29565 W Trancas Dr · Cathedral City, CA 92234

$498,800

2 bd · 2.5 ba · 1,425 sqft · SingleFamily public records · 148 Days on market

Built 2000 5,227 sqft lot $350/sqft · 9% below area Est $583k · 14% under $995/mo HOA · 21% of rent ↓ 30% since listing

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Why this score? — see what drove the D 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).

• ARV discount +14.0/15.0
• Cash flow +8.0/30.0
• 1% rule +4.5/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

YOU OWN THE LAND! Model Row Home! One of the best view locations at The Desert Princess. This Augusta floor plan, offers two master bedroom suites with ample walk-in closets, and bonus room. All Wood style laminate flooring. Stunning views of the fairway, green and water of the second hole of the Cielo golf course. Wide-open views of the majestic San Jacinto mountain range. Large patio, perfect for entertaining, barbecuing and sunning with the very popular south-western exposure. The kitchen has walk-in pantry and extra cabinets, has the feel of a Great Room and is perfect for social gatherings with its over-sized counter space and bar stool seating. HVAC replaced in 2020, Newer dishwasher, Maytag washer 2024, mister on patio. Outside of home painted in 2020. HOA dues include: 2 DVR or HD cable boxes and service, high-speed internet, grounds maintained to your door by HOA maintenance crews, outside pest control when requested, and outside water. Gated community with 24-hour guarded gate access and regular patrols for added safety and security, health and fitness center membership, tennis, bocce ball, and pickleball courts. Discounts and preferred tee-times for owners at the Desert Princess 27-hole PGA Championship golf course, no initiation fees, rated among the best in the valley by Golf Digest. Don't miss the opportunity to live in luxury with every modern comfort at your fingertips.

Key facts

• Views of the fairway
• Walk-in closets
• Large patio

Tags

• WALK-IN CLOSETS
• WOOD STYLE LAMINATE FLOORING
• VIEWS OF THE FAIRWAY
• VIEWS OF THE MOUNTAIN RANGE
• LARGE PATIO
• WALK-IN PANTRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $-510 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $409k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $473k (5.1% below list).
• Recommended offer: $409k (18.1% below list) — sets the bar for cash-flow.

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: Rio Vista Elementary (690 students, 96% FRL); James Workman Middle (1,028 students, 99% 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 lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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 $4,733/mo this rent would consume 77% 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 $15k 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 148 days — a 12% lower offer ($439k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $344k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $408,719 (18.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 8.8

CMA / ARV

• ARV (median comp): $582,780
• List price: $498,800
• Delta: -14.41%
• 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
67645 S Laguna Dr	0.07mi	2/2.5	1,425 (0%)	2mo	$510,000	$358	96
67633 S Laguna Dr	0.08mi	2/2.5	1,525 (+7%)	2mo	$545,000	$357	82
29438 W Laguna Dr	0.20mi	2/2.5	1,500 (+5%)	2mo	$537,500	$358	80
29649 E Trancas Dr	0.23mi	2/2.0	1,461 (+2%)	6mo	$290,000	$198	78
29741 W Laguna Dr	0.18mi	2/3.0	1,500 (+5%)	5mo	$650,000	$433	76
29597 E Trancas Dr	0.24mi	2/2.5	1,576 (+11%)	3mo	$419,000	$266	69
68220 Risueno Rd	0.52mi	3/2.0 (+1)	1,350 (-5%)	0mo	$469,000	$347	60
30320 Travis Ave	0.46mi	3/2.0 (+1)	1,523 (+7%)	2mo	$490,000	$322	58
30060 Travis Ave	0.37mi	3/2.0 (+1)	1,550 (+9%)	7mo	$495,000	$319	56
68015 Estio Rd	0.62mi	3/2.0 (+1)	1,352 (-5%)	2mo	$436,400	$323	54
30201 San Diego Dr	0.62mi	3/2.0 (+1)	1,460 (+2%)	8mo	$355,000	$243	54
68170 Modalo Rd	0.61mi	3/2.0 (+1)	1,623 (+14%)	5mo	$635,000	$391	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: -23.2%
• Equity multiple: 0.20×
• Total profit: $-111,690
• Equity at exit: $74,373

10-year hold

• IRR: -16.8%
• Equity multiple: 0.05×
• Total profit: $-132,457
• Equity at exit: $43,127

Cash invested: $139,664 (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: 8.8×

Monthly cashflow live

• Estimated rent: $4,733 high
• Mortgage (P&I): −$2,616
• Tax from tax record: −$431 /mo · $5,168/yr
• Insurance: −$208
• HOA: −$995
• Vacancy / Maint / Mgmt: −$994
• Net cashflow: $-510

Break-even live

Break-even rent $5,379

Max offer price $408,719

Occupancy floor —

Sensitivity live

Price	-10% $-228	-5% $-369	+0% $-510	+5% $-651	+10% $-792
Rent	-10% $-884	-5% $-697	+0% $-510	+5% $-323	+10% $-136
Rate	-1.0pp $-259	-0.5pp $-383	base $-510	+0.5pp $-639	+1.0pp $-771

