52275 Avenida Vallejo · La Quinta, CA 92253

$559,900

3 bd · 2.0 ba · 2,030 sqft · SingleFamily public records · 31 Days on market

Built 1988 4,792 sqft lot Est $715k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• DSCR +4.1/10.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• 1% rule +3.0/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 52275 Avenida Vallejo in the scenic La Quinta Cove, where mountain views, extra space, and no HOA living, and fee land (YES, YOU OWN IT!) come together in one very flexible home. This expansive 3-bedroom, 3-bath corner-lot property with a 2-car garage and off-street parking for at least 3 more cars has been updated within the past year, including new interior flooring, new fixtures, two new mini-splits, a refreshed kitchen with abundant cabinetry, and an updated primary bath with a glass-door step-in shower and a walk-in closet. The layout is the star: not fully open, not fully closed, but wonderfully livable, with multiple living and dining zones that let everyone spread out. A

Key facts

• No hoa living
• Fee land
• Updated primary bath

Tags

• MOUNTAIN VIEWS
• NO HOA LIVING
• FEE LAND
• UPDATED PRIMARY BATH
• GLASS-DOOR STEP-IN SHOWER
• WALK-IN CLOSET

Property features AI

Finance

• Other: Mounted TVs included; property available furnished or unfurnished; furniture and accessories may be purchased by separate inventory agreement; Appliances are negotiable; Possession at close of escrow; Property report disclosure
• Financial info: Accepts Cash, Conventional, FHA, VA and standard financing

Exterior

• Parking: Attached private 2-car garage with direct entrance; Total of 5 parking spaces (2 covered, 3 open); Concrete driveway
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water
• Home design: Detached single-family home; One level (single-story); Faces east; Updated/remodeled condition; Fee simple land
• Construction: Stucco and wood exterior; Tile roof; Concrete slab foundation; Built within La Quinta Cove tract
• Exterior features: Covered patio; Sliding glass doors; Service entrance; Block wall and wood fencing; Fenced yard; Corner lot with established corners; Rectangular lot shape; Sidewalks and paved street; Desert front and desert back; Panoramic and mountain views; Walk street

Interior

• Kitchen: Remodeled kitchen
• Bedrooms: Walk-in closet
• Flooring: Tile floors; Other flooring
• Bathrooms: Three full bathrooms; Remodeled bathrooms with double vanities; Combination of shower stall and shower-over-tub; Tile finishes
• Heating & cooling: Central heating and forced air; Wall heating; Central A/C with multi-zone cooling; Ceiling fans; Wall unit cooling; Tankless water heater
• Interior features: Recessed lighting; Furnished or available unfurnished; Ground-level entry with no steps; Drapes/curtains, plantation shutters and window shutters; Solar panels
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $560k.

Deal economics

• At list price, monthly cash flow is $32 ($387/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $445k (20.5% below list).
• Recommended offer: $445k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Desert Sands Unified (suburban): math 31% / reading 56% proficiency, ranked #199 of 517 in CA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Benjamin Franklin Elementary (619 students, 78% FRL); La Quinta Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 754 students, 83% FRL); La Quinta High (math 31% / reading 65%, grade D, #380 of 1,170 statewide, top 33%, 2,500 students, 74% FRL) — zoned schools average 78% FRL vs 56% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.5%/yr); 660 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $4,453/mo this rent would consume 54% 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 $17k 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 31 days — a 3% lower offer ($543k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $423k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $445,262 (20.5% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $714,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52280 Avenida Herrera	0.08mi	3/2.0	1,929 (-5%)	4mo	$625,000	$324	85
51735 Avenida Vallejo	0.27mi	3/3.0	2,125 (+5%)	2mo	$625,000	$294	74
52525 Avenida Bermudas	0.42mi	3/2.0	1,961 (-3%)	2mo	$560,000	$286	73
52720 Avenue Velasco	0.25mi	3/2.0	1,845 (-9%)	3mo	$650,000	$352	70
52790 Avenida Obregon	0.30mi	3/2.0	1,836 (-10%)	4mo	$550,000	$300	67
52952 Avenida Obregon	0.35mi	4/3.0 (+1)	2,132 (+5%)	2mo	$693,000	$325	65
52120 Avenida Alvarado	0.18mi	4/3.5 (+1)	1,870 (-8%)	5mo	$870,000	$465	63
53225 Avenida Herrera	0.48mi	2/2.0 (-1)	1,849 (-9%)	5mo	$895,000	$484	54
53060 Avenida Juarez	0.51mi	3/2.0	1,760 (-13%)	2mo	$830,000	$472	52
53520 Avenida Ramirez	0.64mi	3/2.0	1,835 (-10%)	3mo	$670,000	$365	51
51300 Avenida Alvarado	0.48mi	3/2.5	2,318 (+14%)	3mo	$906,000	$391	49
53495 Avenida Bermudas	0.72mi	4/2.0 (+1)	1,868 (-8%)	7mo	$575,000	$308	42

