108 Dromedary Cir · Cathedral City, CA 92234

$54,000

2 bd · 1.0 ba · 660 sqft · Manufactured · 117 Days on market

Built 1975 $82/sqft · 37% above area Est $39k · 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
• 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 MLS

Located at 108 Dromedary in the desirable 55+ Caliente Sands Mobile Home Community, this cozy 1975 Skyline single-wide home was built with 660 sq. ft. , and there is an addition of approximately 96 sq. ft. to the home's living room. The home has been stylishly updated inside and boasts stainless steel appliances and sink in the kitchen, newer laminate flooring and other aesthetic improvements that enhance the entire home, inside and out. Entry to the residence is through a double-glass slider which leads into the expanded, spacious living room. The roomy kitchen with dine-in space is to the right, at the front of the home. Beyond the living area, to the left, is hallway which leads down to guest bedroom. Further down is the nicely remodeled full bathroom with newer vanity. The home's laundry area with stacked washer / dryer unit is next and further still, at the west end of the home is the primary bedroom. A door at the back of the main living area opens to a private, three-season room suitable for gym equipment or an art studio; from this area one can also access to the private side yard. The home has central gas heating and cooling is provided by the home's two window air conditioning units; the home also has ceiling fans in the kitchen, living area and both bedrooms. An outstanding feature of the home is its location on a corner lot that provides ample space for both side-by-side parking under a covered awning and for outdoor seating. There is one storage shed on the premises. Monthly space rent for the new owner of this charming home will be $860.00, a figure that must be verified by any buyer; park approval is required to close any sale.

Key facts

• Outdoor seating
• Corner lot
• Garage

Tags

• STAINLESS STEEL APPLIANCES
• NEWER LAMINATE FLOORING
• EXPANDED SPACIOUS LIVING ROOM
• PRIVATE THREE SEASON ROOM
• CORNER LOT
• OUTDOOR SEATING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $54k.

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 ($2k rent vs $54k).
• Recommended offer: $49k (9.0% below list) — sets the bar for market timing.
• Cap rate 29.8% vs local median 5.0% 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+, amenities D-, cost of living F.
• 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.
• Zoned schools: Cathedral City Elementary (math 12% / reading 24%, grade F, #1,322 of 1,571 statewide, top 85%, 653 students, 98% FRL); Nellie N. Coffman Middle (953 students, 98% FRL); Cathedral City High (math 25% / reading 61%, grade F, #460 of 1,170 statewide, top 40%, 1,395 students, 98% FRL) — zoned schools average 98% FRL vs 73% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 529 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $373 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $8k; list at $54k implies a 620% gain — meaningful room to come down on a strong offer.

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 $49,140 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.36% ✓
• Cap rate: 29.81%
• Cash-on-cash: 83.98%
• DSCR: 4.74
• GRM: 2.5

CMA / ARV

• ARV (median comp): $39,414
• List price: $54,000
• Delta: 37.01%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Standing Bear #230	0.10mi	1/1.0 (-1)	600 (-9%)	7mo	$45,000	$75	69
107 Coyote	0.25mi	1/1.0 (-1)	700 (+6%)	10mo	$34,900	$50	65
116 Coyote	0.29mi	1/1.0 (-1)	700 (+6%)	18mo	$45,000	$64	56

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: 84.6%
• Equity multiple: 4.91×
• Total profit: $59,070
• Equity at exit: $8,052

10-year hold

• IRR: 87.9%
• Equity multiple: 10.26×
• Total profit: $139,981
• Equity at exit: $4,669

Cash invested: $15,120 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,812 high
• Mortgage (P&I): −$283
• Tax est. 1.5%: −$68 /mo · $810/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $1,058

Break-even live

Break-even rent $472

Max offer price $54,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,095	-5% $1,077	+0% $1,058	+5% $1,039	+10% $1,021
Rent	-10% $915	-5% $987	+0% $1,058	+5% $1,130	+10% $1,201
Rate	-1.0pp $1,085	-0.5pp $1,072	base $1,058	+0.5pp $1,044	+1.0pp $1,030

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37111 Cathedral Canyon Dr Unit A Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	26d	1	1.04mi
37111 Cathedral Canyon Dr Unit 2 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	24d	1	1.04mi
37111 Cathedral Canyon Dr Unit B Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	4d	1	1.05mi
37112 Palo Verde Dr Unit 4 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	5d	1	1.06mi
37112 Palo Verde Dr Unit 3 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	24d	1	1.06mi
37112 Palo Verde Dr Unit 4 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	26d	1	1.06mi
68460 Kings Rd Unit 3 Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	5d	1	1.07mi
68460 Kings Rd Unit C Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	24d	1	1.07mi
37156 Palo Verde Dr Unit 5 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	24d	1	1.08mi
37156 Palo Verde Dr Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	5d	1	1.08mi
37156 Palo Verde Dr Unit D Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	26d	1	1.08mi
36947 Melrose Dr Unit D Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	24d	1	1.09mi
36947 Melrose Dr Unit 4 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	5d	1	1.09mi
36947 Melrose Dr Unit 4 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	26d	1	1.09mi
36957 Melrose Dr Unit C Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	26d	1	1.09mi
36957 Melrose Dr Unit 7 Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	24d	1	1.09mi
68365 Tahquitz Rd Unit 8 Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	5d	1	1.11mi
68365 Tahquitz Rd Unit 6 Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	24d	1	1.11mi
36953 Bankside Dr Unit 10 Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	24d	1	1.12mi
36953 Bankside Dr Unit A Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	26d	1	1.12mi
36953 Bankside Dr Unit 5 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	4d	1	1.12mi
69333 E Palm Canyon Dr Spc 176 Cathedral City, CA	1.0	1.0	560	$1,500	$2.68	1d	1	1.20mi
37700 Van Fleet St Unit 3 Cathedral City, CA	1.0	1.0	525	$1,395	$2.66	45d	1	1.20mi

