d	1	1.25mi
30399 Sterling Rd Cathedral City, CA	4.0	2.0	1600	$3,195	$2.00	44d	1	1.29mi
33865 Cathedral Canyon Dr Cathedral City, CA	4.0	3.0	1714	$3,300	$1.93	24d	1	1.29mi
33909 Navajo Trl Cathedral City, CA	4.0	2.0	1684	$3,400	$2.02	44d	1	1.30mi
68320 Espada Rd Cathedral City, CA	4.0	3.0	1600	$2,995	$1.87	44d	1	1.42mi
67361 N Laguna Dr Cathedral City, CA	3.0	2.5	1870	$6,000	$3.21	44d	1	1.47mi

Listing history 29 events

1. 2026-04-18
   status Pending
2. 2026-03-12
   listed $289,000 Active
3. 2023-06-05
   soldstatus $245,000 Closed 321-char remark

   Show marketing remark (321 chars)

   Imagine your custom built home here in Cathedral City! This double-wide lot offers mountain views and features mature palm trees. Boundless possibilites. . Close to schools and shopping. Bring your general contractor and take a look. This property is being sold for the land value only. House suffered severe fire damage.

4. 2023-06-05
   soldstatus $245,000

   Show marketing remark (321 chars)

   Imagine your custom built home here in Cathedral City! This double-wide lot offers mountain views and features mature palm trees. Boundless possibilites. . Close to schools and shopping. Bring your general contractor and take a look. This property is being sold for the land value only. House suffered severe fire damage.

5. 2023-05-04
   status Pending 321-char remark

   Show marketing remark (321 chars)

   Imagine your custom built home here in Cathedral City! This double-wide lot offers mountain views and features mature palm trees. Boundless possibilites. . Close to schools and shopping. Bring your general contractor and take a look. This property is being sold for the land value only. House suffered severe fire damage.

6. 2023-04-21
   listed $150,000 Active 321-char remark

   Show marketing remark (321 chars)

   Imagine your custom built home here in Cathedral City! This double-wide lot offers mountain views and features mature palm trees. Boundless possibilites. . Close to schools and shopping. Bring your general contractor and take a look. This property is being sold for the land value only. House suffered severe fire damage.

7. 2010-07-16
   soldstatus $250,000 Closed 447-char remark

   Show marketing remark (447 chars)

   Great Price Call Now! Huge House and Right Price Located in Cathedral City, 4 Bedrooms and 2.3/4 Bathrooms Huge Living Room with Fireplace, Open floor, Dinnig Room with Ceramic Tile , Big Kitchen with A lot of Cabinets, Ceramic Tile Counter top, Stove, Conventional Oven, Trash Compactor, dishwasher. New Pain and Carpet, Huge Lot 14,375 Sq. Ft, with Big and Beautiful Swimming Pool and Spa. And huge Back Yard with Mature Trees and Two car Garage

8. 2010-06-15
   historical 447-char remark

   Show marketing remark (447 chars)

   Great Price Call Now! Huge House and Right Price Located in Cathedral City, 4 Bedrooms and 2.3/4 Bathrooms Huge Living Room with Fireplace, Open floor, Dinnig Room with Ceramic Tile , Big Kitchen with A lot of Cabinets, Ceramic Tile Counter top, Stove, Conventional Oven, Trash Compactor, dishwasher. New Pain and Carpet, Huge Lot 14,375 Sq. Ft, with Big and Beautiful Swimming Pool and Spa. And huge Back Yard with Mature Trees and Two car Garage

9. 2010-06-10
   price $222,500 447-char remark

   Show marketing remark (447 chars)

   Great Price Call Now! Huge House and Right Price Located in Cathedral City, 4 Bedrooms and 2.3/4 Bathrooms Huge Living Room with Fireplace, Open floor, Dinnig Room with Ceramic Tile , Big Kitchen with A lot of Cabinets, Ceramic Tile Counter top, Stove, Conventional Oven, Trash Compactor, dishwasher. New Pain and Carpet, Huge Lot 14,375 Sq. Ft, with Big and Beautiful Swimming Pool and Spa. And huge Back Yard with Mature Trees and Two car Garage

