462 Coyote · Cathedral City, CA 92234

$98,500

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 6 Days on market

Built 1973 1,558 sqft lot $79/sqft · 9% below area Est $109k · 9% 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 +11.7/15.0
• 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

This updated and ready to move in unit at Royal Palms has 2BD / 2BA with 1,248 sq feet and a great comfortable desert living feel. There are two large windows that help fill the unit with bright natural light and also offer Western and Southern Mtn. Views!! There are new vinyl flooring throughout, fresh paint dual pane windows and a newer A/C Unit. The Kitchen has newer White appliances and deep Farm Style Sink with festive backsplash. As you walk up to the home, there is a front covered patio for morning coffee and then in the rear of the property a quiet and zen feeling garden area with gate and privacy for pet. The two bedrooms have abundant closet storage, each with an adjacent baths f

Key facts

• Deep farm style sink
• Fresh paint
• Front covered patio

Tags

• WESTERN AND SOUTHERN MTN VIEWS
• NEW VINYL FLOORING
• FRESH PAINT
• DUAL PANE WINDOWS
• DEEP FARM STYLE SINK
• FRONT COVERED PATIO

Property features AI

Finance

• Other: Mobile home included in sale; Manager approval required; Pet restrictions
• Financial info: Land lease (annual land lease $9,120); Sale terms: Cash or cash to new loan; Will not consider lease; short-term rentals not allowed; Rental restrictions apply
• HOA & community: No monthly association fee; Gated senior community; Monthly space rent: $890

Exterior

• Parking: Attached carport (2 spaces); Driveway
• Security: Gated community; Resident manager
• Utilities: Water: Water district (C.V.W.D.); Sewer: Connected and paid; Power: Natural gas available
• Home design: Double-wide manufactured home; Single-story (ground level); Entry on ground level; Model: Kingston; Senior park
• Construction: Aluminum siding and wood exterior; Pier jacks foundation; Manufactured in 1973; Skirted with siding
• Exterior features: Covered patio; Fenced; Gated community with resident manager; Dog park; Pickleball courts; Leisure/front door face north; Detached property; Drip irrigation system; City street frontage

Interior

• Kitchen: Granite and tile counters; Gas cooktop; Gas range/oven; Microwave; Refrigerator; Disposal
• Bedrooms: All bedrooms on main level; Walk-in closet
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Shower over tub
• Heating & cooling: Natural gas heating; Forced air heating; Central air conditioning
• Interior features: Double pane windows; Vertical blinds; Ground-level entry with steps; Unfurnished; Updated / remodeled; Has mountain view
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $98k.

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 $98k).
• Cap rate 23.2% 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+, amenities D-, cost of living F.
• 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.
• Zoned schools: Cathedral City Elementary (math 12% / reading 24%, grade F, #1,322 of 1,571 statewide, top 85%, 653 students, 98% FRL); Nellie N. Coffman Middle (953 students, 98% FRL); Cathedral City High (math 25% / reading 61%, grade F, #460 of 1,170 statewide, top 40%, 1,395 students, 98% FRL) — zoned schools average 98% FRL vs 73% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 529 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 43% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $681 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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 $24k; list at $98k implies a 310% gain — meaningful room to come down on a strong offer.

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 $98,500

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.65% ✓
• Cap rate: 23.15%
• Cash-on-cash: 60.22%
• DSCR: 3.68
• GRM: 3.1

CMA / ARV

• ARV (median comp): $108,507
• List price: $98,500
• Delta: -8.76%
• 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
264 Wolf	0.30mi	2/2.0	1,248 (0%)	4mo	$74,000	$59	82
32 Coble Dr	0.11mi	2/1.5	1,152 (-8%)	1mo	$155,000	$135	79
392 Standing Bear	0.11mi	2/2.0	1,368 (+10%)	2mo	$113,000	$83	77
493 Prairie	0.08mi	3/2.0 (+1)	1,344 (+8%)	5mo	$189,000	$141	74
293 Coble Dr	0.35mi	2/2.0	1,280 (+3%)	6mo	$132,500	$104	74
248 Standing Bear	0.21mi	2/2.0	1,152 (-8%)	6mo	$110,000	$95	72
355 Trading Post	0.28mi	2/2.0	1,152 (-8%)	6mo	$82,500	$72	69
89 Armenia Dr	0.14mi	2/2.0	1,416 (+14%)	3mo	$177,000	$125	68
76 Dunes Cir	0.32mi	2/2.0	1,344 (+8%)	6mo	$89,000	$66	67
214 Settles	0.35mi	2/2.0	1,152 (-8%)	5mo	$132,500	$115	66
213 Settles Dr	0.36mi	2/2.0	1,140 (-9%)	7mo	$145,000	$127	63
299 Butterfield	0.25mi	3/2.0 (+1)	1,368 (+10%)	6mo	$156,000	$114	62

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: 59.2%
• Equity multiple: 3.64×
• Total profit: $72,803
• Equity at exit: $14,687

10-year hold

• IRR: 64.1%
• Equity multiple: 7.51×
• Total profit: $179,446
• Equity at exit: $8,516

Cash invested: $27,580 (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: 529
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,614 high
• Mortgage (P&I): −$517
• Tax est. 1.5%: −$123 /mo · $1,478/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $1,384

