67920 E Palm Canyon Dr Unit 9 Garfi · Cathedral City, CA 92234

$89,900

2 bd · 2.0 ba · 900 sqft · Manufactured · 119 Days on market

Built 2024 Good condition $100/sqft · 18% below area Est $110k · 18% under ↓ 28% since listing

---

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
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

RENT SPECIAL: $100 OFF FIRST 6 MONTHS - This brand-new 2024 Fleetwood manufactured home has 2 bedrooms, 1 3/4 bathrooms and is approximately 900 sq ft. The kitchen has been upgraded with shaker style hardwood cabinets, quartz countertops and backsplash, undermount stainless steel sink. The stainless-steel appliance package includes 21 CF refrigerator with icemaker & water in door, gas self-cleaning range, over-range microwave, dishwasher, and a garbage disposal. The bedroom and living room are carpeted; there is vinyl plank flooring throughout the remainder of the house. The master bathroom has a walk-in shower, quartz countertops and backsplash, and a rectangular undermount sink. Master bedroom includes walk-in closet. The guest bathroom has a glass enclosed tub/shower, quartz countertop and backsplash, and a rectangular undermount sink. Canned lighting, kitchen pantry, 2'' faux wood blinds, area for stackable washer and dryer, covered carport parking and more!

Key facts

• Quartz countertops
• Upgraded kitchen
• Walk-in shower

Tags

• UPGRADED KITCHEN
• SHAKER STYLE HARDWOOD CABINETS
• QUARTZ COUNTERTOPS
• GAS SELF-CLEANING RANGE
• VINYL PLANK FLOORING
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.9% 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); 530 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 34% 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 $622 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.31% ✓
• Cap rate: 19.86%
• Cash-on-cash: 48.45%
• DSCR: 3.16
• GRM: 3.6

CMA / ARV

• ARV (median comp): $110,000
• List price: $89,900
• Delta: -18.27%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Garfield Dr	0.11mi	2/2.0	820 (-9%)	2mo	$57,500	$70	79
2 Washington St	0.12mi	2/1.0	900 (0%)	20mo	$47,000	$52	74
22 Calle De Las Nubes	0.27mi	2/2.0	860 (-4%)	9mo	$149,000	$173	72
10 Hayes St	0.15mi	2/2.0	1,021 (+13%)	3mo	$67,200	$66	68
8 Coolidge Dr	0.07mi	2/1.0	960 (+7%)	20mo	$52,000	$54	65
58 Calle De Las Nubes	0.29mi	2/2.0	800 (-11%)	5mo	$110,000	$138	64
14 Hayes	0.14mi	2/1.0	784 (-13%)	8mo	$24,000	$31	62
3 Coolidge Dr	0.09mi	2/2.0	1,024 (+14%)	19mo	$60,000	$59	57
11 Mckinley St	0.03mi	1/1.0 (-1)	800 (-11%)	20mo	$38,000	$48	55
73 Calle Abajo	0.35mi	2/2.0	1,020 (+13%)	10mo	$161,000	$158	53
90 Calle De Espacio	0.39mi	2/2.0	800 (-11%)	16mo	$116,000	$145	50

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: 46.2%
• Equity multiple: 3.01×
• Total profit: $50,657
• Equity at exit: $13,404

10-year hold

• IRR: 52.1%
• Equity multiple: 6.14×
• Total profit: $129,490
• Equity at exit: $7,773

Cash invested: $25,172 (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: 3.6×

Monthly cashflow live

• Estimated rent: $2,073 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $1,016

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 46%

Sensitivity live

Price	-10% $1,079	-5% $1,047	+0% $1,016	+5% $985	+10% $954
Rent	-10% $853	-5% $935	+0% $1,016	+5% $1,098	+10% $1,180
Rate	-1.0pp $1,062	-0.5pp $1,039	base $1,016	+0.5pp $993	+1.0pp $969

