61 Mecca Dr #61 · Cathedral City, CA 92234

$174,995

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 47 Days on market

Built 2026 Good condition $120/sqft · 95% 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
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in a desirable 55+ community, this beautifully designed 3-bedroom, 2-bath home offers the perfect blend of modern style and everyday comfort. Please note: furniture is not included, and images are AI-generated; actual home may vary. Step inside to an open-concept layout that seamlessly connects the living, dining, and kitchen areas ideal for both relaxing and entertaining. The kitchen serves as the heart of the home, featuring a spacious island with seating and deep cabinetry for ample storage. Contemporary finishes, including tape and textured walls, provide a refined, site-built feel throughout. The private primary suite offers a peaceful retreat with a large walk-in closet and an

Key facts

• Dual sinks
• Walk-in closet
• Functional island

Tags

• FUNCTIONAL ISLAND
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• DUAL SINKS
• WALK-IN SHOWER

Property features AI

Finance

• Financial info: List price $174,995

Exterior

• Home design: Spec home, plan name: 61 Mecca Drive; Active listing
• Exterior features: Living area approximately 1,456

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Unit is part of a multi-unit property (address includes unit number)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $170k (3.0% 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); 529 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $2,811/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 $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 $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($170k) 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 $169,745 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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: 1.61% ✓
• Cap rate: 13.23%
• Cash-on-cash: 24.77%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (median comp): $89,608
• List price: $174,995
• Delta: 95.29%
• 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
24 Mesa View Dr	0.05mi	2/2.0 (-1)	1,440 (-1%)	2mo	$68,000	$47	89
257 Wolf	0.24mi	2/2.0 (-1)	1,440 (-1%)	3mo	$75,000	$52	80
392 Standing Bear	0.32mi	2/2.0 (-1)	1,368 (-6%)	2mo	$113,000	$83	68
244 Settles Dr	0.62mi	2/2.0 (-1)	1,440 (-1%)	1mo	$135,000	$94	64
89 Armenia Dr	0.52mi	2/2.0 (-1)	1,416 (-3%)	3mo	$177,000	$125	63
35 N Paseo Laredo	0.58mi	2/2.0 (-1)	1,440 (-1%)	4mo	$157,000	$109	63
67 Paseo Laredo North	0.65mi	2/2.0 (-1)	1,440 (-1%)	1mo	$55,000	$38	62
126 Via Valverde	0.62mi	2/2.0 (-1)	1,440 (-1%)	2mo	$179,500	$125	62
153 Estrada Way	0.66mi	2/2.0 (-1)	1,440 (-1%)	1mo	$46,500	$32	62
162 Hilligoss Dr	0.65mi	2/2.0 (-1)	1,504 (+3%)	3mo	$66,000	$44	56
234 Settles Dr	0.69mi	2/2.0 (-1)	1,512 (+4%)	3mo	$117,000	$77	54
314 Armenia Dr	0.50mi	2/2.0 (-1)	1,647 (+13%)	3mo	$169,900	$103	48

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: 18.4%
• Equity multiple: 1.75×
• Total profit: $36,737
• Equity at exit: $26,092

10-year hold

• IRR: 27.0%
• Equity multiple: 3.40×
• Total profit: $117,693
• Equity at exit: $15,130

Cash invested: $48,999 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,811 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $1,012

Break-even live

Break-even rent $1,531

Max offer price $174,995

Occupancy floor 59%

Sensitivity live

Price	-10% $1,133	-5% $1,072	+0% $1,012	+5% $951	+10% $891
Rent	-10% $789	-5% $901	+0% $1,012	+5% $1,123	+10% $1,234
Rate	-1.0pp $1,100	-0.5pp $1,056	base $1,012	+0.5pp $966	+1.0pp $920

