375 Andorra Way · Cathedral City, CA 92234

$189,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 48 Days on market

Built 1977 5,000 sqft lot $121/sqft · 59% 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 MLS

Priced for quick sale!! Charming 2 bedroom 2 bath mobile home in 55+ country club community. Move-in condition. This beautiful golf course community offers stunning views of the San Jacinto Mountains. The home has a living room, large den/dining area, large bright kitchen with breakfast bar and lots of storage. There is an evaporative cooler along with the AC and 2-car tandem carport. A large side patio is ideal for outdoor entertaining. Community amenities include an 18-hole golf course with putting green, driving range, 4 pools and spas, lighted tennis courts, shuffleboard, fitness center and club house.

Key facts

• Pickleball courts
• Swimming pools
• Public golf course

Tags

• MOUNTAIN VIEWS
• PUBLIC GOLF COURSE
• SWIMMING POOLS
• WHIRLPOOL STYLE SPAS
• TENNIS COURTS
• PICKLEBALL COURTS

Property features AI

Finance

• Other: Park manager approval required for sale; Mobile home to remain with sale; Disclosures include CC&R, owner is a licensed real estate agent, and a home warranty plan
• Financial info: Land lease listed (annual lease amount indicated separately); Monthly space rent noted (park information)
• HOA & community: Senior community in a gated park; Community amenities: dog park, trailer storage, pickleball courts, golf course within development; Community pool (in-ground, community)

Exterior

• Parking: Total 8 parking spaces; 4 covered carport spaces; Attached covered carport
• Security: Gated community; Community security features
• Utilities: Water provided by a water district (Desert Water Agency); Sewer is in street, paid; Space rent includes gas, water, and trash
• Home design: Detached single-wide mobile home; One level; Entry at ground level with steps; Front door faces north
• Construction: Aluminum siding; Pier jacks foundation; Mobile home manufactured in 1977 (Silver Crest model); Single-wide, 12 ft wide by 65 ft long
• Exterior features: Covered concrete slab patio; Accessory buildings on property; Partial block fencing; Rectangular lot; Street lights on frontage; Road frontage on state road with asphalt; Front door faces north; Updated / remodeled condition; Has mountain peek-a-boo view

Interior

• Kitchen: Quartz counters; Skylight(s); Remodeled kitchen; Kitchen island; Dishwasher; Gas range / gas oven / gas cooktop; Microwave; Refrigerator; Ice maker; Water line to refrigerator
• Bedrooms: Great room (listed as a room)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Dry bar; Sliding doors; Skylight window treatments; Partially furnished; Entry at ground level with steps into the living room
• Laundry & utility: Washer and dryer; Laundry area; Water heater (central); Washer/Dryer located in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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); 530 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $3,451/mo this rent would consume 56% 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 $6k 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 $53k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $12k; list at $189k implies a 1475% 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 $183,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1977 — 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: 1.83% ✓
• Cap rate: 15.31%
• Cash-on-cash: 32.20%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (median comp): $118,582
• List price: $189,000
• Delta: 59.38%
• 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
309 Via Don Benito	0.08mi	2/2.0 (-1)	1,560 (0%)	0mo	$119,000	$76	91
318 Via Don Benito	0.05mi	2/2.0 (-1)	1,536 (-2%)	2mo	$85,000	$55	88
337 Via Don Benito	0.15mi	2/2.0 (-1)	1,608 (+3%)	0mo	$77,000	$48	83
447 Paseo Perdido	0.19mi	2/2.0 (-1)	1,590 (+2%)	1mo	$55,000	$35	82
379 Avenida Andorra	0.12mi	2/2.0 (-1)	1,640 (+5%)	6mo	$120,000	$73	76
312 Via Don Benito	0.07mi	2/2.0 (-1)	1,440 (-8%)	7mo	$89,500	$62	73
443 Paseo Perdido	0.20mi	2/2.0 (-1)	1,440 (-8%)	0mo	$65,000	$45	72
464 Cerritos Way	0.21mi	2/2.0 (-1)	1,440 (-8%)	2mo	$95,000	$66	70
327 VíA Don Benito	0.17mi	2/2.0 (-1)	1,440 (-8%)	7mo	$100,000	$69	68
409 S Paseo Laredo	0.29mi	2/2.0 (-1)	1,440 (-8%)	2mo	$58,000	$40	67
451 Paseo Perdido	0.28mi	2/2.0 (-1)	1,680 (+8%)	3mo	$112,000	$67	66
143 Lincoln Downs St	0.47mi	2/2.0 (-1)	1,496 (-4%)	9mo	$160,000	$107	59