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: $124,700
• Closing costs: $14,964
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67683 S Laguna Dr Cathedral City, CA	2.0	3.0	1825	$5,000	$2.74	45d	1	0.05mi
29631 W Trancas Dr Cathedral City, CA	2.0	2.5	1533	$6,300	$4.11	45d	1	0.06mi
67727 S Natoma Dr Cathedral City, CA	2.0	3.0	1425	$4,500	$3.16	45d	1	0.08mi
29704 W Trancas Dr Cathedral City, CA	2.0	2.5	1425	$6,000	$4.21	45d	1	0.10mi
67659 S Natoma Dr Cathedral City, CA	2.0	2.5	1684	$6,800	$4.04	45d	1	0.14mi
29576 Sandy Ct Cathedral City, CA	3.0	2.0	1503	$5,000	$3.33	45d	1	0.14mi
29777 Sandy Ct Cathedral City, CA	3.0	3.0	1841	$5,000	$2.72	45d	1	0.14mi
67645 Cielo Ct Cathedral City, CA	2.0	2.5	1604	$6,800	$4.24	45d	1	0.14mi
67568 S Laguna Dr Cathedral City, CA	3.0	2.5	1825	$7,000	$3.84	26d	1	0.16mi
29756 Sandy Ct Cathedral City, CA	3.0	3.0	1732	$4,900	$2.83	45d	1	0.16mi
67579 S Laguna Dr Cathedral City, CA	2.0	2.5	1704	$6,300	$3.70	45d	1	0.16mi
29578 W Laguna Dr Cathedral City, CA	2.0	3.0	1604	$7,000	$4.36	45d	1	0.18mi
67613 Cielo Ct Cathedral City, CA	3.0	2.5	1825	$6,500	$3.56	45d	1	0.18mi
67646 S Natoma Dr Cathedral City, CA	2.0	3.0	1686	$6,000	$3.56	45d	1	0.18mi
67550 S Laguna Dr Cathedral City, CA	2.0	3.0	1825	$5,500	$3.01	45d	1	0.18mi
29581 W Laguna Dr Cathedral City, CA	3.0	3.0	1825	$6,000	$3.29	45d	1	0.20mi
67636 S Natoma Dr Cathedral City, CA	2.0	2.5	1533	$5,000	$3.26	45d	1	0.20mi
29869 W Laguna Dr Cathedral City, CA	2.0	3.0	1604	$5,700	$3.55	45d	1	0.20mi
29488 W Laguna Dr Cathedral City, CA	3.0	3.0	1604	$5,500	$3.43	45d	1	0.21mi
67665 Lagos Way Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	45d	1	0.22mi
29521 E Trancas Dr Cathedral City, CA	2.0	3.0	1576	$5,500	$3.49	45d	1	0.22mi
29118 Desert Princess Dr Unit 702 Cathedral City, CA	2.0	2.0	1212	$4,200	$3.47	45d	1	0.22mi
67595 Lagos Way Cathedral City, CA	3.0	3.0	1285	$3,500	$2.72	45d	1	0.24mi
29899 E Trancas Dr Cathedral City, CA	2.0	2.0	1690	$4,000	$2.37	45d	1	0.26mi
29500 Landau Blvd Unit B Cathedral City, CA	3.0	3.0	1800	$1,300	$0.72	1d	1	0.27mi
28859 Desert Princess Dr Cathedral City, CA	3.0	2.0	1285	$3,700	$2.88	45d	1	0.28mi
28964 Desert Princess Dr Cathedral City, CA	2.0	2.0	1177	$2,700	$2.29	45d	1	0.29mi
29348 W Laguna Dr Cathedral City, CA	2.0	2.5	1650	$6,300	$3.82	45d	1	0.30mi
29017 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$2,395	$2.03	45d	1	0.31mi
67857 30th Ave Cathedral City, CA	3.0	2.0	1523	$3,500	$2.30	16d	1	0.31mi
28914 Desert Princess Dr Unit 702 Palm Springs, CA	2.0	2.0	1212	$4,200	$3.47	26d	1	0.31mi
28920 W Natoma Dr Cathedral City, CA	2.0	2.0	1177	$4,000	$3.40	45d	1	0.32mi
29199 E Portales Dr Unit 702 Cathedral City, CA	2.0	2.0	1177	$4,200	$3.57	45d	1	0.33mi
28764 Taos Ct Cathedral City, CA	2.0	2.0	1177	$4,400	$3.74	45d	1	0.35mi
28868 Isleta Ct Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	45d	1	0.36mi
28868 Isleta Ct Unit 702 Cathedral City, CA	2.0	2.0	1285	$4,900	$3.81	26d	1	0.36mi
28827 Isleta Ct Cathedral City, CA	3.0	2.0	1285	$4,500	$3.50	45d	1	0.37mi
28656 Taos Ct Cathedral City, CA	2.0	2.0	1177	$2,200	$1.87	45d	1	0.39mi
29170 W Laguna Dr Cathedral City, CA	2.0	3.0	1425	$6,000	$4.21	45d	1	0.40mi
68125 Alva Ct Cathedral City, CA	3.0	2.0	1544	$3,200	$2.07	45d	1	0.41mi