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 Lawrence Crossley Rd Palm Springs, CA	2.0	2.0	905	$2,022	$2.23	45d	1	0.52mi
2700 Lawrence Crossley Rd Unit B15 Palm Springs, CA	2.0	2.0	885	$1,950	$2.20	45d	1	0.54mi
2700 Lawrence Crossley Rd #18 Palm Springs, CA	2.0	2.0	885	$2,050	$2.32	19d	1	0.54mi
5301 E Waverly Dr Palm Springs, CA	1.0–2.0	2.0	933	$2,300	$2.47	16d	2	0.62mi
5301 E Waverly Dr Palm Springs, CA	1.0–2.0	2.0	933	$2,300	$2.47	19d	2	0.62mi
36953 Bankside Dr Unit 10 Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	23d	1	0.65mi
36953 Bankside Dr Unit A Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	25d	1	0.65mi
36953 Bankside Dr Unit 5 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	3d	1	0.65mi
36957 Melrose Dr Unit 7 Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	23d	1	0.68mi
36957 Melrose Dr Unit C Cathedral City, CA	1.0	1.0	700	$1,495	$2.14	25d	1	0.68mi
36947 Melrose Dr Unit 4 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	4d	1	0.69mi
36947 Melrose Dr Unit D Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	23d	1	0.69mi
36947 Melrose Dr Unit 4 Cathedral City, CA	1.0	1.0	700	$1,595	$2.28	25d	1	0.69mi
5300 E Waverly Dr Palm Springs, CA	1.0–2.0	1.5–2.0	768	$1,900	$2.47	25d	2	0.70mi
5301 E Waverly Dr #192 Palm Springs, CA	2.0	2.0	979	$2,300	$2.35	25d	1	0.71mi
5301 E Waverly Dr #120 Palm Springs, CA	1.0	2.0	887	$2,800	$3.16	45d	1	0.71mi
2010 Lawrence Crossley Rd Unit 8 Palm Springs, CA	2.0	1.5	993	$1,895	$1.91	15d	1	0.78mi
68365 Tahquitz Rd Unit 6 Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	23d	1	0.78mi
68365 Tahquitz Rd Unit 8 Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	4d	1	0.78mi
5300 E Waverly Dr Unit C4 Palm Springs, CA	2.0	1.5	768	$1,900	$2.47	4d	1	0.79mi
37112 Palo Verde Dr Unit 3 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	23d	1	0.82mi
37112 Palo Verde Dr Unit 4 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	25d	1	0.82mi
37112 Palo Verde Dr Unit 4 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	4d	1	0.82mi
5225 E Waverly Dr #66 Palm Springs, CA	1.0	2.0	887	$3,600	$4.06	45d	1	0.83mi
37156 Palo Verde Dr Unit D Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	25d	1	0.84mi
37156 Palo Verde Dr Unit 5 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	23d	1	0.84mi
37156 Palo Verde Dr Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	4d	1	0.84mi
68460 Kings Rd Unit C Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	23d	1	0.84mi
68460 Kings Rd Unit 3 Cathedral City, CA	1.0	1.0	600	$1,695	$2.83	4d	1	0.84mi
37111 Cathedral Canyon Dr Unit B Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	3d	1	0.85mi
37111 Cathedral Canyon Dr Unit A Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	25d	1	0.85mi
37111 Cathedral Canyon Dr Unit 2 Cathedral City, CA	1.0	1.0	600	$1,595	$2.66	23d	1	0.85mi
35615 Paseo Circulo E Cathedral City, CA	1.0	2.0	1029	$2,250	$2.19	45d	1	1.05mi
68695 F St Cathedral City, CA	3.0	2.5	896	$2,500	$2.79	45d	1	1.17mi
37700 Van Fleet St Unit 3 Cathedral City, CA	1.0	1.0	525	$1,395	$2.66	45d	1	1.25mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	45d	1	1.32mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	45d	1	1.32mi
68277 Grandview Ave Cathedral City, CA	2.0	2.0	1107	$2,195	$1.98	23d	1	1.40mi
33030 Shifting Sands Trl Apt 4 Cathedral City, CA	2.0	1.0	821	$1,599	$1.95	25d	1	1.44mi
Lawrence Crossley Rd Unit 62 Palm Springs, CA	2.0	2.0	885	$2,100	$2.37	45d	1	1.48mi

