81297 Golden Barrel Way · La Quinta, CA 92253

$519,000

2 bd · 2.0 ba · 1,580 sqft · SingleFamily public records · 140 Days on market

Built 2004 6,970 sqft lot $328/sqft · 14% below area Est $604k · 14% under $622/mo HOA · 12% of rent

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Why this score? — see what drove the D+ 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 +14.1/30.0
• ARV discount +13.8/15.0
• 1% rule +5.0/10.0
• DSCR +4.3/10.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked behind the exclusive gates of Trilogy La Quinta, this impeccably maintained Oasis plan delivers resort‑style living in the heart of the Coachella Valley. Offering 1,580 square feet of airy, open‑concept design, the home features 2 bedrooms and 2 baths, introduced by a charming wrought‑iron entry that leads into a light‑filled great room with media niche, elegant downlighting, plantation shutters, and sweeping views of the lush rear yard. The adjacent chef's kitchen shines with slab countertops, stainless steel appliances, prep island, breakfast bar seating, gas range, built‑in microwave, and a generous pantry. The primary suite is a serene retreat with a bay window, patio access, and spa‑inspired bath boasting dual vanities, marble surfaces, and a comfortable shower. A well‑separated guest suite ensures privacy for visitors. Step outside to your own desert sanctuary complete with a professionally installed putting green, low‑maintenance landscaping, extended covered patio, and a relaxing above‑ground spa—all just moments from the Santa Rosa Clubhouse and world‑class community amenities.

Key facts

• Plantation shutters
• Media niche
• Slab countertops

Tags

• WROUGHT IRON ENTRY
• MEDIA NICHE
• PLANTATION SHUTTERS
• CHEF'S KITCHEN
• SLAB COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $519k.

Deal economics

• At list price, monthly cash flow is $78 ($939/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $519k).
• Recommended offer: $457k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.3% in La Quinta — 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 58/100 on livability (#694 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A-, employment B+, housing B+; Watch: amenities F, cost of living F, health & safety F.
• Coachella Valley Unified (rural): math 12% / reading 23% proficiency, ranked #481 of 517 in CA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Westside Elementary (math 12% / reading 22%, grade F, #1,340 of 1,571 statewide, top 88%, 361 students, 91% FRL); Cahuilla Desert Academy Junior High (math 18% / reading 36%, grade F, #242 of 498 statewide, top 50%, 669 students, 79% FRL); Coachella Valley High (math 18% / reading 38%, grade F, #777 of 1,170 statewide, top 67%, 2,657 students, 88% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 660 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 77% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $5,195/mo this rent would consume 63% of the median local household income ($99k/yr) (locally 1078% 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 $4k of loan paydown is wiped out by about $16k 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.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($457k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $30k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $335k; list at $519k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $456,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% 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 D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 8.3

CMA / ARV

• ARV (median comp): $604,079
• List price: $519,000
• Delta: -14.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60755 Living Stone Dr	0.26mi	2/2.0	1,580 (0%)	1mo	$515,000	$326	87
81146 Barrel Cactus Rd	0.23mi	2/2.0	1,551 (-2%)	0mo	$479,000	$309	86
60117 Angora Ct	0.13mi	3/3.0 (+1)	1,614 (+2%)	4mo	$575,000	$356	78
61054 Fire Barrel Dr	0.53mi	2/2.0	1,580 (0%)	2mo	$495,000	$313	74
60519 Lace Leaf Ct	0.59mi	2/2.0	1,551 (-2%)	3mo	$485,000	$313	67
81634 Desert Willow Dr	0.37mi	2/2.0	1,745 (+10%)	2mo	$425,000	$244	63
81701 Sun Cactus Ln	0.46mi	3/2.0 (+1)	1,693 (+7%)	2mo	$600,000	$354	60
61318 Sapphire Ln	0.45mi	2/2.0	1,775 (+12%)	3mo	$710,000	$400	56
61325 Living Stone Dr	0.43mi	2/2.0	1,775 (+12%)	4mo	$580,000	$327	56
81773 Sun Cactus Ln	0.50mi	2/2.0	1,359 (-14%)	2mo	$495,000	$364	52
61275 Fire Barrel Dr	0.67mi	3/3.0 (+1)	1,641 (+4%)	2mo	$600,000	$366	51
81820 Golden Star Way	0.68mi	3/3.0 (+1)	1,641 (+4%)	3mo	$585,000	$356	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 · 6.45% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.59×
• Total profit: $-60,116
• Equity at exit: $77,385