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: -12.5%
• Equity multiple: 0.54×
• Total profit: $-72,850
• Equity at exit: $83,483

10-year hold

• IRR: 0.7%
• Equity multiple: 1.06×
• Total profit: $8,972
• Equity at exit: $48,410

Cash invested: $156,772 (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: 10.5×

Monthly cashflow live

• Estimated rent: $4,453 high
• Mortgage (P&I): −$2,936
• Tax from tax record: −$316 /mo · $3,790/yr
• Insurance: −$233
• HOA: −$0
• Vacancy / Maint / Mgmt: −$935
• Net cashflow: $32

Break-even live

Break-even rent $4,412

Max offer price $559,900

Occupancy floor 94%

Sensitivity live

Price	-10% $349	-5% $191	+0% $32	+5% $-126	+10% $-285
Rent	-10% $-319	-5% $-144	+0% $32	+5% $208	+10% $384
Rate	-1.0pp $314	-0.5pp $175	base $32	+0.5pp $-113	+1.0pp $-260

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: $139,975
• Closing costs: $16,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52225 Avenida Obregon La Quinta, CA	3.0	2.0	1611	$5,200	$3.23	45d	1	0.14mi
52123 Avenida Diaz La Quinta, CA	3.0	3.0	1761	$5,500	$3.12	45d	1	0.29mi
52035 Avenida Diaz La Quinta, CA	4.0	2.0	1886	$3,500	$1.86	45d	1	0.30mi
52221 Avenida Villa La Quinta, CA	4.0	4.0	1676	$2,850	$1.70	26d	1	0.31mi
52420 Avenida Juarez La Quinta, CA	3.0	2.0	1424	$3,700	$2.60	26d	1	0.32mi
52637 Avenida Villa La Quinta, CA	4.0	2.0	1410	$6,000	$4.26	45d	1	0.37mi
52680 Avenida Juarez La Quinta, CA	3.0	2.0	1440	$3,500	$2.43	45d	1	0.38mi
51800 Avenida Juarez La Quinta, CA	3.0	2.0	1943	$3,299	$1.70	45d	1	0.38mi
52955 Avenida Obregon La Quinta, CA	4.0	2.5	1883	$3,600	$1.91	45d	1	0.38mi
77211 Calle Sonora La Quinta, CA	3.0	2.0	1700	$7,900	$4.65	45d	1	0.38mi
51880 Avenida Madero La Quinta, CA	3.0	2.0	1661	$3,500	$2.11	45d	1	0.40mi
51260 Avenida Vallejo La Quinta, CA	3.0	2.0	1713	$2,595	$1.51	23d	1	0.48mi
51225 Avenida Ramirez La Quinta, CA	3.0	2.0	1476	$6,000	$4.07	45d	1	0.51mi
53170 Avenida Diaz La Quinta, CA	3.0	2.0	1724	$3,500	$2.03	3d	1	0.54mi
