147 Estrada Way · Cathedral City, CA 92234

$89,000

2 bd · 2.0 ba · 1,584 sqft · Manufactured · 48 Days on market

Built 1972 $56/sqft · at area comps Est $88k · at est.

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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 +7.1/15.0
• 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

Discover the potential of this 2 bed, 2 bath mobile home nestled within the charming Date Palm Country Club. This spacious 1584 sq ft property is attractively priced for a quick sale. Enjoy the abundance of natural light through dual-pane windows in the inviting front living room, offering peekaboo mountain views. Sold furnished and 'as is, ' this property is a blank canvas awaiting your personal touch. With some TLC, transform this space into your very own cozy desert retreat. The backyard has mature landscaping, ensuring privacy and offering an opportunity to create your ideal outdoor living space.

Key facts

• Fresh paint
• New quartz counters
• Recently renovated

Tags

• RECENTLY RENOVATED
• NEW QUARTZ COUNTERS
• FULLY-RENOVATED MASTER BATH
• CURBLESS FLUSH SHOWER
• FRESH PAINT
• NEW CERAMIC TILE FLOORING

Property features AI

Finance

• Other: Park manager approval required; Number of spaces at site: 2; One shed on property; Park manager contact available
• Financial info: Monthly space rent (land lease) $1,385; Land type: Lease
• HOA & community: No monthly association fee; Senior community; Community features include dog park, pickleball courts, and golf course within development; Gated community

Exterior

• Parking: Attached carport; 2 uncovered/carport parking spaces (2 total parking spaces)
• Security: Automatic gate; Gated community
• Utilities: Water served by a water district (CVWD); Sewer in street (paid); PUD: yes
• Home design: Detached double-wide manufactured home; Single-story; Hillcrest model; 1972 manufacture date; Has mountain and peek-a-boo views; Property updated/remodeled with additions/alterations; Located in a senior park community (Date Palm Country Club)
• Construction: Double wide manufactured home; Year of manufacture 1972; Mobile home will remain
• Exterior features: Automatic gate / gated community; Covered concrete slab patio; Block fencing / fenced yard; Back yard; Street lights; Sprinkler system with timer; Tennis court (on property / community)

Interior

• Kitchen: Quartz counters; Dishwasher; Microwave
• Bedrooms: Master suite with walk-in closet
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 2 full bathrooms; Remodeled bathroom(s) with shower and tub
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Recessed lighting; Sliding doors; Partially furnished
• Laundry & utility: Laundry in an individual room; Stackable washer/dryer hookup; Gas water heater (in laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.9% 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); 52% 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 $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $86,330 (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 1972 — 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: 3.16% ✓
• Cap rate: 27.94%
• Cash-on-cash: 77.32%
• DSCR: 4.44
• GRM: 2.6

CMA / ARV

• ARV (median comp): $88,176
• List price: $89,000
• Delta: 0.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 Estrada Way	0.01mi	2/2.0	1,440 (-9%)	1mo	$46,500	$32	84
126 Via Valverde	0.04mi	2/2.0	1,440 (-9%)	2mo	$179,500	$125	81
67 Paseo Laredo North	0.30mi	2/2.0	1,440 (-9%)	1mo	$55,000	$38	70
229 Calle Leandro	0.27mi	2/2.0	1,440 (-9%)	3mo	$90,000	$63	70
35 N Paseo Laredo	0.31mi	2/2.0	1,440 (-9%)	4mo	$157,000	$109	67
30 Paseo Laredo North	0.18mi	2/2.0	1,368 (-14%)	6mo	$75,000	$55	64
12 Via Valverde	0.32mi	3/2.0 (+1)	1,440 (-9%)	5mo	$120,000	$83	61
24 Mesa View Dr	0.63mi	2/2.0	1,440 (-9%)	2mo	$68,000	$47	53
257 Wolf	0.65mi	2/2.0	1,440 (-9%)	3mo	$75,000	$52	52
316 Little Deer	0.64mi	2/2.0	1,440 (-9%)	5mo	$70,000	$49	51
96 Sand Crk	0.70mi	2/2.0	1,456 (-8%)	8mo	$150,000	$103	47
299 Butterfield	0.64mi	3/2.0 (+1)	1,368 (-14%)	6mo	$156,000	$114	37

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: 77.6%
• Equity multiple: 4.55×
• Total profit: $88,505
• Equity at exit: $13,270

10-year hold

• IRR: 81.2%
• Equity multiple: 9.49×
• Total profit: $211,488
• Equity at exit: $7,695

Cash invested: $24,920 (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: 2.6×

Monthly cashflow live

• Estimated rent: $2,811 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $1,606