10-year hold

• IRR: 3.1%
• Equity multiple: 1.26×
• Total profit: $37,666
• Equity at exit: $44,874

Cash invested: $145,320 (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 92253

• Rents YoY: 6.5%
• Active inventory: 660
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $5,195 high
• Mortgage (P&I): −$2,722
• Tax from tax record: −$466 /mo · $5,586/yr
• Insurance: −$216
• HOA: −$622
• Vacancy / Maint / Mgmt: −$1,091
• Net cashflow: $78

Break-even live

Break-even rent $5,096

Max offer price $519,000

Occupancy floor 93%

Sensitivity live

Price	-10% $372	-5% $225	+0% $78	+5% $-69	+10% $-216
Rent	-10% $-332	-5% $-127	+0% $78	+5% $283	+10% $489
Rate	-1.0pp $340	-0.5pp $210	base $78	+0.5pp $-56	+1.0pp $-193

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: $129,750
• Closing costs: $15,570
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
81278 Golden Barrel Way La Quinta, CA	3.0	2.0	1845	$4,500	$2.44	45d	1	0.05mi
60460 Desert Rose Dr La Quinta, CA	3.0	2.0	1845	$6,000	$3.25	45d	1	0.08mi
81225 Red Rock Rd La Quinta, CA	3.0	2.0	1845	$6,825	$3.70	26d	1	0.10mi
60224 Honeysuckle St La Quinta, CA	2.0	2.0	1359	$4,400	$3.24	45d	1	0.11mi
60177 Angora Ct La Quinta, CA	2.0	2.0	1667	$3,200	$1.92	45d	1	0.12mi
81165 Desert Sage Ct La Quinta, CA	3.0	3.0	1835	$7,500	$4.09	26d	1	0.19mi
60213 Katie Cir La Quinta, CA	3.0	2.5	1641	$3,500	$2.13	45d	1	0.20mi
61225 Living Stone Dr La Quinta, CA	2.0	2.0	1580	$5,500	$3.48	45d	1	0.36mi
60661 Juniper Ln La Quinta, CA	3.0	3.0	1806	$6,500	$3.60	45d	1	0.36mi
81626 Prism Dr La Quinta, CA	2.0	2.0	1386	$5,500	$3.97	45d	1	0.38mi
60880 Azul Ct La Quinta, CA	3.0	3.0	1806	$7,200	$3.99	45d	1	0.38mi
81407 Golden Poppy Way La Quinta, CA	2.0	2.0	1580	$5,800	$3.67	26d	1	0.42mi
61336 Sapphire Ln La Quinta, CA	2.0	2.0	1775	$5,500	$3.10	45d	1	0.45mi
81450 Moonstone Ct La Quinta, CA	2.0	2.0	1775	$6,000	$3.38	26d	1	0.46mi
61037 Fire Barrel Dr La Quinta, CA	3.0	3.0	2091	$8,500	$4.07	45d	1	0.51mi
60290 Sweetshade Ln La Quinta, CA	3.0	3.0	1939	$8,500	$4.38	45d	1	0.53mi
81874 Sun Cactus Ln La Quinta, CA	3.0	2.0	1845	$7,500	$4.07	45d	1	0.60mi
81780 Daniel Dr La Quinta, CA	3.0	2.0	1693	$5,500	$3.25	45d	1	0.61mi
60259 Prickly Pear La Quinta, CA	3.0	2.0	1845	$8,500	$4.61	45d	1	0.61mi
81322 Rustic Canyon Dr La Quinta, CA	2.0	3.0	2007	$8,250	$4.11	26d	1	0.62mi
61595 Topaz Dr La Quinta, CA	3.0	3.0	1641	$4,500	$2.74	45d	1	0.65mi
61275 Fire Barrel Dr La Quinta, CA	3.0	2.0	1641	$2,500	$1.52	45d	1	0.68mi
60636 Desert Shadows Dr La Quinta, CA	2.0	2.0	1359	$5,700	$4.19	45d	1	0.70mi
81910 Eagle Claw Dr La Quinta, CA	3.0	2.0	1775	$6,000	$3.38	45d	1	0.71mi
61722 Topaz Dr La Quinta, CA	3.0	3.0	1965	$7,500	$3.82	26d	1	0.72mi
81835 Golden Star Way La Quinta, CA	2.0	2.0	1580	$2,500	$1.58	45d	1	0.72mi
81565 Rustic Canyon Dr La Quinta, CA	3.0	3.0	1965	$6,000	$3.05	26d	1	0.73mi
81880 Golden Star Way La Quinta, CA	2.0	2.0	1580	$5,500	$3.48	45d	1	0.75mi
61726 Toro Canyon Way La Quinta, CA	2.0	2.0	1386	$6,250	$4.51	45d	1	0.78mi
81955 Golden Star Way La Quinta, CA	3.0	3.0	2091	$4,225	$2.02	45d	1	0.82mi

