285 Butterfield · Cathedral City, CA 92234

$99,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 73 Days on market

Built 1985 3,049 sqft lot $64/sqft · 10% above area Est $90k · 10% over $895/mo HOA · 31% of rent ↓ 10% since listing

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Why this score? — see what drove the C+ 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
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• ARV discount +2.8/15.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 285 Butterfield located in the desirable 55+ Royal Palms Manufactured Home Community, 1536 Cathedral City. This spacious 1536 sq/ ft, 2-bedroom, 2-bath home. Beautiful shutters thru out the house. A covered carport provides parking for three vehicles, Residents of Royal Palms enjoy a wide range of resort-style amenities including a heated pool and spa for year-round relaxation, a clubhouse that serves as the social hub with billiards, cards, and community events, and two large putting greens perfect for practicing your short game. Additional features include shuffleboard courts, a well-equipped fitness center, dog parks, and a full calendar of planned activities designed to bring neighbors together. This home move-in ready, Large 2 Beds·2 Baths·1,536 Sq Ft Extra Large 2nd bedroom that has its own bathroom. Large Closets and extra storage. Washer/Dryer in laundry room Refrigerator , Dishwasher, Included All furnishings Included. Storage Shed Central AC Gas heating Off-street parking Big Carport 3 parking places, 2 are under the carport Newer Central AC and Evaporative cooler to save on the electric bill.

Key facts

• Shuffleboard courts
• Clubhouse
• Billiards

Tags

• COVERED CARPORT
• HEATED POOL
• SPA
• CLUBHOUSE
• BILLIARDS
• SHUFFLEBOARD COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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); 60% 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 $2,884/mo this rent would consume 47% 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 $684 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• 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 $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.91% ✓
• Cap rate: 15.78%
• Cash-on-cash: 33.87%
• DSCR: 2.51
• GRM: 2.9

CMA / ARV

• ARV (median comp): $89,654
• List price: $99,000
• Delta: 10.42%
• 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
257 Wolf	0.04mi	2/2.0	1,440 (-6%)	3mo	$75,000	$52	85
24 Mesa View Dr	0.22mi	2/2.0	1,440 (-6%)	2mo	$68,000	$47	77
162 Hilligoss Dr	0.50mi	2/2.0	1,504 (-2%)	3mo	$66,000	$44	70
234 Settles Dr	0.53mi	2/2.0	1,512 (-2%)	3mo	$117,000	$77	70
314 Armenia Dr	0.36mi	2/2.0	1,647 (+7%)	3mo	$169,900	$103	69
392 Standing Bear	0.25mi	2/2.0	1,368 (-11%)	2mo	$113,000	$83	68
89 Armenia Dr	0.39mi	2/2.0	1,416 (-8%)	3mo	$177,000	$125	66
244 Settles Dr	0.50mi	2/2.0	1,440 (-6%)	1mo	$135,000	$94	66
153 Estrada Way	0.65mi	2/2.0	1,440 (-6%)	1mo	$46,500	$32	59
126 Via Valverde	0.62mi	2/2.0	1,440 (-6%)	2mo	$179,500	$125	58
67 Paseo Laredo North	0.75mi	2/2.0	1,440 (-6%)	1mo	$55,000	$38	54
35 N Paseo Laredo	0.69mi	2/2.0	1,440 (-6%)	4mo	$157,000	$109	54

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: 29.9%
• Equity multiple: 2.26×
• Total profit: $34,978
• Equity at exit: $14,761

10-year hold

• IRR: 37.6%
• Equity multiple: 4.59×
• Total profit: $99,473
• Equity at exit: $8,560

Cash invested: $27,720 (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: 2.9×

Monthly cashflow live

• Estimated rent: $2,884 high
• Mortgage (P&I): −$519
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$41
• HOA: −$895
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $783

