Well-Maintained
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 Market48
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
Bathroom 2, Bathroom 3, Bedroom 3, Bedroom 5, Bathroom 1, Bedroom 6, Kitchen, Bedroom 1, Bathroom 4, Bedroom 4, Bedroom 2, Laundry Room
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 yard
patio
flower garden
garage laundry
ceiling fans
landscaped yard
walk-in closet
window blinds
covered patio
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: Sep 1
Last Checked: Sep 2 at 9:06AM
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 2,538-square-foot duplex, built in 1986, contains two matching residences. Each unit includes three bedrooms, two full bathrooms, a living room, dining area, kitchen, and a primary bedroom with a walk-in closet and private bath. Covered patios extend from the dining and primary bedroom areas, while fenced yards provide additional outdoor space. Garage laundry areas, ceiling fans, newer window blinds, and newer HVAC units add functional improvements. Both interiors and exteriors have been freshly painted.
The property occupies a 0.18-acre lot and is served by public water and public sewer, including a new connection to the public sewer system. Central heating and central air conditioning serve the units. Both residences are currently occupied by longer-term tenants. The property is zoned R204M and has no HOA.
The property occupies a 0.18-acre lot and is served by public water and public sewer, including a new connection to the public sewer system. Central heating and central air conditioning serve the units. Both residences are currently occupied by longer-term tenants. The property is zoned R204M and has no HOA.
Key Highlights
- 2,538‑square‑foot duplex on a 0.18‑acre lot
- Each unit has 3 bedrooms, 2 full bathrooms, and a primary suite
- Both units include covered patios, fenced yards, and garage laundry areas
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
100%
Occupancy
Multi-tenant
Tenancy
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 - Two matching residences offer spacious layouts, private outdoor areas, garages, and separate laundry spaces.
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: 2,538‑square‑foot duplex on a 0.18‑acre lot; Each unit has 3 bedrooms, 2 full bathrooms, and a primary suite; Both units include covered patios, fenced yards, and garage laundry areas