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: 27.5%
• Equity multiple: 2.15×
• Total profit: $60,624
• Equity at exit: $28,181

10-year hold

• IRR: 35.1%
• Equity multiple: 4.26×
• Total profit: $172,603
• Equity at exit: $16,341

Cash invested: $52,920 (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: 530
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $3,451 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$725
• Net cashflow: $1,420

Break-even live

Break-even rent $1,653

Max offer price $189,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,550	-5% $1,485	+0% $1,420	+5% $1,355	+10% $1,289
Rent	-10% $1,147	-5% $1,284	+0% $1,420	+5% $1,556	+10% $1,692
Rate	-1.0pp $1,515	-0.5pp $1,468	base $1,420	+0.5pp $1,371	+1.0pp $1,321

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 32 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	45d	1	0.17mi
37800 Da Vall Dr #12 Rancho Mirage, CA	2.0	2.0	1387	$2,400	$1.73	45d	1	0.26mi
70181 Chappel Rd Rancho Mirage, CA	4.0	3.0	2000	$5,900	$2.95	45d	1	0.39mi
23 Tennis Club Dr Rancho Mirage, CA	3.0	2.0	1899	$3,600	$1.90	25d	1	0.40mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	45d	1	0.40mi
30 Tennis Club Dr Rancho Mirage, CA	3.0	2.0	1920	$3,500	$1.82	4d	1	0.40mi
70170 Sun Valley Dr Rancho Mirage, CA	2.0	2.0	1368	$3,800	$2.78	5d	1	0.41mi
250 S Paseo Laredo Cathedral City, CA	2.0	2.0	1600	$1,800	$1.12	13d	1	0.42mi
22 Calle Escala Rancho Mirage, CA	3.0	2.5	2116	$3,800	$1.80	12d	1	0.42mi
13 Tennis Club Dr Rancho Mirage, CA	3.0	3.0	2079	$4,500	$2.16	18d	1	0.48mi
70100 Mirage Cove Dr #10 Rancho Mirage, CA	3.0	2.0	1570	$3,000	$1.91	45d	1	0.63mi
70451 Cobb Rd Rancho Mirage, CA	3.0	2.0	2148	$3,750	$1.75	45d	1	0.65mi
13 Vista Mirage Way Rancho Mirage, CA	3.0	2.0	2071	$3,700	$1.79	45d	1	0.86mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	45d	1	0.87mi
4 Saturn Cir Rancho Mirage, CA	3.0	2.0	1948	$4,400	$2.26	5d	1	0.93mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	45d	1	0.99mi
8 Mission Ct Rancho Mirage, CA	2.0	2.0	1540	$2,500	$1.62	19d	1	1.01mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	45d	1	1.01mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	45d	1	1.04mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	45d	1	1.04mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	25d	1	1.06mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	13d	1	1.08mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	5d	1	1.19mi
522 Desert West Dr Rancho Mirage, CA	2.0	2.0	1984	$4,500	$2.27	45d	1	1.20mi
40080 Via Buena Vista Rancho Mirage, CA	3.0	3.0	1848	$3,800	$2.06	25d	1	1.26mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	45d	1	1.30mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	45d	1	1.31mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	21d	1	1.33mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	23d	1	1.38mi
714 Inverness Dr Rancho Mirage, CA	3.0	3.0	2227	$3,500	$1.57	45d	1	1.45mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	16d	1	1.48mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	45d	1	1.48mi

