Duplex with Newer HVAC
For Sale
Under Contract
$650,000
33085 Wishing Well Trail, Cathedral City, CA 92234
Cathedral City, CA
Property Size2,538 SF
Lot Size0.18 Acres
Price / SF$256.11
Days on Market39
Property Features for 33085 Wishing Well Trail
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R204M
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 2, Bedroom 6, Bathroom 2, Bedroom 5, Bedroom 3, Kitchen, Bathroom 1, Laundry Room, Bathroom 3, Bedroom 1, Bedroom 4, Bathroom 4
Parking
4
Subdivision
Rancho Ramon (33624)
Lot features
Front Yard, Back Yard
Elementary school district
Palm Springs Unified
Middle school district
Palm Springs Unified
High school district
Palm Springs Unified
Directions
West side of Wishing Well
Standard status
Active Under Contract
APN
680382003
Size
2,538 SF
Lot size
0.18 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
fenced yards
rear and side patios
flower garden
garage laundry areas
ceiling fans
garden maintained yards
walk-in master closets
newer window blinds
covered patios
Building Details
Year built
1986
Floors in Building
1
Number of units
2
Listing Agency:
Dalton Real Estate
(805) 380-6132
Listed By:
Emmett Dalton · License #00959147
(805) 496-6132
Added: Jul 17
Changed: Aug 19
Last Checked: Aug 24 at 12:06PM
MLS# OC26156808
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex offers two separate units with interior living space including a living room, dining room, kitchen, and three bedrooms per unit (one master bedroom with a walk-in closet and private bath, plus two additional bedrooms with a second bathroom). Each unit includes two full bathrooms with shower/tub, and both dining and master areas open to covered patios. The outdoor space features fenced yards, rear and side patios, and a flower garden.
The property was built in 1986 and is offered on a 7,840 sq. ft. lot (0.18 acres). It includes central heating and central air, newer HVAC units, fresh interior and exterior paint, ceiling fans, newer window blinds, and garage laundry areas. Public water and public sewer are connected.
Occupancy is described as stable with longer-term tenants renting both units, creating an opportunity to purchase for rental use, or to live in one unit while renting the other. No HOA is noted.
The property was built in 1986 and is offered on a 7,840 sq. ft. lot (0.18 acres). It includes central heating and central air, newer HVAC units, fresh interior and exterior paint, ceiling fans, newer window blinds, and garage laundry areas. Public water and public sewer are connected.
Occupancy is described as stable with longer-term tenants renting both units, creating an opportunity to purchase for rental use, or to live in one unit while renting the other. No HOA is noted.
Key Highlights
- Two‑unit duplex with three bedrooms per unit and two full bathrooms per unit
- 7,840 sq. ft. lot (0.18 acres)
- Newer HVAC units plus central heating and central air
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$44,593
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.86%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$891,860
$891.9K
Cap Rate 7%
$637,043
$637.0K
Cap Rate 9%
$495,478
$495.5K
Market Conditions
NOI Build-Up for 2,538 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$64.9K $25.56/SF
− Vacancy
−$1.2K −$0.46/SF
EGI
$63.7K $25.10/SF
− OpEx
−$19.1K −$7.53/SF
NOI
$44.6K $17.57/SF
Area
Riverside County, CA
Vacancy
1.80%
Lease Rate
$25.56 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$891,860
Cap Rate 7%
$637,043
Cap Rate 9%
$495,478
Alternative Uses
Best Use
Multifamily LT 5
$637.0K
$557.4K – $743.2K
NOI $44,593 @ 7.0% cap · market cap 6.86%
Second Best
Apartment 5plus
$586.9K
$513.5K – $684.7K
NOI $41,081 @ 7.0% cap · market cap 6.32%
Theoretical Best
Office A
$760.3K
$665.3K – $887.1K
NOI $53,224 @ 7.0% cap · market cap 8.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
631
Businesses Nearby
Explore this area
Business Placement
Demographics for 92234, CA
51,509
Population
23,114
Households
2.2
Avg Household Size
42
Median Age
26%
College-Educated
81%
High-School Grad
14.8 sq mi
ZIP Area
3,480
Density / Sq Mi
$67,031
Median Household Income
$34,895
Median Earnings
$1,554
Median Rent
$420,700
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Well-maintained duplex with central heating and central air, newer HVAC units, and no HOA.
Where is this duplex located?
The property is located at 33085 Wishing Well Trail Cathedral City, CA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Two‑unit duplex with three bedrooms per unit and two full bathrooms per unit; 7,840 sq. ft. lot (0.18 acres); Newer HVAC units plus central heating and central air