Break-even live

Break-even rent $1,893

Max offer price $99,000

Occupancy floor 68%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	44d	1	0.15mi
68859 Paseo Real Cathedral City, CA	2.0	2.0	1406	$3,960	$2.82	15d	1	0.15mi
35200 Cathedral Canyon Dr Unit H64 Cathedral City, CA	2.0	2.0	1375	$2,500	$1.82	44d	1	0.32mi
69200 Nilda Dr Cathedral City, CA	3.0	2.0	1330	$2,495	$1.88	22d	1	0.33mi
34750 Marcia Rd Unit 02 Cathedral City, CA	3.0	2.0	1325	$2,000	$1.51	18d	1	0.33mi
68615 Paseo Soria Cathedral City, CA	2.0	2.0	1462	$3,500	$2.39	8d	1	0.36mi
35200 Cathedral Canyon Dr Unit B10 Cathedral City, CA	2.0	2.0	1384	$2,600	$1.88	44d	1	0.37mi
68882 Calle Mula Cathedral City, CA	2.0	2.0	1714	$2,500	$1.46	20d	1	0.37mi
69180 Victoria Dr #8 Cathedral City, CA	3.0	2.0	1230	$1,995	$1.62	3d	1	0.42mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	22d	1	0.53mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	10d	1	0.53mi
34197 Calle Mora Cathedral City, CA	2.0	2.0	1171	$2,300	$1.96	13d	1	0.53mi
69155 Dinah Shore Dr Apt 20 Cathedral City, CA	2.0	2.0	1200	$2,050	$1.71	44d	1	0.53mi
69155 Dinah Shore Dr Cathedral City, CA	2.0	2.0	1100	$1,795	$1.63	44d	1	0.54mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	15d	1	0.63mi
68368 Calle Leon Cathedral City, CA	2.0	2.0	1406	$3,790	$2.70	44d	1	0.63mi
68153 Lakeland Dr Cathedral City, CA	2.0	2.0	1255	$2,500	$1.99	24d	1	0.65mi
99 Shoreline Dr Rancho Mirage, CA	3.0	3.0	2102	$4,000	$1.90	44d	1	0.67mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	44d	1	0.67mi
59 Shoreline Dr Rancho Mirage, CA	3.0	3.5	2235	$3,995	$1.79	44d	1	0.69mi
159 Estrada Way Cathedral City, CA	3.0	2.0	1800	$2,850	$1.58	44d	1	0.70mi
37 Shoreline Dr Rancho Mirage, CA	3.0	3.0	1928	$3,650	$1.89	44d	1	0.76mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	44d	1	0.78mi
33892 Sky Blue Water Trl Cathedral City, CA	3.0	2.0	1352	$2,800	$2.07	4d	1	0.79mi
69603 Heather Way Rancho Mirage, CA	3.0	2.0	1218	$2,300	$1.89	44d	1	0.79mi
33255 Date Palm Dr Cathedral City, CA	2.0	2.0	1050	$1,795	$1.71	44d	1	0.84mi
34361 Denise Way Rancho Mirage, CA	3.0	2.0	1400	$2,800	$2.00	44d	1	0.84mi
33495 Cathedral Canyon Dr Cathedral City, CA	2.0	1.0	1100	$2,200	$2.00	44d	1	0.87mi
33495 Cathedral Canyon Dr Unit B Cathedral City, CA	2.0	1.0	1100	$2,100	$1.91	44d	1	0.87mi
34071 Denise Way Rancho Mirage, CA	3.0	2.0	1218	$2,599	$2.13	24d	1	0.90mi
33387 Shifting Sands Trl Unit 2 Cathedral City, CA	2.0	2.0	1300	$1,999	$1.54	24d	1	1.09mi
32790 Aurora Vista Rd Cathedral City, CA	3.0	3.0	2037	$3,300	$1.62	44d	1	1.12mi
13 Vista Mirage Way Rancho Mirage, CA	3.0	2.0	2071	$3,700	$1.79	44d	1	1.12mi
250 S Paseo Laredo Cathedral City, CA	2.0	2.0	1600	$1,800	$1.12	12d	1	1.19mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	44d	1	1.20mi
251 S Paseo Laredo Unit 251 Cathedral City, CA	1.0	2.0	1440	$2,550	$1.77	24d	1	1.20mi
522 Desert West Dr Rancho Mirage, CA	2.0	2.0	1984	$4,500	$2.27	44d	1	1.21mi
26 Pueblo Vista Dr Palm Springs, CA	3.0	2.0	1487	$3,200	$2.15	44d	1	1.25mi
5951 Montecito Dr #5 Palm Springs, CA	3.0	2.5	1551	$2,300	$1.48	44d	1	1.29mi
2420 Los Coyotes Dr Palm Springs, CA	2.0	3.0	1608	$2,600	$1.62	44d	1	1.31mi

HOA detail

• Monthly dues: $895 · $10,740/yr
• Likely covers: gaselectricpoolgym

Listing history 9 events

1. 2026-06-04
   days on market $99,000 Active 73 DOM
2. 2026-06-03
   days on market $99,000 Active 72 DOM
3. 2026-06-02
   days on market $99,000 Active 71 DOM
4. 2026-06-01
   days on market $99,000 Active 70 DOM
5. 2026-05-31
   days on market $99,000 Active 69 DOM
6. 2026-05-02
   status Active 1161-char remark

   Show marketing remark (1161 chars)

   Welcome to 285 Butterfield located in the desirable 55+ Royal Palms Manufactured Home Community, 1536 Cathedral City. This spacious 1536 sq/ ft, 2-bedroom, 2-bath home. Beautiful shutters thru out the house. A covered carport provides parking for three vehicles, Residents of Royal Palms enjoy a wide range of resort-style amenities including a heated pool and spa for year-round relaxation, a clubhouse that serves as the social hub with billiards, cards, and community events, and two large putting greens perfect for practicing your short game. Additional features include shuffleboard courts, a well-equipped fitness center, dog parks, and a full calendar of planned activities designed to bring neighbors together. This home move-in ready, Large 2 Beds·2 Baths·1,536 Sq Ft Extra Large 2nd bedroom that has its own bathroom. Large Closets and extra storage. Washer/Dryer in laundry room Refrigerator , Dishwasher, Included All furnishings Included. Storage Shed Central AC Gas heating Off-street parking Big Carport 3 parking places, 2 are under the carport Newer Central AC and Evaporative cooler to save on the electric bill.