HOA detail

• Monthly dues: $622 · $7,464/yr
• Likely covers: gaslandscaping

Listing history 33 events

1. 2026-06-21
   days on market $519,000 Active 140 DOM
2. 2026-06-18
   days on market $519,000 Active 137 DOM
3. 2026-06-17
   days on market $519,000 Active 136 DOM
4. 2026-06-16
   days on market $519,000 Active 135 DOM
5. 2026-06-15
   days on market $519,000 Active 134 DOM
6. 2026-06-13
   days on market $519,000 Active 132 DOM
7. 2026-06-13
   days on market $519,000 Active 131 DOM
8. 2026-06-09
   days on market $519,000 Active 128 DOM
9. 2026-06-08
   days on market $519,000 Active 127 DOM
10. 2026-06-07
    pricedays on market $519,000 Active 126 DOM
11. 2026-06-04
    days on market $549,000 Active 123 DOM
12. 2026-06-03
    days on market $549,000 Active 122 DOM
13. 2026-06-02
    days on market $549,000 Active 121 DOM
14. 2026-06-01
    days on market $549,000 Active 120 DOM
15. 2026-05-31
    days on market $549,000 Active 119 DOM
16. 2026-02-01
    listed $549,000 Active 1116-char remark

    Show marketing remark (1116 chars)

    Tucked behind the exclusive gates of Trilogy La Quinta, this impeccably maintained Oasis plan delivers resort‑style living in the heart of the Coachella Valley. Offering 1,580 square feet of airy, open‑concept design, the home features 2 bedrooms and 2 baths, introduced by a charming wrought‑iron entry that leads into a light‑filled great room with media niche, elegant downlighting, plantation shutters, and sweeping views of the lush rear yard. The adjacent chef's kitchen shines with slab countertops, stainless steel appliances, prep island, breakfast bar seating, gas range, built‑in microwave, and a generous pantry. The primary suite is a serene retreat with a bay window, patio access, and spa‑inspired bath boasting dual vanities, marble surfaces, and a comfortable shower. A well‑separated guest suite ensures privacy for visitors. Step outside to your own desert sanctuary complete with a professionally installed putting green, low‑maintenance landscaping, extended covered patio, and a relaxing above‑ground spa—all just moments from the Santa Rosa Clubhouse and world‑class community amenities.

17. 2018-04-09
    soldstatus $335,000 Sold 602-char remark

    Show marketing remark (602 chars)

    Trilogy in La Quinta ia a very vibrant 55+community. This beautifully appointed 2 BD 2 BA, 1580 sf, Oasis home has it all. One of the best locations in the Trilogy complex. Simply stroll to the the club house for all the activities. The home has plantations shutters throughout. The very large kitchen has tons of storage, granite countertops, newer stainless steel appliances. Private back yard boasts majestic mountain views. The ample 2 car garage has built-in storage. This amazing home will not last long. Call listing agent to view. Unfurnished. Some furniture maybe negotiated outside of escrow.