51200 Avenida Diaz La Quinta, CA	3.0	4.0	1899	$8,000	$4.21	45d	1	0.55mi
53167 Avenida Diaz La Quinta, CA	3.0	2.0	1920	$6,000	$3.12	45d	1	0.56mi
53420 Avenida Velasco La Quinta, CA	3.0	2.0	1532	$4,000	$2.61	45d	1	0.61mi
53220 Avenida Navarro La Quinta, CA	3.0	2.0	1808	$5,250	$2.90	45d	1	0.63mi
53385 Avenida Mendoza La Quinta, CA	3.0	2.5	1942	$3,900	$2.01	45d	1	0.63mi
53445 Eisenhower Dr La Quinta, CA	3.0	2.0	1797	$3,900	$2.17	45d	1	0.63mi
51116 Avenida Mendoza La Quinta, CA	4.0	4.5	2239	$25,000	$11.17	45d	1	0.64mi
53360 Avenida Juarez La Quinta, CA	3.0	2.0	1621	$2,900	$1.79	7d	1	0.65mi
51120 Avenida Navarro La Quinta, CA	4.0	4.5	2250	$25,000	$11.11	45d	1	0.69mi
53440 Avenida Villa La Quinta, CA	3.0	2.0	2045	$3,500	$1.71	45d	1	0.70mi
53390 Avenida Navarro La Quinta, CA	3.0	2.0	1701	$4,500	$2.65	7d	1	0.70mi
53390 Avenida Navarro La Quinta, CA	3.0	2.0	1701	$4,500	$2.65	45d	1	0.70mi
53725 Avenida Alvarado La Quinta, CA	4.0	4.5	2798	$5,775	$2.06	1d	1	0.77mi
53805 Avenida Martinez La Quinta, CA	3.0	2.0	1412	$2,495	$1.77	6d	1	0.82mi
53805 Avenida Martinez La Quinta, CA	3.0	2.0	1412	$2,495	$1.77	23d	1	0.82mi
53720 Avenida Madero La Quinta, CA	3.0	2.5	1725	$9,000	$5.22	45d	1	0.83mi
53860 Avenida Ramirez La Quinta, CA	4.0	5.0	1779	$5,500	$3.09	45d	1	0.83mi
53740 Avenida Navarro La Quinta, CA	3.0	3.0	1664	$3,350	$2.01	26d	1	0.84mi
53875 Avenida Rubio La Quinta, CA	3.0	2.5	1962	$6,000	$3.06	45d	1	0.87mi
53980 Avenida Mendoza La Quinta, CA	3.0	2.0	1650	$4,800	$2.91	45d	1	0.92mi
53980 Avenida Mendoza La Quinta, CA	3.0	2.0	1404	$3,500	$2.49	1d	1	0.92mi
54052 Avenida Martinez La Quinta, CA	3.0	2.0	1849	$3,600	$1.95	7d	1	0.94mi
54195 Avenida Martinez La Quinta, CA	3.0	2.0	1714	$3,150	$1.84	45d	1	0.99mi
51315 Calle Kalima La Quinta, CA	3.0	2.0	1916	$3,500	$1.83	45d	1	1.01mi
77662 Avenida Madrugada La Quinta, CA	3.0	3.0	1922	$4,000	$2.08	45d	1	1.02mi
54270 Avenida Alvarado La Quinta, CA	2.0	2.0	1454	$5,000	$3.44	45d	1	1.04mi

