144 Estrada Way · Cathedral City, CA 92234

$129,900

2 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 153 Days on market

Built 2006 $80/sqft · 52% above area ↓ 13% since listing

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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

Spacious 2006 Home in Date Palm Country Club – 1,620 Sq Ft | Move-In Ready Now offered at $139,900, this well-maintained 2006-built home delivers exceptional space and value in the highly desirable gated 55+ community of Date Palm Country Club. With approximately 1,620 sq ft, this 2-bedroom + office (optional 3rd bedroom), 2-bath layout offers flexibility, comfort, and room to spread out — a rare combination at this price point. Fresh interior paint and new flooring give the home a clean, updated feel, while the open living and dining areas provide a bright and inviting setting for everyday living or entertaining. The private primary suite features a walk-in closet and en-suite bath. Central A/C and indoor laundry add convenience, and the bonus office space easily converts to a third bedroom, hobby room, or home workspace. The monthly space rent of approximately $1,475 is competitive within the community, adding to the overall affordability of this offering. Residents of Date Palm Country Club enjoy an 18-hole executive golf course, multiple pools and spas, clubhouse, fitness center, pickleball and tennis courts, and Nick’s on-site restaurant and bar — all just minutes from Palm Springs, shopping, dining, and medical services. Well-priced, move-in ready, and offering one of the best combinations of size and year built currently available in the park. Schedule your private showing today.

Key facts

• Gated community
• Fitness center
• Pickleball courts

Tags

• GATED COMMUNITY
• 18 HOLE GOLF COURSE
• MULTIPLE POOLS
• FITNESS CENTER
• TENNIS COURTS
• PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

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 $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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); 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 $2,822/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 $898 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($114k) 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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: 2.17% ✓
• Cap rate: 19.18%
• Cash-on-cash: 46.04%
• DSCR: 3.05
• GRM: 3.8

CMA / ARV

• ARV (median comp): $85,713
• List price: $129,900
• Delta: 51.55%
• 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
153 Estrada Way	0.12mi	2/2.0	1,440 (-11%)	1mo	$46,500	$32	75
126 Via Valverde	0.13mi	2/2.0	1,440 (-11%)	2mo	$179,500	$125	74
229 Calle Leandro	0.14mi	2/2.0	1,440 (-11%)	3mo	$90,000	$63	73
67 Paseo Laredo North	0.22mi	2/2.0	1,440 (-11%)	1mo	$55,000	$38	71
35 N Paseo Laredo	0.26mi	2/2.0	1,440 (-11%)	4mo	$157,000	$109	66
447 Paseo Perdido	0.69mi	2/2.0	1,590 (-2%)	1mo	$55,000	$35	64
451 Paseo Perdido	0.62mi	2/2.0	1,680 (+4%)	3mo	$112,000	$67	62
12 Via Valverde	0.29mi	3/2.0 (+1)	1,440 (-11%)	5mo	$120,000	$83	59
443 Paseo Perdido	0.68mi	2/2.0	1,440 (-11%)	0mo	$65,000	$45	50
464 Cerritos Way	0.67mi	2/2.0	1,440 (-11%)	2mo	$95,000	$66	48
409 S Paseo Laredo	0.69mi	2/2.0	1,440 (-11%)	1mo	$58,000	$40	48
24 Mesa View Dr	0.71mi	2/2.0	1,440 (-11%)	2mo	$68,000	$47	46

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: 43.5%
• Equity multiple: 2.88×
• Total profit: $68,455
• Equity at exit: $19,369

10-year hold

• IRR: 49.6%
• Equity multiple: 5.86×
• Total profit: $176,644
• Equity at exit: $11,231

Cash invested: $36,372 (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: 3.8×

Monthly cashflow live

• Estimated rent: $2,822 high
• Mortgage (P&I): −$681
• Tax from tax record: −$99 /mo · $1,184/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $1,395