Listing history 6 events

1. 2026-06-01
   days on market $89,900 Active 119 DOM
2. 2026-05-31
   days on market $89,900 Active 118 DOM
3. 2026-04-04
   price $89,900 982-char remark

   Show marketing remark (982 chars)

   RENT SPECIAL: $100 OFF FIRST 6 MONTHS - This brand-new 2024 Fleetwood manufactured home has 2 bedrooms, 1 3/4 bathrooms and is approximately 900 sq ft. The kitchen has been upgraded with shaker style hardwood cabinets, quartz countertops and backsplash, undermount stainless steel sink. The stainless-steel appliance package includes 21 CF refrigerator with icemaker & water in door, gas self-cleaning range, over-range microwave, dishwasher, and a garbage disposal. The bedroom and living room are carpeted; there is vinyl plank flooring throughout the remainder of the house. The master bathroom has a walk-in shower, quartz countertops and backsplash, and a rectangular undermount sink. Master bedroom includes walk-in closet. The guest bathroom has a glass enclosed tub/shower, quartz countertop and backsplash, and a rectangular undermount sink. Canned lighting, kitchen pantry, 2'' faux wood blinds, area for stackable washer and dryer, covered carport parking and more!

4. 2026-02-02
   listed $109,900 Active 982-char remark

   Show marketing remark (982 chars)

   RENT SPECIAL: $100 OFF FIRST 6 MONTHS - This brand-new 2024 Fleetwood manufactured home has 2 bedrooms, 1 3/4 bathrooms and is approximately 900 sq ft. The kitchen has been upgraded with shaker style hardwood cabinets, quartz countertops and backsplash, undermount stainless steel sink. The stainless-steel appliance package includes 21 CF refrigerator with icemaker & water in door, gas self-cleaning range, over-range microwave, dishwasher, and a garbage disposal. The bedroom and living room are carpeted; there is vinyl plank flooring throughout the remainder of the house. The master bathroom has a walk-in shower, quartz countertops and backsplash, and a rectangular undermount sink. Master bedroom includes walk-in closet. The guest bathroom has a glass enclosed tub/shower, quartz countertop and backsplash, and a rectangular undermount sink. Canned lighting, kitchen pantry, 2'' faux wood blinds, area for stackable washer and dryer, covered carport parking and more!

5. 2025-11-20
   historical
6. 2025-05-20
   listed $124,900 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 5/10 Major FEMA zone X (shaded) · 52% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 21 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: $24,876
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − Depreciation: −$2,615
• Taxable income: $11,447
• Est. tax owed @ 24.0%: −$2,747
• After-tax cash flow: $9,449/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 2024 Fleetwood manufactured home is in excellent condition with recent upgrades and a clean, well-maintained exterior. Potential buyers and tenants will appreciate the fresh paint, smart home devices, and improved curb appeal.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace window screens — Screens improve energy efficiency and security.
• Both Install smart home devices — Enhances convenience and energy efficiency for potential buyers/tenants.
• Both Add outdoor lighting — Improves safety and curb appeal at night.
• Both Upgrade landscaping — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace window screens — Screens improve energy efficiency and security. ↑
• Both Install smart home devices — Enhances convenience and energy efficiency for potential buyers/tenants. ↑
• Both Add outdoor lighting — Improves safety and curb appeal at night. ↑
• Both Upgrade landscaping — Enhances curb appeal and adds value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-28.0% since first listed

4 events — show timeline

• 2026-04-04 Price Changed $89,900 GPSMLS
• 2026-02-02 Listed $109,900 GPSMLS
• 2025-11-20 Listing Removed — GPSMLS
• 2025-05-20 Listed $124,900 GPSMLS