Listing history 19 events

1. 2026-06-21
   days on market $189,000 Active 48 DOM
2. 2026-06-18
   days on market $189,000 Active 45 DOM
3. 2026-06-17
   days on market $189,000 Active 44 DOM
4. 2026-06-16
   days on market $189,000 Active 43 DOM
5. 2026-06-15
   days on market $189,000 Active 42 DOM
6. 2026-06-13
   days on market $189,000 Active 40 DOM
7. 2026-06-13
   days on market $189,000 Active 39 DOM
8. 2026-06-09
   days on market $189,000 Active 36 DOM
9. 2026-06-08
   days on market $189,000 Active 35 DOM
10. 2026-06-07
    days on market $189,000 Active 34 DOM
11. 2026-06-04
    days on market $189,000 Active 31 DOM
12. 2026-06-03
    days on market $189,000 Active 30 DOM
13. 2026-06-02
    days on market $189,000 Active 29 DOM
14. 2026-06-01
    days on market $189,000 Active 28 DOM
15. 2026-05-31
    days on market $189,000 Active 27 DOM
16. 2026-05-04
    listed $189,000 Active 1723-char remark
17. 2009-09-02
    soldstatus $12,000 613-char remark

    Show marketing remark (613 chars)

    Priced for quick sale!! Charming 2 bedroom 2 bath mobile home in 55+ country club community. Move-in condition. This beautiful golf course community offers stunning views of the San Jacinto Mountains. The home has a living room, large den/dining area, large bright kitchen with breakfast bar and lots of storage. There is an evaporative cooler along with the AC and 2-car tandem carport. A large side patio is ideal for outdoor entertaining. Community amenities include an 18-hole golf course with putting green, driving range, 4 pools and spas, lighted tennis courts, shuffleboard, fitness center and club house.

18. 2009-09-02
    soldstatus $12,000 Closed 613-char remark

    Show marketing remark (613 chars)

    Priced for quick sale!! Charming 2 bedroom 2 bath mobile home in 55+ country club community. Move-in condition. This beautiful golf course community offers stunning views of the San Jacinto Mountains. The home has a living room, large den/dining area, large bright kitchen with breakfast bar and lots of storage. There is an evaporative cooler along with the AC and 2-car tandem carport. A large side patio is ideal for outdoor entertaining. Community amenities include an 18-hole golf course with putting green, driving range, 4 pools and spas, lighted tennis courts, shuffleboard, fitness center and club house.

19. 2009-03-01
    listed $18,900 613-char remark

    Show marketing remark (613 chars)

    Priced for quick sale!! Charming 2 bedroom 2 bath mobile home in 55+ country club community. Move-in condition. This beautiful golf course community offers stunning views of the San Jacinto Mountains. The home has a living room, large den/dining area, large bright kitchen with breakfast bar and lots of storage. There is an evaporative cooler along with the AC and 2-car tandem carport. A large side patio is ideal for outdoor entertaining. Community amenities include an 18-hole golf course with putting green, driving range, 4 pools and spas, lighted tennis courts, shuffleboard, fitness center and club house.

ⓘ 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: $41,408
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$3,313
• − Management: −$3,313
• − Depreciation: −$5,498
• Taxable income: $14,917
• Est. tax owed @ 24.0%: −$3,580
• After-tax cash flow: $13,458/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

+900.0% since first listed

4 events — show timeline

• 2026-05-04 Listed $189,000 GPSMLS
• 2009-09-02 Sold (MLS) $12,000 GPSMLS
• 2009-09-02 Sold (MLS) $12,000 GPSMLS
• 2009-03-01 Listed $18,900 GPSMLS

Property tax history

-7.3%/yr

Latest (2025): $93 · -0.4% YoY. Source: county tax records.