18. 2018-04-09
    soldstatus $335,000

    Show marketing remark (602 chars)

    Trilogy in La Quinta ia a very vibrant 55+community. This beautifully appointed 2 BD 2 BA, 1580 sf, Oasis home has it all. One of the best locations in the Trilogy complex. Simply stroll to the the club house for all the activities. The home has plantations shutters throughout. The very large kitchen has tons of storage, granite countertops, newer stainless steel appliances. Private back yard boasts majestic mountain views. The ample 2 car garage has built-in storage. This amazing home will not last long. Call listing agent to view. Unfurnished. Some furniture maybe negotiated outside of escrow.

19. 2018-04-04
    status Pending 602-char remark

    Show marketing remark (602 chars)

    Trilogy in La Quinta ia a very vibrant 55+community. This beautifully appointed 2 BD 2 BA, 1580 sf, Oasis home has it all. One of the best locations in the Trilogy complex. Simply stroll to the the club house for all the activities. The home has plantations shutters throughout. The very large kitchen has tons of storage, granite countertops, newer stainless steel appliances. Private back yard boasts majestic mountain views. The ample 2 car garage has built-in storage. This amazing home will not last long. Call listing agent to view. Unfurnished. Some furniture maybe negotiated outside of escrow.

20. 2018-03-08
    historical Contingent 602-char remark

    Show marketing remark (602 chars)

    Trilogy in La Quinta ia a very vibrant 55+community. This beautifully appointed 2 BD 2 BA, 1580 sf, Oasis home has it all. One of the best locations in the Trilogy complex. Simply stroll to the the club house for all the activities. The home has plantations shutters throughout. The very large kitchen has tons of storage, granite countertops, newer stainless steel appliances. Private back yard boasts majestic mountain views. The ample 2 car garage has built-in storage. This amazing home will not last long. Call listing agent to view. Unfurnished. Some furniture maybe negotiated outside of escrow.

21. 2018-03-02
    status Active 602-char remark

    Show marketing remark (602 chars)

    Trilogy in La Quinta ia a very vibrant 55+community. This beautifully appointed 2 BD 2 BA, 1580 sf, Oasis home has it all. One of the best locations in the Trilogy complex. Simply stroll to the the club house for all the activities. The home has plantations shutters throughout. The very large kitchen has tons of storage, granite countertops, newer stainless steel appliances. Private back yard boasts majestic mountain views. The ample 2 car garage has built-in storage. This amazing home will not last long. Call listing agent to view. Unfurnished. Some furniture maybe negotiated outside of escrow.

22. 2018-03-02
    price $349,000 602-char remark

    Show marketing remark (602 chars)

    Trilogy in La Quinta ia a very vibrant 55+community. This beautifully appointed 2 BD 2 BA, 1580 sf, Oasis home has it all. One of the best locations in the Trilogy complex. Simply stroll to the the club house for all the activities. The home has plantations shutters throughout. The very large kitchen has tons of storage, granite countertops, newer stainless steel appliances. Private back yard boasts majestic mountain views. The ample 2 car garage has built-in storage. This amazing home will not last long. Call listing agent to view. Unfurnished. Some furniture maybe negotiated outside of escrow.

23. 2018-02-20
    historical Contingent 602-char remark

    Show marketing remark (602 chars)

    Trilogy in La Quinta ia a very vibrant 55+community. This beautifully appointed 2 BD 2 BA, 1580 sf, Oasis home has it all. One of the best locations in the Trilogy complex. Simply stroll to the the club house for all the activities. The home has plantations shutters throughout. The very large kitchen has tons of storage, granite countertops, newer stainless steel appliances. Private back yard boasts majestic mountain views. The ample 2 car garage has built-in storage. This amazing home will not last long. Call listing agent to view. Unfurnished. Some furniture maybe negotiated outside of escrow.

24. 2018-02-11
    price $355,000 602-char remark

    Show marketing remark (602 chars)

    Trilogy in La Quinta ia a very vibrant 55+community. This beautifully appointed 2 BD 2 BA, 1580 sf, Oasis home has it all. One of the best locations in the Trilogy complex. Simply stroll to the the club house for all the activities. The home has plantations shutters throughout. The very large kitchen has tons of storage, granite countertops, newer stainless steel appliances. Private back yard boasts majestic mountain views. The ample 2 car garage has built-in storage. This amazing home will not last long. Call listing agent to view. Unfurnished. Some furniture maybe negotiated outside of escrow.

