119 Mount Ararat Dr · Cathedral City, CA 92234

$119,000

3 bd · 2.0 ba · 1,862 sqft · Manufactured public records · 333 Days on market

Built 1989 55 ac lot $64/sqft · 17% below area Est $143k · 17% under

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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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity Awaits in The Canyon - 55+ Gated Community Bring your vision and transform this spacious 2 bedroom, 2 bath manufactured home into your desert dream retreat. With 1,862 square feet of potential, this property offers an open canvas for the buyer ready to remodel and make it their own. The home is being sold as is and does require substantial work, but the possibilities are endless. Located in The Canyon, one of Cathedral City's most sought-after 55+ communities, residents enjoy resort-style amenities including a beautiful clubhouse, two swimming pools, spa, pickleball and tennis courts, shuffleboard, a fitness center, craft room, and billiards. Serene walking paths wind through mature landscaping and highlight stunning mountain views throughout the park. Buyer must be approved by park management. Don't miss this chance to own in a gated, amenity-rich community and create your own oasis in the heart of the desert.

Key facts

• Gated community
• Two swimming pools
• Spa

Tags

• GATED COMMUNITY
• RESORT STYLE AMENITIES
• BEAUTIFUL CLUBHOUSE
• TWO SWIMMING POOLS
• SPA
• PICKLEBALL AND TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.2% 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); 530 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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 $3,291/mo this rent would consume 54% 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 $823 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 333 days — a 12% lower offer ($105k) 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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 333 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.77% ✓
• Cap rate: 25.20%
• Cash-on-cash: 67.53%
• DSCR: 4.00
• GRM: 3.0

CMA / ARV

• ARV (median comp): $143,225
• List price: $119,000
• Delta: -16.91%
• 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
181 Zacharia Dr	0.13mi	2/2.0 (-1)	1,800 (-3%)	1mo	$117,000	$65	82
57 Coble Dr	0.21mi	2/2.0 (-1)	1,920 (+3%)	3mo	$154,000	$80	78
130 Hester Dr	0.11mi	2/2.0 (-1)	2,003 (+8%)	4mo	$159,000	$79	74
307 Coble Dr	0.07mi	3/2.0	1,701 (-9%)	15mo	$158,000	$93	70
224 Settles Dr	0.19mi	3/2.0	1,744 (-6%)	13mo	$225,000	$129	69
314 Armenia Dr	0.12mi	2/2.0 (-1)	1,647 (-12%)	3mo	$169,900	$103	68
228 Settles Dr	0.15mi	2/2.0 (-1)	1,728 (-7%)	12mo	$165,000	$95	66
180 Zacharia Dr	0.14mi	2/2.0 (-1)	1,596 (-14%)	14mo	$108,000	$68	54
147 Hilligoss	0.07mi	2/2.0 (-1)	1,584 (-15%)	16mo	$89,500	$57	53
10 Coble	0.28mi	2/2.0 (-1)	2,100 (+13%)	13mo	$200,000	$95	50
333 Coyote	0.48mi	3/2.0	1,620 (-13%)	10mo	$92,000	$57	48
329 Coyote	0.52mi	2/2.0 (-1)	1,616 (-13%)	13mo	$57,500	$36	38

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: 67.1%
• Equity multiple: 4.03×
• Total profit: $100,855
• Equity at exit: $17,743

10-year hold

• IRR: 71.4%
• Equity multiple: 8.34×
• Total profit: $244,560
• Equity at exit: $10,289

Cash invested: $33,320 (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: 3.0×

Monthly cashflow live

• Estimated rent: $3,291 high
• Mortgage (P&I): −$624
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $1,875

Break-even live

Break-even rent $918

Max offer price $119,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,942	-5% $1,909	+0% $1,875	+5% $1,841	+10% $1,808
Rent	-10% $1,615	-5% $1,745	+0% $1,875	+5% $2,005	+10% $2,135
Rate	-1.0pp $1,935	-0.5pp $1,905	base $1,875	+0.5pp $1,844	+1.0pp $1,813