Break-even live

Break-even rent $1,056

Max offer price $129,900

Occupancy floor 46%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	43d	1	0.11mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	43d	1	0.13mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	43d	1	0.44mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	20d	1	0.46mi
250 S Paseo Laredo Cathedral City, CA	2.0	2.0	1600	$1,800	$1.12	12d	1	0.48mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	43d	1	0.49mi
251 S Paseo Laredo Unit 251 Cathedral City, CA	1.0	2.0	1440	$2,550	$1.77	24d	1	0.49mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	14d	1	0.65mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	43d	1	0.65mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	21d	1	0.69mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	43d	1	0.78mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	43d	1	0.85mi
13 Vista Mirage Way Rancho Mirage, CA	3.0	2.0	2071	$3,700	$1.79	44d	1	0.85mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	43d	1	0.87mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	17d	1	0.88mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	43d	1	0.91mi
5 Chandra Ln Rancho Mirage, CA	3.0	2.0	2015	$4,000	$1.99	43d	1	0.95mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	43d	1	1.04mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	2d	1	1.06mi
22 Calle Escala Rancho Mirage, CA	3.0	2.5	2116	$3,800	$1.80	10d	1	1.08mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	7d	1	1.12mi
37800 Da Vall Dr #12 Rancho Mirage, CA	2.0	2.0	1387	$2,400	$1.73	43d	1	1.13mi
70170 Sun Valley Dr Rancho Mirage, CA	2.0	2.0	1368	$3,800	$2.78	4d	1	1.13mi
522 Desert West Dr Rancho Mirage, CA	2.0	2.0	1984	$4,500	$2.27	43d	1	1.14mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	43d	1	1.20mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	43d	1	1.20mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	43d	1	1.21mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	43d	1	1.23mi
8 Mission Ct Rancho Mirage, CA	2.0	2.0	1540	$2,500	$1.62	18d	1	1.23mi
35090 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1596	$3,950	$2.47	24d	1	1.25mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	13d	1	1.26mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	21d	1	1.26mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	10d	1	1.26mi
35082 Mission Hills Dr Rancho Mirage, CA	2.0	2.5	1624	$3,250	$2.00	12d	1	1.26mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	43d	1	1.26mi
23 Tennis Club Dr Rancho Mirage, CA	3.0	2.0	1899	$3,600	$1.90	24d	1	1.28mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	43d	1	1.28mi
30 Tennis Club Dr Rancho Mirage, CA	3.0	2.0	1920	$3,500	$1.82	2d	1	1.29mi
68177 Mountain View Rd Cathedral City, CA	2.0	2.0	1394	$2,895	$2.08	43d	1	1.33mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	4d	1	1.34mi

Listing history 17 events

1. 2026-06-18
   days on market $129,900 Active 153 DOM
2. 2026-06-17
   days on market $129,900 Active 152 DOM
3. 2026-06-16
   days on market $129,900 Active 151 DOM
4. 2026-06-15
   days on market $129,900 Active 150 DOM
5. 2026-06-13
   days on market $129,900 Active 148 DOM
6. 2026-06-13
   days on market $129,900 Active 147 DOM
7. 2026-06-09
   days on market $129,900 Active 144 DOM
8. 2026-06-08
   days on market $129,900 Active 143 DOM
9. 2026-06-07
   days on market $129,900 Active 142 DOM
10. 2026-06-04
    days on market $129,900 Active 139 DOM
11. 2026-06-03
    days on market $129,900 Active 138 DOM
12. 2026-06-02
    days on market $129,900 Active 137 DOM
13. 2026-06-01
    days on market $129,900 Active 136 DOM
14. 2026-05-31
    days on market $129,900 Active 135 DOM
15. 2026-05-20
    price $129,900 1436-char remark

    Show marketing remark (1436 chars)