25. 2018-02-11
    price $355,900 602-char remark

    Show marketing remark (602 chars)

    Trilogy in La Quinta ia a very vibrant 55+community. This beautifully appointed 2 BD 2 BA, 1580 sf, Oasis home has it all. One of the best locations in the Trilogy complex. Simply stroll to the the club house for all the activities. The home has plantations shutters throughout. The very large kitchen has tons of storage, granite countertops, newer stainless steel appliances. Private back yard boasts majestic mountain views. The ample 2 car garage has built-in storage. This amazing home will not last long. Call listing agent to view. Unfurnished. Some furniture maybe negotiated outside of escrow.

26. 2017-12-03
    listed $359,900 Active 602-char remark

    Show marketing remark (602 chars)

    Trilogy in La Quinta ia a very vibrant 55+community. This beautifully appointed 2 BD 2 BA, 1580 sf, Oasis home has it all. One of the best locations in the Trilogy complex. Simply stroll to the the club house for all the activities. The home has plantations shutters throughout. The very large kitchen has tons of storage, granite countertops, newer stainless steel appliances. Private back yard boasts majestic mountain views. The ample 2 car garage has built-in storage. This amazing home will not last long. Call listing agent to view. Unfurnished. Some furniture maybe negotiated outside of escrow.

27. 2005-09-23
    soldstatus $357,000
28. 2005-08-26
    historical
29. 2005-07-22
    listed $359,000
30. 2005-07-07
    historical
31. 2005-03-25
    listed $389,000
32. 2005-03-03
    historical
33. 2005-01-28
    listed $379,000

ⓘ 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: $5,586 · $466/mo
• Projected year-2 tax: $5,586 · $466/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 6 d/yr ≥114°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,334
• − Mortgage interest: −$29,072
• − Property taxes: −$5,586
• − Insurance: −$2,595
• − Repairs & maintenance: −$4,987
• − Management: −$4,987
• − HOA: −$7,464
• − Depreciation: −$15,098
• Taxable loss: −$7,455
• Est. tax savings @ 24.0%: +$1,789
• After-tax cash flow: $2,728/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: Coachella Valley Unified
• NCES district ID: 0609070
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $37,683
• Composite: 14.62/100
• National rank: #9408
• State rank: #481 of 517 in CA

Livability — La Quinta

• Score: 58/100
• State rank: #694
• US rank: #21080

Category grades

Amenities F Commute A- Cost of living F Crime B Employment B+ Housing B+ Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Quinta, CA
• County: Riverside County · 2,287,001 people
• City population: 38,666
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 38,666
• Household income: $99,277
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 1078.0

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 0.57)
• Race & ethnicity: White 54% Hispanic / Latino 37% Two or more races 19% Asian 4% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 71% English-only · Spanish 24% Tagalog/Filipino 1% Chinese 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: ▼ -263.65%
• Current HPI: 281.8665
• Rent YoY: ▲ 6.45%
• 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

+44.9% since first listed

18 events — show timeline

• 2026-02-01 Listed $549,000 GPSMLS
• 2018-04-09 Sold (Public Records) $335,000 Public Records
• 2018-04-09 Sold (MLS) $335,000 GPSMLS
• 2018-04-04 Pending — GPSMLS
• 2018-03-08 Contingent — GPSMLS
• 2018-03-02 Relisted — GPSMLS
• 2018-03-02 Price Changed $349,000 GPSMLS
• 2018-02-20 Contingent — GPSMLS
• 2018-02-11 Price Changed $355,000 GPSMLS
• 2018-02-11 Price Changed $355,900 GPSMLS
• 2017-12-03 Listed $359,900 GPSMLS
• 2005-09-23 Sold (Public Records) $357,000 Public Records
• 2005-08-26 Listing Removed — GPSMLS
• 2005-07-22 Listed $359,000 GPSMLS
• 2005-07-07 Listing Removed — GPSMLS
• 2005-03-25 Listed $389,000 GPSMLS
• 2005-03-03 Listing Removed — GPSMLS
• 2005-01-28 Listed $379,000 GPSMLS

Property tax history

+1.2%/yr

Latest (2025): $5,586 · +2.1% YoY. Source: county tax records.