7. 2026-04-10
   status Pending Sale 1161-char remark

   Show marketing remark (1161 chars)

   Welcome to 285 Butterfield located in the desirable 55+ Royal Palms Manufactured Home Community, 1536 Cathedral City. This spacious 1536 sq/ ft, 2-bedroom, 2-bath home. Beautiful shutters thru out the house. A covered carport provides parking for three vehicles, Residents of Royal Palms enjoy a wide range of resort-style amenities including a heated pool and spa for year-round relaxation, a clubhouse that serves as the social hub with billiards, cards, and community events, and two large putting greens perfect for practicing your short game. Additional features include shuffleboard courts, a well-equipped fitness center, dog parks, and a full calendar of planned activities designed to bring neighbors together. This home move-in ready, Large 2 Beds·2 Baths·1,536 Sq Ft Extra Large 2nd bedroom that has its own bathroom. Large Closets and extra storage. Washer/Dryer in laundry room Refrigerator , Dishwasher, Included All furnishings Included. Storage Shed Central AC Gas heating Off-street parking Big Carport 3 parking places, 2 are under the carport Newer Central AC and Evaporative cooler to save on the electric bill.

8. 2026-03-10
   price $99,000 1161-char remark

   Show marketing remark (1161 chars)

   Welcome to 285 Butterfield located in the desirable 55+ Royal Palms Manufactured Home Community, 1536 Cathedral City. This spacious 1536 sq/ ft, 2-bedroom, 2-bath home. Beautiful shutters thru out the house. A covered carport provides parking for three vehicles, Residents of Royal Palms enjoy a wide range of resort-style amenities including a heated pool and spa for year-round relaxation, a clubhouse that serves as the social hub with billiards, cards, and community events, and two large putting greens perfect for practicing your short game. Additional features include shuffleboard courts, a well-equipped fitness center, dog parks, and a full calendar of planned activities designed to bring neighbors together. This home move-in ready, Large 2 Beds·2 Baths·1,536 Sq Ft Extra Large 2nd bedroom that has its own bathroom. Large Closets and extra storage. Washer/Dryer in laundry room Refrigerator , Dishwasher, Included All furnishings Included. Storage Shed Central AC Gas heating Off-street parking Big Carport 3 parking places, 2 are under the carport Newer Central AC and Evaporative cooler to save on the electric bill.

9. 2026-03-01
   listed $110,000 Active 1161-char remark

   Show marketing remark (1161 chars)

   Welcome to 285 Butterfield located in the desirable 55+ Royal Palms Manufactured Home Community, 1536 Cathedral City. This spacious 1536 sq/ ft, 2-bedroom, 2-bath home. Beautiful shutters thru out the house. A covered carport provides parking for three vehicles, Residents of Royal Palms enjoy a wide range of resort-style amenities including a heated pool and spa for year-round relaxation, a clubhouse that serves as the social hub with billiards, cards, and community events, and two large putting greens perfect for practicing your short game. Additional features include shuffleboard courts, a well-equipped fitness center, dog parks, and a full calendar of planned activities designed to bring neighbors together. This home move-in ready, Large 2 Beds·2 Baths·1,536 Sq Ft Extra Large 2nd bedroom that has its own bathroom. Large Closets and extra storage. Washer/Dryer in laundry room Refrigerator , Dishwasher, Included All furnishings Included. Storage Shed Central AC Gas heating Off-street parking Big Carport 3 parking places, 2 are under the carport Newer Central AC and Evaporative cooler to save on the electric bill.

ⓘ 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: $485 · $40/mo
• Projected year-2 tax: $752 · $63/mo
• Expected delta: +$268/yr (+$22/mo · 55.2%)

ⓘ 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: $34,607
• − Mortgage interest: −$5,546
• − Property taxes: −$485
• − Insurance: −$495
• − Repairs & maintenance: −$2,769
• − Management: −$2,769
• − HOA: −$10,740
• − Depreciation: −$2,880
• Taxable income: $8,925
• Est. tax owed @ 24.0%: −$2,142
• After-tax cash flow: $7,248/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

-10.0% since first listed

4 events — show timeline

• 2026-05-02 Relisted — CRMLS
• 2026-04-10 Pending — CRMLS
• 2026-03-10 Price Changed $99,000 CRMLS
• 2026-03-01 Listed $110,000 CRMLS

Property tax history

+0.8%/yr

Latest (2025): $485 · +1.6% YoY. Source: county tax records.