68110 Empalmo Rd · Cathedral City, CA 92234

$439,000

3 bd · 2.0 ba · 1,477 sqft · SingleFamily public records · 90 Days on market

Built 1989 8,276 sqft lot $297/sqft · 14% below area Est $513k · 14% under

---

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 +17.4/30.0
• ARV discount +14.0/15.0
• DSCR +5.4/10.0
• 1% rule +3.9/10.0
• 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

Lowest Priced Single Family Residence in Cathedral City | No HOA | Solar | No Lease Land | Fixer with Large Lot & Pool Potential As of the time of this listing, 68110 Empalmo Road is the lowest priced single family residence in all of Cathedral City creating a rare opportunity for both investors and homebuyers to enter the market at an exceptional price point. Located in the desirable Panorama neighborhood, known for its established homes and central convenience, this 3 bedroom, 2 bath residence offers approximately 1,477 square feet of living space on an oversized 8,000+ square foot lot. This fixer presents a blank canvas ready for your vision. Whether you're an investor seeking a value-add project or a homebuyer looking to personalize and build sweat equity, the functional layout, natural light, spacious living area, and 2 car garage provide a solid starting point. The expansive backyard offers ample room for a pool, outdoor entertaining space, or future enhancements- perfect for creating your own private desert retreat. Conveniently located near shopping, dining, schools, and commuter routes, this property combines location, lot size, and opportunity in one compelling package. Fixer. Blank canvas. Equity potential. Room to grow. Bring your ideas and make it your own!

Key facts

• No lease land
• Solar
• Large lot

Tags

• NO HOA
• SOLAR
• NO LEASE LAND
• LARGE LOT
• POOL POTENTIAL
• EXPANSIVE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $439k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $391k (11.0% below list).
• Recommended offer: $391k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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); 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); 70% 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 $3,909/mo this rent would consume 64% 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 $3k of loan paydown is wiped out by about $13k 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.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($413k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $71k; list at $439k implies a 518% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $390,917 (11.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.89% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 9.4

CMA / ARV

• ARV (median comp): $513,145
• List price: $439,000
• Delta: -14.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
68015 Estio Rd	0.19mi	3/2.0	1,352 (-8%)	2mo	$436,400	$323	76
68073 Madrid Rd	0.32mi	3/2.0	1,580 (+7%)	0mo	$526,500	$333	73
68325 Peladora Rd	0.33mi	3/2.0	1,320 (-11%)	2mo	$532,000	$403	65
68750 Fortuna Rd	0.61mi	3/2.0	1,565 (+6%)	2mo	$500,000	$319	60
67705 Ovante Rd	0.57mi	4/2.0 (+1)	1,531 (+4%)	4mo	$467,000	$305	59
68495 Pasada Rd	0.30mi	4/3.0 (+1)	1,659 (+12%)	0mo	$505,000	$304	56
68090 Santelmo Rd	0.30mi	4/3.0 (+1)	1,681 (+14%)	0mo	$510,000	$303	54
68220 Risueno Rd	0.72mi	3/2.0	1,350 (-9%)	0mo	$469,000	$347	52
29597 E Trancas Dr	0.70mi	2/2.5 (-1)	1,576 (+7%)	3mo	$419,000	$266	47
67720 S Natoma Dr	0.69mi	3/2.5	1,684 (+14%)	0mo	$474,900	$282	42
68785 Jarana Rd	0.70mi	3/2.5	1,281 (-13%)	3mo	$510,000	$398	41
68875 Vista Chino	0.66mi	4/2.5 (+1)	1,685 (+14%)	4mo	$515,000	$306	35

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-49,364
• Equity at exit: $65,456

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-12,797
• Equity at exit: $37,957

Cash invested: $122,920 (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: 9.4×

Monthly cashflow live

• Estimated rent: $3,909 high
• Mortgage (P&I): −$2,302
• Tax from tax record: −$273 /mo · $3,278/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$821
• Net cashflow: $330