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 38%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	43d	1	0.03mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	43d	1	0.06mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	20d	1	0.32mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	43d	1	0.43mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	14d	1	0.50mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	43d	1	0.50mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	21d	1	0.57mi
250 S Paseo Laredo Cathedral City, CA	2.0	2.0	1600	$1,800	$1.12	12d	1	0.61mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	43d	1	0.62mi
251 S Paseo Laredo Unit 251 Cathedral City, CA	1.0	2.0	1440	$2,550	$1.77	24d	1	0.62mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	43d	1	0.64mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	43d	1	0.71mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	18d	1	0.75mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	43d	1	0.79mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	43d	1	0.84mi
13 Vista Mirage Way Rancho Mirage, CA	3.0	2.0	2071	$3,700	$1.79	44d	1	0.87mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	2d	1	0.93mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	43d	1	0.94mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	7d	1	0.97mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	43d	1	1.07mi
5 Chandra Ln Rancho Mirage, CA	3.0	2.0	2015	$4,000	$1.99	43d	1	1.07mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	43d	1	1.08mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	43d	1	1.11mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	13d	1	1.11mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	10d	1	1.11mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	21d	1	1.11mi
522 Desert West Dr Rancho Mirage, CA	2.0	2.0	1984	$4,500	$2.27	43d	1	1.13mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	43d	1	1.13mi
22 Calle Escala Rancho Mirage, CA	3.0	2.5	2116	$3,800	$1.80	10d	1	1.18mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	43d	1	1.20mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	14d	1	1.20mi
70170 Sun Valley Dr Rancho Mirage, CA	2.0	2.0	1368	$3,800	$2.78	4d	1	1.24mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	24d	1	1.24mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	24d	1	1.25mi
37800 Da Vall Dr #12 Rancho Mirage, CA	2.0	2.0	1387	$2,400	$1.73	43d	1	1.26mi
8 Mission Ct Rancho Mirage, CA	2.0	2.0	1540	$2,500	$1.62	18d	1	1.26mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	24d	1	1.27mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	12d	1	1.28mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	43d	1	1.29mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	43d	1	1.31mi

Listing history 22 events

1. 2026-06-18
   days on market $89,000 Active 48 DOM
2. 2026-06-17
   days on market $89,000 Active 47 DOM
3. 2026-06-16
   days on market $89,000 Active 46 DOM
4. 2026-06-15
   days on market $89,000 Active 45 DOM
5. 2026-06-13
   days on market $89,000 Active 43 DOM
6. 2026-06-13
   pricedays on market $89,000 Active 42 DOM
7. 2026-06-09
   days on market $90,000 Active 39 DOM
8. 2026-06-08
   days on market $90,000 Active 38 DOM
9. 2026-06-07
   days on market $90,000 Active 37 DOM
10. 2026-06-04
    days on market $90,000 Active 34 DOM
11. 2026-06-03
    days on market $90,000 Active 33 DOM
12. 2026-06-02
    days on market $90,000 Active 32 DOM
13. 2026-06-01
    days on market $90,000 Active 31 DOM
14. 2026-05-31
    days on market $90,000 Active 30 DOM
15. 2026-05-01
    listed $95,000 Active 901-char remark
16. 2023-10-26
    soldstatus $69,999 Closed 607-char remark

    Show marketing remark (607 chars)

    Discover the potential of this 2 bed, 2 bath mobile home nestled within the charming Date Palm Country Club. This spacious 1584 sq ft property is attractively priced for a quick sale. Enjoy the abundance of natural light through dual-pane windows in the inviting front living room, offering peekaboo mountain views. Sold furnished and 'as is, ' this property is a blank canvas awaiting your personal touch. With some TLC, transform this space into your very own cozy desert retreat. The backyard has mature landscaping, ensuring privacy and offering an opportunity to create your ideal outdoor living space.

17. 2023-10-20
    historical Active Under Contract 607-char remark

    Show marketing remark (607 chars)

    Discover the potential of this 2 bed, 2 bath mobile home nestled within the charming Date Palm Country Club. This spacious 1584 sq ft property is attractively priced for a quick sale. Enjoy the abundance of natural light through dual-pane windows in the inviting front living room, offering peekaboo mountain views. Sold furnished and 'as is, ' this property is a blank canvas awaiting your personal touch. With some TLC, transform this space into your very own cozy desert retreat. The backyard has mature landscaping, ensuring privacy and offering an opportunity to create your ideal outdoor living space.

18. 2023-10-02
    listed $69,999 Active 607-char remark

    Show marketing remark (607 chars)

    Discover the potential of this 2 bed, 2 bath mobile home nestled within the charming Date Palm Country Club. This spacious 1584 sq ft property is attractively priced for a quick sale. Enjoy the abundance of natural light through dual-pane windows in the inviting front living room, offering peekaboo mountain views. Sold furnished and 'as is, ' this property is a blank canvas awaiting your personal touch. With some TLC, transform this space into your very own cozy desert retreat. The backyard has mature landscaping, ensuring privacy and offering an opportunity to create your ideal outdoor living space.

19. 2008-06-13
    historical
20. 2006-12-13
    listed $29,999
21. 2006-10-17
    historical
22. 2006-04-17
    listed $44,900

ⓘ 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: $33,731
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$2,699
• − Management: −$2,699
• − Depreciation: −$2,589
• Taxable income: $18,980
• Est. tax owed @ 24.0%: −$4,555
• After-tax cash flow: $14,712/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

+98.2% since first listed

10 events — show timeline

• 2026-06-11 Price Changed $89,000 GPSMLS
• 2026-05-23 Price Changed $90,000 GPSMLS
• 2026-05-01 Listed $95,000 GPSMLS
• 2023-10-26 Sold (MLS) $69,999 GPSMLS
• 2023-10-20 Contingent — GPSMLS
• 2023-10-02 Listed $69,999 GPSMLS
• 2008-06-13 Listing Removed — GPSMLS
• 2006-12-13 Listed $29,999 GPSMLS
• 2006-10-17 Listing Removed — GPSMLS
• 2006-04-17 Listed $44,900 GPSMLS