Listing history 21 events

1. 2026-06-21
   days on market $54,000 Active 117 DOM
2. 2026-06-18
   days on market $54,000 Active 114 DOM
3. 2026-06-17
   days on market $54,000 Active 113 DOM
4. 2026-06-16
   days on market $54,000 Active 112 DOM
5. 2026-06-15
   days on market $54,000 Active 111 DOM
6. 2026-06-13
   days on market $54,000 Active 109 DOM
7. 2026-06-13
   days on market $54,000 Active 108 DOM
8. 2026-06-09
   days on market $54,000 Active 105 DOM
9. 2026-06-08
   days on market $54,000 Active 104 DOM
10. 2026-06-07
    days on market $54,000 Active 103 DOM
11. 2026-06-04
    days on market $54,000 Active 100 DOM
12. 2026-06-03
    days on market $54,000 Active 99 DOM
13. 2026-06-02
    days on market $54,000 Active 98 DOM
14. 2026-06-01
    days on market $54,000 Active 97 DOM
15. 2026-05-31
    days on market $54,000 Active 96 DOM
16. 2026-02-18
    listed $54,000 Active 1671-char remark

    Show marketing remark (1671 chars)

    Located at 108 Dromedary in the desirable 55+ Caliente Sands Mobile Home Community, this cozy 1975 Skyline single-wide home was built with 660 sq. ft. , and there is an addition of approximately 96 sq. ft. to the home's living room. The home has been stylishly updated inside and boasts stainless steel appliances and sink in the kitchen, newer laminate flooring and other aesthetic improvements that enhance the entire home, inside and out. Entry to the residence is through a double-glass slider which leads into the expanded, spacious living room. The roomy kitchen with dine-in space is to the right, at the front of the home. Beyond the living area, to the left, is hallway which leads down to guest bedroom. Further down is the nicely remodeled full bathroom with newer vanity. The home's laundry area with stacked washer / dryer unit is next and further still, at the west end of the home is the primary bedroom. A door at the back of the main living area opens to a private, three-season room suitable for gym equipment or an art studio; from this area one can also access to the private side yard. The home has central gas heating and cooling is provided by the home's two window air conditioning units; the home also has ceiling fans in the kitchen, living area and both bedrooms. An outstanding feature of the home is its location on a corner lot that provides ample space for both side-by-side parking under a covered awning and for outdoor seating. There is one storage shed on the premises. Monthly space rent for the new owner of this charming home will be $860.00, a figure that must be verified by any buyer; park approval is required to close any sale.

17. 2018-12-26
    price $15,000 251-char remark

    Show marketing remark (251 chars)

    Probate Sale: 55+ Park, Single wide with additional porch add - on, original condition - 2 bedroom 2 bathroom in Caliente Sands Mobile Home Park. Large patio area. Located centrally between Palm Springs and Rancho Mirage, close to shopping and dining.

18. 2018-12-21
    soldstatus $7,500 Closed 251-char remark

    Show marketing remark (251 chars)

    Probate Sale: 55+ Park, Single wide with additional porch add - on, original condition - 2 bedroom 2 bathroom in Caliente Sands Mobile Home Park. Large patio area. Located centrally between Palm Springs and Rancho Mirage, close to shopping and dining.

19. 2018-12-21
    soldstatus $7,500 Closed 251-char remark

    Show marketing remark (251 chars)

    Probate Sale: 55+ Park, Single wide with additional porch add - on, original condition - 2 bedroom 2 bathroom in Caliente Sands Mobile Home Park. Large patio area. Located centrally between Palm Springs and Rancho Mirage, close to shopping and dining.

20. 2018-11-26
    status Backup Offers Accepted 251-char remark

    Show marketing remark (251 chars)

    Probate Sale: 55+ Park, Single wide with additional porch add - on, original condition - 2 bedroom 2 bathroom in Caliente Sands Mobile Home Park. Large patio area. Located centrally between Palm Springs and Rancho Mirage, close to shopping and dining.

21. 2018-10-26
    listed $19,000 Active 251-char remark

    Show marketing remark (251 chars)

    Probate Sale: 55+ Park, Single wide with additional porch add - on, original condition - 2 bedroom 2 bathroom in Caliente Sands Mobile Home Park. Large patio area. Located centrally between Palm Springs and Rancho Mirage, close to shopping and dining.

ⓘ 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: $21,741
• − Mortgage interest: −$3,025
• − Property taxes: −$810
• − Insurance: −$270
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$1,571
• Taxable income: $12,587
• Est. tax owed @ 24.0%: −$3,021
• After-tax cash flow: $9,676/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

+184.2% since first listed

6 events — show timeline

• 2026-02-18 Listed $54,000 GPSMLS
• 2018-12-26 Price Changed $15,000 GPSMLS
• 2018-12-21 Sold (MLS) $7,500 GPSMLS
• 2018-12-21 Sold (MLS) $7,500 GPSMLS
• 2018-11-26 Pending — GPSMLS
• 2018-10-26 Listed $19,000 GPSMLS