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	8d	1	0.23mi
33865 Cathedral Canyon Dr Cathedral City, CA	4.0	3.0	1714	$3,300	$1.93	25d	1	0.34mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	25d	1	0.35mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	16d	1	0.41mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	44d	1	0.41mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	4d	1	0.41mi
33909 Navajo Trl Cathedral City, CA	4.0	2.0	1684	$3,400	$2.02	44d	1	0.44mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	5d	1	0.47mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	19d	1	0.52mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	44d	1	0.57mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	16d	1	0.57mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	44d	1	0.59mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	44d	1	0.60mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	23d	1	0.65mi
32790 Aurora Vista Rd Cathedral City, CA	3.0	3.0	2037	$3,300	$1.62	44d	1	0.70mi
33411 Shifting Sands Trl Cathedral City, CA	4.0	2.0	1945	$3,350	$1.72	44d	1	0.73mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	25d	1	0.73mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	44d	1	0.78mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	21d	1	0.79mi
9 Loch Ness Lake Ct Rancho Mirage, CA	4.0	4.5	2373	$5,000	$2.11	44d	1	0.84mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	44d	1	0.88mi
32771 Whispering Palms Trl Cathedral City, CA	4.0	2.0	1600	$2,900	$1.81	44d	1	0.89mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	44d	1	0.92mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	44d	1	0.98mi
6134 Arroyo Rd #6 Palm Springs, CA	4.0	2.5	1551	$3,500	$2.26	44d	1	0.99mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	44d	1	1.10mi
5951 Montecito Dr #5 Palm Springs, CA	3.0	2.5	1551	$2,300	$1.48	44d	1	1.12mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	44d	1	1.12mi
26 Pueblo Vista Dr Palm Springs, CA	3.0	2.0	1487	$3,200	$2.15	44d	1	1.17mi
2420 Los Coyotes Dr Palm Springs, CA	2.0	3.0	1608	$2,600	$1.62	44d	1	1.21mi
69150 San Susanna Ave Cathedral City, CA	3.0	2.0	1290	$2,700	$2.09	0d	1	1.27mi
35349 Rush Ln Cathedral City, CA	3.0	3.0	2196	$3,895	$1.77	25d	1	1.36mi
31675 Victor Rd Cathedral City, CA	4.0	2.0	1887	$3,500	$1.85	44d	1	1.37mi
5314 Los Coyotes Dr Palm Springs, CA	3.0	3.0	1550	$2,600	$1.68	21d	1	1.37mi
624 Hospitality Dr Rancho Mirage, CA	2.0	2.0	2000	$3,295	$1.65	44d	1	1.39mi
507 Desert West Dr Rancho Mirage, CA	3.0	2.0	2265	$8,500	$3.75	44d	1	1.41mi
522 Desert West Dr Rancho Mirage, CA	2.0	2.0	1984	$4,500	$2.27	44d	1	1.43mi
13 Vista Mirage Way Rancho Mirage, CA	3.0	2.0	2071	$3,700	$1.79	45d	1	1.44mi

Listing history 16 events

1. 2026-06-21
   days on market $119,000 Active 333 DOM
2. 2026-06-18
   days on market $119,000 Active 330 DOM
3. 2026-06-17
   days on market $119,000 Active 329 DOM
4. 2026-06-16
   days on market $119,000 Active 328 DOM
5. 2026-06-15
   days on market $119,000 Active 327 DOM
6. 2026-06-13
   days on market $119,000 Active 325 DOM
7. 2026-06-13
   days on market $119,000 Active 324 DOM
8. 2026-06-09
   days on market $119,000 Active 321 DOM
9. 2026-06-08
   days on market $119,000 Active 320 DOM
10. 2026-06-07
    days on market $119,000 Active 319 DOM
11. 2026-06-04
    days on market $119,000 Active 316 DOM
12. 2026-06-03
    days on market $119,000 Active 315 DOM
13. 2026-06-02
    days on market $119,000 Active 314 DOM
14. 2026-06-01
    days on market $119,000 Active 313 DOM
15. 2026-05-31
    days on market $119,000 Active 312 DOM
16. 2025-07-23
    listed $119,000 Active 936-char remark

    Show marketing remark (936 chars)

    Opportunity Awaits in The Canyon - 55+ Gated Community Bring your vision and transform this spacious 2 bedroom, 2 bath manufactured home into your desert dream retreat. With 1,862 square feet of potential, this property offers an open canvas for the buyer ready to remodel and make it their own. The home is being sold as is and does require substantial work, but the possibilities are endless. Located in The Canyon, one of Cathedral City's most sought-after 55+ communities, residents enjoy resort-style amenities including a beautiful clubhouse, two swimming pools, spa, pickleball and tennis courts, shuffleboard, a fitness center, craft room, and billiards. Serene walking paths wind through mature landscaping and highlight stunning mountain views throughout the park. Buyer must be approved by park management. Don't miss this chance to own in a gated, amenity-rich community and create your own oasis in the heart of the desert.

ⓘ 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: $617 · $51/mo
• Projected year-2 tax: $904 · $75/mo
• Expected delta: +$287/yr (+$24/mo · 46.5%)

ⓘ 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 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: $39,494
• − Mortgage interest: −$6,666
• − Property taxes: −$617
• − Insurance: −$595
• − Repairs & maintenance: −$3,160
• − Management: −$3,160
• − Depreciation: −$3,462
• Taxable income: $21,835
• Est. tax owed @ 24.0%: −$5,240
• After-tax cash flow: $17,259/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

1 event — show timeline

• 2025-07-23 Listed $119,000 GPSMLS

Property tax history

-0.7%/yr

Latest (2025): $617 · -2.1% YoY. Source: county tax records.