10. 2010-06-05
    listed $239,900 Active 447-char remark

    Show marketing remark (447 chars)

    Great Price Call Now! Huge House and Right Price Located in Cathedral City, 4 Bedrooms and 2.3/4 Bathrooms Huge Living Room with Fireplace, Open floor, Dinnig Room with Ceramic Tile , Big Kitchen with A lot of Cabinets, Ceramic Tile Counter top, Stove, Conventional Oven, Trash Compactor, dishwasher. New Pain and Carpet, Huge Lot 14,375 Sq. Ft, with Big and Beautiful Swimming Pool and Spa. And huge Back Yard with Mature Trees and Two car Garage

11. 2008-10-07
    historical
12. 2008-08-27
    listed
13. 2007-08-25
    historical
14. 2007-08-18
    price $334,900
15. 2007-07-12
    price $344,900
16. 2007-06-12
    price $357,900
17. 2007-05-22
    price $371,900
18. 2007-05-04
    price $382,900
19. 2007-04-04
    listed $388,900
20. 2006-07-31
    historical
21. 2006-03-06
    listed $499,000
22. 2004-06-08
    soldstatus $360,000
23. 2004-03-23
    listed $359,900
24. 2003-12-26
    historical
25. 2003-10-08
    listed $319,000
26. 2002-05-31
    soldstatus $345,000
27. 2002-04-29
    historical
28. 2002-02-01
    listed $246,000
29. 1991-05-20
    soldstatus $170,000

ⓘ 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: $4,056 · $338/mo
• Projected year-2 tax: $4,056 · $338/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 18 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: $48,841
• − Mortgage interest: −$16,188
• − Property taxes: −$4,056
• − Insurance: −$1,445
• − Repairs & maintenance: −$3,907
• − Management: −$3,907
• − Depreciation: −$8,407
• Taxable income: $10,930
• Est. tax owed @ 24.0%: −$2,623
• After-tax cash flow: $12,274/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

+70.0% since first listed

29 events — show timeline

• 2026-04-18 Pending — GPSMLS
• 2026-03-12 Listed $289,000 GPSMLS
• 2023-06-05 Sold (Public Records) $245,000 Public Records
• 2023-06-05 Sold (MLS) $245,000 GPSMLS
• 2023-05-04 Pending — GPSMLS
• 2023-04-21 Listed $150,000 GPSMLS
• 2010-07-16 Sold (MLS) $250,000 GPSMLS
• 2010-06-15 Listing Removed — GPSMLS
• 2010-06-10 Price Changed $222,500 GPSMLS
• 2010-06-05 Listed $239,900 GPSMLS
• 2008-10-07 Delisted — PALM
• 2008-08-27 Listed — PALM
• 2007-08-25 Listing Removed — GPSMLS
• 2007-08-18 Price Changed $334,900 GPSMLS
• 2007-07-12 Price Changed $344,900 GPSMLS
• 2007-06-12 Price Changed $357,900 GPSMLS
• 2007-05-22 Price Changed $371,900 GPSMLS
• 2007-05-04 Price Changed $382,900 GPSMLS
• 2007-04-04 Listed $388,900 GPSMLS
• 2006-07-31 Listing Removed — GPSMLS
• 2006-03-06 Listed $499,000 GPSMLS
• 2004-06-08 Sold (Public Records) $360,000 Public Records
• 2004-03-23 Listed $359,900 GPSMLS
• 2003-12-26 Listing Removed — GPSMLS
• 2003-10-08 Listed $319,000 GPSMLS
• 2002-05-31 Sold (Public Records) $345,000 Public Records
• 2002-04-29 Listing Removed — GPSMLS
• 2002-02-01 Listed $246,000 GPSMLS
• 1991-05-20 Sold (Public Records) $170,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $4,056 · -0.4% YoY. Source: county tax records.