Two-Unit Property with
New
For Sale
$459,000
31890 Avenida La Paloma, Cathedral City, CA 92234
Residential, Cathedral City, CA
Property Size1,255 SF
Lot Size0.14 Acres
Price / SF$365.74
Days on Market2
Property Features for 31890 Avenida La Paloma
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Bathroom 2, Bathroom 1
Parking features
Garage, Driveway
Window features
Drapes, Blinds, Double Pane Windows
Patio and Porch features
Porch, Patio
Interior features
Storage Space
Appliances
Gas Cooktop, Microwave, Gas, Oven, Refrigerator
Lot features
Fenced Yard, Lot Shape- Rectangle, No Landscaping, Single Lot, Slab
Elementary school
Sunny Sands
Middle school
James Workman
High school
San Jacinto
Subdivision
335 - Cathedral City North
Standard status
Active
APN
678222037
Size
1,255 SF
Lot size
0.14 Acres
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1956
Floors in Building
1
Flooring type
Tile
Building materials
Hard Coat Stucco
Roof type
Stone
Additional Structures
Storage
Listing Agency:
Squires Development & Real Estate, Inc.
(805) 244-6597
Listed By:
Reuban D Allen · License #01931560
(805) 444-7766
Added: Aug 31
Changed: Sep 1
Last Checked: Sep 1 at 10:06PM
MLS# 226004152
Copyright © 2026 Conejo Simi Moorpark Association of REALTORS. 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 contains two separate residences, each configured with one bedroom and one bathroom. Both units feature tile flooring, ceiling fans, a microwave, stove, and refrigerator, with storage space included. A shared two-car garage, driveway, patio, and porch provide additional utility. The property sits on a 0.14-acre lot and was built in 1956, with hard coat stucco construction, forced-air heating, central air, public water, and public sewer.
The address is in Cathedral City within the Greater Palm Springs area. Shopping, dining, schools, entertainment, and major thoroughfares are nearby, including Cathedral City Marketplace, Date Palm Plaza, and Cathedral Village. Palm Springs is also minutes away, with access to its dining, retail, golf, resorts, and entertainment offerings.
The address is in Cathedral City within the Greater Palm Springs area. Shopping, dining, schools, entertainment, and major thoroughfares are nearby, including Cathedral City Marketplace, Date Palm Plaza, and Cathedral Village. Palm Springs is also minutes away, with access to its dining, retail, golf, resorts, and entertainment offerings.
Key Highlights
- Two separate units, each with 1 bedroom and 1 bathroom
- Shared 2‑car garage plus driveway parking
- 0.14‑acre lot in Cathedral City
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
$22,050
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
4.80%
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%
$441,000
$441.0K
Cap Rate 7%
$315,000
$315.0K
Cap Rate 9%
$245,000
$245.0K
Market Conditions
NOI Build-Up for 1,255 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
$32.1K $25.56/SF
− Vacancy
−$577 −$0.46/SF
EGI
$31.5K $25.10/SF
− OpEx
−$9.5K −$7.53/SF
NOI
$22.1K $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%
$441,000
Cap Rate 7%
$315,000
Cap Rate 9%
$245,000
Alternative Uses
Best Use
Multifamily LT 5
$315.0K
$275.6K – $367.5K
NOI $22,050 @ 7.0% cap · market cap 4.80%
Second Best
Apartment 5plus
$290.2K
$253.9K – $338.6K
NOI $20,314 @ 7.0% cap · market cap 4.43%
Theoretical Best
Office A
$376.0K
$329.0K – $438.6K
NOI $26,318 @ 7.0% cap · market cap 5.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
488
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 - Two separate one-bedroom residences offer flexible occupancy, rental, or portfolio use in Cathedral City.
Where is this duplex located?
The property is located at 31890 Avenida La Paloma Cathedral City, CA.
What is the asking price?
The asking price for this property is $459,000.
What are key features of this property?
This property features: Two separate units, each with 1 bedroom and 1 bathroom; Shared 2‑car garage plus driveway parking; 0.14‑acre lot in Cathedral City