Break-even live

Break-even rent $862

Max offer price $98,500

Occupancy floor 42%

Sensitivity live

Price	-10% $1,452	-5% $1,418	+0% $1,384	+5% $1,350	+10% $1,316
Rent	-10% $1,177	-5% $1,281	+0% $1,384	+5% $1,487	+10% $1,590
Rate	-1.0pp $1,434	-0.5pp $1,409	base $1,384	+0.5pp $1,358	+1.0pp $1,332

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	9d	1	0.21mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	4d	1	0.36mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	16d	1	0.36mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	45d	1	0.36mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	15d	1	0.38mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	12d	1	0.38mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	23d	1	0.38mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	19d	1	0.38mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	45d	1	0.42mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	45d	1	0.43mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	45d	1	0.43mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	45d	1	0.44mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	23d	1	0.47mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	26d	1	0.48mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	45d	1	0.49mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	16d	1	0.49mi
35615 Paseo Circulo E Cathedral City, CA	1.0	2.0	1029	$2,250	$2.19	45d	1	0.55mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	6d	1	0.61mi
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	45d	1	0.64mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	45d	1	0.66mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	45d	1	0.66mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	45d	1	0.79mi
69646 Antonia Way Rancho Mirage, CA	2.0	2.0	966	$2,450	$2.54	20d	1	0.82mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	19d	1	0.83mi
34073 Emily Way Rancho Mirage, CA	2.0	2.0	966	$2,100	$2.17	23d	1	0.83mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	45d	1	0.83mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	26d	1	0.86mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	45d	1	0.88mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	26d	1	0.91mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	45d	1	0.96mi
32585 Cielo Vista Rd Cathedral City, CA	2.0	2.0	840	$2,000	$2.38	26d	1	1.01mi
33030 Shifting Sands Trl Apt 4 Cathedral City, CA	2.0	1.0	821	$1,599	$1.95	26d	1	1.01mi
32425 Rancho Vista Dr Unit A Cathedral City, CA	2.0	1.0	754	$1,950	$2.59	9d	1	1.09mi
2010 Lawrence Crossley Rd Unit 8 Palm Springs, CA	2.0	1.5	993	$1,895	$1.91	15d	1	1.16mi
26 Pueblo Vista Dr Palm Springs, CA	3.0	2.0	1487	$3,200	$2.15	45d	1	1.19mi
6071 Hazeltine Plz Palm Springs, CA	2.0	2.0	1168	$3,200	$2.74	45d	1	1.24mi
32150 Aurora Vista Rd Cathedral City, CA	2.0	1.0	1100	$2,195	$2.00	45d	1	1.25mi
32150 Aurora Vista Rd Unit C Cathedral City, CA	2.0	1.0	1100	$2,395	$2.18	45d	1	1.25mi
32200 Cathedral Canyon Dr #31 Cathedral City, CA	1.0	1.0	740	$1,550	$2.09	26d	1	1.26mi
36947 Melrose Dr Unit 4 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	26d	1	1.29mi

Listing history 21 events

1. 2026-06-21
   days on market $98,500 Active 6 DOM
2. 2026-06-18
   days on market $98,500 Active 3 DOM
3. 2026-06-17
   days on market $98,500 Active 2 DOM
4. 2026-06-16
   pricedays on marketlisting id $98,500 Active 1 DOM
5. 2026-06-04
   days on market $99,000 Active 117 DOM
6. 2026-06-03
   days on market $99,000 Active 116 DOM
7. 2026-06-02
   days on market $99,000 Active 115 DOM
8. 2026-06-01
   days on market $99,000 Active 114 DOM
9. 2026-05-31
   days on market $99,000 Active 113 DOM
10. 2026-05-11
    status Active 1352-char remark
11. 2026-04-11
    historical Backup Offers Accepted 1352-char remark
12. 2026-02-07
    listed $99,000 Active 1352-char remark
13. 2019-05-31
    historical
14. 2019-03-01
    listed $33,000 Active
15. 2014-11-26
    soldstatus $24,000 Closed
16. 2014-11-26
    soldstatus $24,000 Closed
17. 2014-11-12
    status Backup Offers Accepted
18. 2014-11-05
    price $25,900
19. 2014-10-27
    price $28,900
20. 2014-10-16
    price $29,500
21. 2014-10-04
    listed $29,900 Active

ⓘ 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: $31,362
• − Mortgage interest: −$5,518
• − Property taxes: −$1,478
• − Insurance: −$492
• − Repairs & maintenance: −$2,509
• − Management: −$2,509
• − Depreciation: −$2,865
• Taxable income: $15,991
• Est. tax owed @ 24.0%: −$3,838
• After-tax cash flow: $12,770/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

+229.4% since first listed

13 events — show timeline

• 2026-06-13 Listed $98,500 GPSMLS
• 2026-05-11 Relisted — TheMLS
• 2026-04-11 Contingent — TheMLS
• 2026-02-07 Listed — TheMLS
• 2019-05-31 Listing Removed — GPSMLS
• 2019-03-01 Listed $33,000 GPSMLS
• 2014-11-26 Sold (MLS) $24,000 GPSMLS
• 2014-11-26 Sold (MLS) $24,000 GPSMLS
• 2014-11-12 Pending — GPSMLS
• 2014-11-05 Price Changed $25,900 GPSMLS
• 2014-10-27 Price Changed $28,900 GPSMLS
• 2014-10-16 Price Changed $29,500 GPSMLS
• 2014-10-04 Listed $29,900 GPSMLS

Property tax history

-0.8%/yr

Latest (2025): $189 · -2.1% YoY. Source: county tax records.