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: $43,749
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	23d	1	0.08mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	19d	1	0.12mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	4d	1	0.30mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	16d	1	0.33mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	45d	1	0.33mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	45d	1	0.44mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	45d	1	0.46mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	21d	1	0.48mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	45d	1	0.55mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	19d	1	0.56mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	45d	1	0.58mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	45d	1	0.59mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	45d	1	0.59mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	9d	1	0.61mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	45d	1	0.65mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	19d	1	0.65mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	23d	1	0.65mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	45d	1	0.66mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	25d	1	0.67mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	45d	1	0.69mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	14d	1	0.77mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	12d	1	0.77mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	23d	1	0.77mi
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	45d	1	0.86mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	25d	1	0.88mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	45d	1	0.88mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	16d	1	0.88mi
33865 Cathedral Canyon Dr Cathedral City, CA	4.0	3.0	1714	$3,300	$1.93	25d	1	0.91mi
33909 Navajo Trl Cathedral City, CA	4.0	2.0	1684	$3,400	$2.02	45d	1	0.99mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	6d	1	1.02mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	45d	1	1.04mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	45d	1	1.04mi
250 S Paseo Laredo Cathedral City, CA	2.0	2.0	1600	$1,800	$1.12	14d	1	1.06mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	45d	1	1.08mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	14d	1	1.19mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	25d	1	1.19mi
8 Mission Ct Rancho Mirage, CA	2.0	2.0	1540	$2,500	$1.62	19d	1	1.21mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	6d	1	1.21mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	45d	1	1.23mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	45d	1	1.25mi

Listing history 16 events

1. 2026-06-21
   days on market $174,995 Active 47 DOM
2. 2026-06-18
   days on market $174,995 Active 44 DOM
3. 2026-06-17
   days on market $174,995 Active 43 DOM
4. 2026-06-16
   days on market $174,995 Active 42 DOM
5. 2026-06-15
   days on market $174,995 Active 41 DOM
6. 2026-06-13
   days on market $174,995 Active 39 DOM
7. 2026-06-13
   days on market $174,995 Active 38 DOM
8. 2026-06-09
   days on market $174,995 Active 35 DOM
9. 2026-06-08
   days on market $174,995 Active 34 DOM
10. 2026-06-07
    days on market $174,995 Active 33 DOM
11. 2026-06-04
    days on market $174,995 Active 30 DOM
12. 2026-06-03
    days on market $174,995 Active 29 DOM
13. 2026-06-02
    days on market $174,995 Active 28 DOM
14. 2026-06-01
    days on market $174,995 Active 27 DOM
15. 2026-05-31
    days on market $174,995 Active 26 DOM
16. 2026-05-05
    listed $174,995 Active 867-char remark

ⓘ 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 · 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: $33,735
• − Mortgage interest: −$9,802
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,699
• − Management: −$2,699
• − Depreciation: −$5,091
• Taxable income: $9,945
• Est. tax owed @ 24.0%: −$2,387
• After-tax cash flow: $9,752/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This beautifully designed manufactured home is in good condition with a good condition score of 80. It offers a spacious layout with modern finishes and a well-maintained exterior. The home is ready for a fresh coat of paint and some minor maintenance to further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and the home's overall appearance.
• Both Clean and maintain landscaping — Well-maintained landscaping can improve the home's curb appeal and attract potential buyers or renters.
• Both Inspect and clean gutters — Clean gutters can prevent water damage and improve the home's overall appearance.
• Both Replace any worn-out flooring — Fresh flooring can improve the home's appearance and make it more appealing to potential buyers or renters.
• Both Update kitchen appliances — Modern appliances can enhance the home's functionality and appeal to potential buyers or renters.
• Both Update bathroom fixtures — Modern fixtures can enhance the home's functionality and appeal to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
• Both Clean and maintain landscaping — Well-maintained landscaping can improve the home's curb appeal and attract potential buyers or renters. ↑
• Both Inspect and clean gutters — Clean gutters can prevent water damage and improve the home's overall appearance. ↑
• Both Replace any worn-out flooring — Fresh flooring can improve the home's appearance and make it more appealing to potential buyers or renters. ↑
• Both Update kitchen appliances — Modern appliances can enhance the home's functionality and appeal to potential buyers or renters. ↑
• Both Update bathroom fixtures — Modern fixtures can enhance the home's functionality and appeal to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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