Listing history 41 events

1. 2026-06-21
   days on market $559,900 Active 31 DOM
2. 2026-06-18
   days on market $559,900 Active 28 DOM
3. 2026-06-17
   days on market $559,900 Active 27 DOM
4. 2026-06-16
   days on market $559,900 Active 26 DOM
5. 2026-06-15
   days on market $559,900 Active 25 DOM
6. 2026-06-13
   pricedays on market $559,900 Active 23 DOM
7. 2026-06-09
   days on market $569,000 Active 19 DOM
8. 2026-06-08
   days on market $569,000 Active 18 DOM
9. 2026-06-07
   days on market $569,000 Active 17 DOM
10. 2026-06-04
    days on market $569,000 Active 14 DOM
11. 2026-06-03
    days on market $569,000 Active 13 DOM
12. 2026-06-02
    days on market $569,000 Active 12 DOM
13. 2026-06-01
    days on market $569,000 Active 11 DOM
14. 2026-05-31
    days on market $569,000 Active 10 DOM
15. 2026-05-21
    listed $569,000 Active
16. 2025-10-17
    historical
17. 2025-09-29
    price $490,000
18. 2025-09-26
    price $520,000
19. 2025-09-09
    price $557,000
20. 2025-09-03
    price $558,000
21. 2025-08-20
    listed $559,000 Active
22. 2025-03-04
    soldstatus $423,000
23. 2021-11-24
    historical
24. 2018-10-31
    historical
25. 2016-06-06
    soldstatus $250,000
26. 2016-04-28
    historical
27. 2016-04-17
    listed $249,900 Active
28. 2016-04-17
    historical
29. 2016-04-13
    price $249,900
30. 2016-04-08
    price $259,900
31. 2016-03-31
    listed $269,900 Active
32. 2016-03-11
    listed $289,900
33. 2016-03-11
    listed $289,900
34. 2013-04-19
    soldstatus $196,000 Closed
35. 2013-04-19
    soldstatus $196,000
36. 2013-04-16
    status Pending
37. 2013-03-29
    status Backup Offers Accepted
38. 2013-03-16
    listed $220,000 Active
39. 1998-03-03
    soldstatus $113,300
40. 1994-03-15
    soldstatus $135,000
41. 1991-05-13
    soldstatus $20,500

ⓘ 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: $3,790 · $316/mo
• Projected year-2 tax: $4,255 · $355/mo
• Expected delta: +$465/yr (+$39/mo · 12.3%)

ⓘ 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 9/10 Extreme 8 d/yr ≥113°F today · 21 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: $53,431
• − Mortgage interest: −$31,363
• − Property taxes: −$3,790
• − Insurance: −$2,800
• − Repairs & maintenance: −$4,275
• − Management: −$4,275
• − Depreciation: −$16,288
• Taxable loss: −$9,358
• Est. tax savings @ 24.0%: +$2,246
• After-tax cash flow: $2,633/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: Desert Sands Unified
• NCES district ID: 0611110
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 56% ▲ 7.00%
• Median HH income: $54,957
• Composite: 37.77/100
• National rank: #4346
• State rank: #199 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

+2631.2% since first listed

28 events — show timeline

• 2026-06-11 Price Changed $559,900 TheMLS
• 2026-05-21 Listed $569,000 TheMLS
• 2025-10-17 Listing Removed — CRMLS
• 2025-09-29 Price Changed $490,000 CRMLS
• 2025-09-26 Price Changed $520,000 CRMLS
• 2025-09-09 Price Changed $557,000 CRMLS
• 2025-09-03 Price Changed $558,000 CRMLS
• 2025-08-20 Listed $559,000 CRMLS
• 2025-03-04 Sold (Public Records) $423,000 Public Records
• 2021-11-24 Listing Removed — CRMLS
• 2018-10-31 Listing Removed — SDMLS
• 2016-06-06 Sold (Public Records) $250,000 Public Records
• 2016-04-28 Listing Removed — GPSMLS
• 2016-04-17 Listed $249,900 GPSMLS
• 2016-04-17 Listing Removed — CRMLS
• 2016-04-13 Price Changed $249,900 CRMLS
• 2016-04-08 Price Changed $259,900 CRMLS
• 2016-03-31 Listed $269,900 CRMLS
• 2016-03-11 Listed $289,900 SDMLS
• 2016-03-11 Listed $289,900 CRMLS
• 2013-04-19 Sold (Public Records) $196,000 Public Records
• 2013-04-19 Sold (MLS) $196,000 GPSMLS
• 2013-04-16 Pending — GPSMLS
• 2013-03-29 Pending — GPSMLS
• 2013-03-16 Listed $220,000 GPSMLS
• 1998-03-03 Sold (Public Records) $113,300 Public Records
• 1994-03-15 Sold (Public Records) $135,000 Public Records
• 1991-05-13 Sold (Public Records) $20,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $3,790 · +2.3% YoY. Source: county tax records.