Break-even live

Break-even rent $3,491

Max offer price $439,000

Occupancy floor 87%

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68320 Espada Rd Cathedral City, CA	4.0	3.0	1600	$2,995	$1.87	43d	1	0.21mi
68325 Peladora Rd Cathedral City, CA	3.0	2.0	1320	$3,199	$2.42	14d	1	0.30mi
28763 E Portales Dr Cathedral City, CA	2.0	2.0	984	$4,200	$4.27	7d	1	0.33mi
27875 Avenida Maravilla Cathedral City, CA	4.0	3.0	1865	$4,650	$2.49	2d	1	0.35mi
67847 N Portales Dr Unit 288 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	43d	1	0.40mi
67821 N Portales Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	43d	1	0.43mi
67821 N Portales Dr Unit 251 Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	24d	1	0.43mi
28868 Isleta Ct Unit 702 Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	24d	1	0.44mi
28868 Isleta Ct Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	43d	1	0.44mi
29199 E Portales Dr Unit 702 Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	43d	1	0.45mi
68125 Alva Ct Cathedral City, CA	3.0	2.0	1544	$3,200	$2.07	43d	1	0.45mi
28827 Isleta Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	43d	1	0.46mi
67765 Ovante Rd Cathedral City, CA	3.0	2.0	1446	$2,699	$1.87	14d	1	0.52mi
68640 Tachevah Dr Cathedral City, CA	3.0	2.0	1290	$3,200	$2.48	24d	1	0.57mi
68640 Tachevah Dr Cathedral City, CA	3.0	2.0	1290	$3,200	$2.48	12d	1	0.57mi
28914 Desert Princess Dr Unit 702 Palm Springs, CA	2.0	2.0	1212	$4,200	$3.47	24d	1	0.59mi
28964 Desert Princess Dr Cathedral City, CA	2.0	2.0	1177	$2,700	$2.29	43d	1	0.60mi
28464 Taos Ct Cathedral City, CA	2.0	2.0	1212	$2,100	$1.73	23d	1	0.61mi
29118 Desert Princess Dr Unit 702 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	43d	1	0.61mi
67645 S Natoma Dr Cathedral City, CA	2.0	3.0	1686	$6,800	$4.03	43d	1	0.62mi
28602 Taos Ct Cathedral City, CA	2.0	2.0	1212	$4,000	$3.30	43d	1	0.63mi
29521 E Trancas Dr Cathedral City, CA	2.0	3.0	1576	$5,500	$3.49	43d	1	0.64mi
28477 Taos Ct Cathedral City, CA	2.0	2.0	1212	$4,000	$3.30	43d	1	0.64mi
28859 Desert Princess Dr Cathedral City, CA	3.0	2.0	1285	$3,700	$2.88	43d	1	0.65mi
28656 Taos Ct Cathedral City, CA	2.0	2.0	1177	$2,200	$1.87	43d	1	0.65mi
67553 N Portales Dr Unit 288 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	24d	1	0.67mi
67553 N Portales Dr Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	43d	1	0.67mi
68725 Tachevah Dr Cathedral City, CA	3.0	3.0	1822	$4,500	$2.47	43d	1	0.67mi
28764 Taos Ct Cathedral City, CA	2.0	2.0	1177	$4,400	$3.74	43d	1	0.68mi
67665 Lagos Way Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	43d	1	0.68mi
67552 N Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	43d	1	0.68mi
29576 Sandy Ct Cathedral City, CA	3.0	2.0	1503	$5,000	$3.33	43d	1	0.69mi
67727 S Natoma Dr Cathedral City, CA	2.0	3.0	1425	$4,500	$3.16	43d	1	0.70mi
28455 Avenida La Vis Unit B Cathedral City, CA	2.0	2.0	1100	$1,995	$1.81	43d	1	0.71mi
68705 Tortuga Rd Cathedral City, CA	3.0	2.0	1248	$3,600	$2.88	43d	1	0.75mi
67595 Lagos Way Cathedral City, CA	3.0	3.0	1285	$3,500	$2.72	43d	1	0.75mi
27500 Avenida Quintana Cathedral City, CA	3.0	2.0	1865	$3,500	$1.88	21d	1	0.76mi
67646 S Natoma Dr Cathedral City, CA	2.0	3.0	1686	$6,000	$3.56	43d	1	0.76mi
29756 Sandy Ct Cathedral City, CA	3.0	3.0	1732	$4,900	$2.83	43d	1	0.76mi
67659 S Natoma Dr Cathedral City, CA	2.0	2.5	1684	$6,800	$4.04	43d	1	0.76mi