HOA detail

• Monthly dues: $995 · $11,940/yr
• Likely covers: waterinternetcablelandscapinggymsecurity

Listing history 27 events

1. 2026-06-16
   days on market $498,800 Active 148 DOM
2. 2026-06-15
   days on market $498,800 Active 147 DOM
3. 2026-06-13
   days on market $498,800 Active 145 DOM
4. 2026-06-13
   days on market $498,800 Active 144 DOM
5. 2026-06-09
   days on market $498,800 Active 141 DOM
6. 2026-06-08
   days on market $498,800 Active 140 DOM
7. 2026-06-07
   days on market $498,800 Active 139 DOM
8. 2026-06-04
   days on market $498,800 Active 136 DOM
9. 2026-06-03
   days on market $498,800 Active 135 DOM
10. 2026-06-02
    days on market $498,800 Active 134 DOM
11. 2026-06-01
    days on market $498,800 Active 133 DOM
12. 2026-05-31
    days on market $498,800 Active 132 DOM
13. 2026-01-19
    listed $498,800 Active 1413-char remark

    Show marketing remark (1413 chars)

    YOU OWN THE LAND! Model Row Home! One of the best view locations at The Desert Princess. This Augusta floor plan, offers two master bedroom suites with ample walk-in closets, and bonus room. All Wood style laminate flooring. Stunning views of the fairway, green and water of the second hole of the Cielo golf course. Wide-open views of the majestic San Jacinto mountain range. Large patio, perfect for entertaining, barbecuing and sunning with the very popular south-western exposure. The kitchen has walk-in pantry and extra cabinets, has the feel of a Great Room and is perfect for social gatherings with its over-sized counter space and bar stool seating. HVAC replaced in 2020, Newer dishwasher, Maytag washer 2024, mister on patio. Outside of home painted in 2020. HOA dues include: 2 DVR or HD cable boxes and service, high-speed internet, grounds maintained to your door by HOA maintenance crews, outside pest control when requested, and outside water. Gated community with 24-hour guarded gate access and regular patrols for added safety and security, health and fitness center membership, tennis, bocce ball, and pickleball courts. Discounts and preferred tee-times for owners at the Desert Princess 27-hole PGA Championship golf course, no initiation fees, rated among the best in the valley by Golf Digest. Don't miss the opportunity to live in luxury with every modern comfort at your fingertips.

14. 2016-12-06
    soldstatus $344,000
15. 2015-05-24
    historical
16. 2015-02-10
    price $335,000
17. 2015-02-10
    listed $330,000 Active
18. 2014-06-29
    historical
19. 2014-03-28
    listed $354,000 Active
20. 2014-02-01
    historical
21. 2013-11-14
    price $354,000
22. 2013-08-30
    listed $369,000 Active
23. 2007-06-13
    soldstatus $439,000
24. 2007-06-13
    soldstatus $439,000
25. 2007-04-19
    historical
26. 2006-11-24
    listed $449,000
27. 1996-09-25
    soldstatus $710,000

ⓘ 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: $5,168 · $431/mo
• Projected year-2 tax: $5,168 · $431/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 1/10 Low
• 🌡 Heat 9/10 Extreme 4 d/yr ≥112°F today · 11 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: $56,800
• − Mortgage interest: −$27,941
• − Property taxes: −$5,168
• − Insurance: −$2,494
• − Repairs & maintenance: −$4,544
• − Management: −$4,544
• − HOA: −$11,940
• − Depreciation: −$14,511
• Taxable loss: −$14,341
• Est. tax savings @ 24.0%: +$3,442
• After-tax cash flow: $-2,677/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

-29.7% since first listed

15 events — show timeline

• 2026-01-19 Listed $498,800 GPSMLS
• 2016-12-06 Sold (Public Records) $344,000 Public Records
• 2015-05-24 Listing Removed — GPSMLS
• 2015-02-10 Price Changed $335,000 GPSMLS
• 2015-02-10 Listed $330,000 GPSMLS
• 2014-06-29 Listing Removed — GPSMLS
• 2014-03-28 Listed $354,000 GPSMLS
• 2014-02-01 Listing Removed — GPSMLS
• 2013-11-14 Price Changed $354,000 GPSMLS
• 2013-08-30 Listed $369,000 GPSMLS
• 2007-06-13 Sold (Public Records) $439,000 Public Records
• 2007-06-13 Sold (MLS) $439,000 PALM
• 2007-04-19 Delisted — PALM
• 2006-11-24 Listed $449,000 PALM
• 1996-09-25 Sold (Public Records) $710,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $5,168 · -0.9% YoY. Source: county tax records.