    Spacious 2006 Home in Date Palm Country Club – 1,620 Sq Ft | Move-In Ready Now offered at $139,900, this well-maintained 2006-built home delivers exceptional space and value in the highly desirable gated 55+ community of Date Palm Country Club. With approximately 1,620 sq ft, this 2-bedroom + office (optional 3rd bedroom), 2-bath layout offers flexibility, comfort, and room to spread out — a rare combination at this price point. Fresh interior paint and new flooring give the home a clean, updated feel, while the open living and dining areas provide a bright and inviting setting for everyday living or entertaining. The private primary suite features a walk-in closet and en-suite bath. Central A/C and indoor laundry add convenience, and the bonus office space easily converts to a third bedroom, hobby room, or home workspace. The monthly space rent of approximately $1,475 is competitive within the community, adding to the overall affordability of this offering. Residents of Date Palm Country Club enjoy an 18-hole executive golf course, multiple pools and spas, clubhouse, fitness center, pickleball and tennis courts, and Nick’s on-site restaurant and bar — all just minutes from Palm Springs, shopping, dining, and medical services. Well-priced, move-in ready, and offering one of the best combinations of size and year built currently available in the park. Schedule your private showing today.

16. 2026-02-27
    price $139,900 1436-char remark

    Show marketing remark (1436 chars)

    Spacious 2006 Home in Date Palm Country Club – 1,620 Sq Ft | Move-In Ready Now offered at $139,900, this well-maintained 2006-built home delivers exceptional space and value in the highly desirable gated 55+ community of Date Palm Country Club. With approximately 1,620 sq ft, this 2-bedroom + office (optional 3rd bedroom), 2-bath layout offers flexibility, comfort, and room to spread out — a rare combination at this price point. Fresh interior paint and new flooring give the home a clean, updated feel, while the open living and dining areas provide a bright and inviting setting for everyday living or entertaining. The private primary suite features a walk-in closet and en-suite bath. Central A/C and indoor laundry add convenience, and the bonus office space easily converts to a third bedroom, hobby room, or home workspace. The monthly space rent of approximately $1,475 is competitive within the community, adding to the overall affordability of this offering. Residents of Date Palm Country Club enjoy an 18-hole executive golf course, multiple pools and spas, clubhouse, fitness center, pickleball and tennis courts, and Nick’s on-site restaurant and bar — all just minutes from Palm Springs, shopping, dining, and medical services. Well-priced, move-in ready, and offering one of the best combinations of size and year built currently available in the park. Schedule your private showing today.

17. 2026-01-16
    listed $149,900 Active 1436-char remark

    Show marketing remark (1436 chars)

    Spacious 2006 Home in Date Palm Country Club – 1,620 Sq Ft | Move-In Ready Now offered at $139,900, this well-maintained 2006-built home delivers exceptional space and value in the highly desirable gated 55+ community of Date Palm Country Club. With approximately 1,620 sq ft, this 2-bedroom + office (optional 3rd bedroom), 2-bath layout offers flexibility, comfort, and room to spread out — a rare combination at this price point. Fresh interior paint and new flooring give the home a clean, updated feel, while the open living and dining areas provide a bright and inviting setting for everyday living or entertaining. The private primary suite features a walk-in closet and en-suite bath. Central A/C and indoor laundry add convenience, and the bonus office space easily converts to a third bedroom, hobby room, or home workspace. The monthly space rent of approximately $1,475 is competitive within the community, adding to the overall affordability of this offering. Residents of Date Palm Country Club enjoy an 18-hole executive golf course, multiple pools and spas, clubhouse, fitness center, pickleball and tennis courts, and Nick’s on-site restaurant and bar — all just minutes from Palm Springs, shopping, dining, and medical services. Well-priced, move-in ready, and offering one of the best combinations of size and year built currently available in the park. Schedule your private showing today.

ⓘ 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: $1,184 · $99/mo
• Projected year-2 tax: $1,184 · $99/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $33,864
• − Mortgage interest: −$7,276
• − Property taxes: −$1,184
• − Insurance: −$650
• − Repairs & maintenance: −$2,709
• − Management: −$2,709
• − Depreciation: −$3,779
• Taxable income: $15,557
• Est. tax owed @ 24.0%: −$3,734
• After-tax cash flow: $13,011/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

-13.3% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $129,900 CRMLS
• 2026-02-27 Price Changed $139,900 CRMLS
• 2026-01-16 Listed $149,900 CRMLS

Property tax history

+1.7%/yr

Latest (2025): $1,184 · -2.1% YoY. Source: county tax records.