Listing history 4 events

1. 2026-04-22
   price $439,000 1297-char remark

   Show marketing remark (1297 chars)

   Lowest Priced Single Family Residence in Cathedral City | No HOA | Solar | No Lease Land | Fixer with Large Lot & Pool Potential As of the time of this listing, 68110 Empalmo Road is the lowest priced single family residence in all of Cathedral City creating a rare opportunity for both investors and homebuyers to enter the market at an exceptional price point. Located in the desirable Panorama neighborhood, known for its established homes and central convenience, this 3 bedroom, 2 bath residence offers approximately 1,477 square feet of living space on an oversized 8,000+ square foot lot. This fixer presents a blank canvas ready for your vision. Whether you're an investor seeking a value-add project or a homebuyer looking to personalize and build sweat equity, the functional layout, natural light, spacious living area, and 2 car garage provide a solid starting point. The expansive backyard offers ample room for a pool, outdoor entertaining space, or future enhancements- perfect for creating your own private desert retreat. Conveniently located near shopping, dining, schools, and commuter routes, this property combines location, lot size, and opportunity in one compelling package. Fixer. Blank canvas. Equity potential. Room to grow. Bring your ideas and make it your own!

2. 2026-02-28
   listed $449,000 Active 1297-char remark

   Show marketing remark (1297 chars)

   Lowest Priced Single Family Residence in Cathedral City | No HOA | Solar | No Lease Land | Fixer with Large Lot & Pool Potential As of the time of this listing, 68110 Empalmo Road is the lowest priced single family residence in all of Cathedral City creating a rare opportunity for both investors and homebuyers to enter the market at an exceptional price point. Located in the desirable Panorama neighborhood, known for its established homes and central convenience, this 3 bedroom, 2 bath residence offers approximately 1,477 square feet of living space on an oversized 8,000+ square foot lot. This fixer presents a blank canvas ready for your vision. Whether you're an investor seeking a value-add project or a homebuyer looking to personalize and build sweat equity, the functional layout, natural light, spacious living area, and 2 car garage provide a solid starting point. The expansive backyard offers ample room for a pool, outdoor entertaining space, or future enhancements- perfect for creating your own private desert retreat. Conveniently located near shopping, dining, schools, and commuter routes, this property combines location, lot size, and opportunity in one compelling package. Fixer. Blank canvas. Equity potential. Room to grow. Bring your ideas and make it your own!

3. 1995-12-29
   soldstatus $71,000
4. 1989-03-03
   soldstatus $20,000

ⓘ 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: $3,278 · $273/mo
• Projected year-2 tax: $3,336 · $278/mo
• Expected delta: +$58/yr (+$5/mo · 1.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 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: $46,910
• − Mortgage interest: −$24,591
• − Property taxes: −$3,278
• − Insurance: −$2,195
• − Repairs & maintenance: −$3,753
• − Management: −$3,753
• − Depreciation: −$12,771
• Taxable loss: −$3,431
• Est. tax savings @ 24.0%: +$823
• After-tax cash flow: $4,783/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

+2095.0% since first listed

4 events — show timeline

• 2026-04-22 Price Changed $439,000 GPSMLS
• 2026-02-28 Listed $449,000 GPSMLS
• 1995-12-29 Sold (Public Records) $71,000 Public Records
• 1989-03-03 Sold (Public Records) $20,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $3,278 · +0.4% YoY. Source: county tax records.