52295 Avenida Alvarado · La Quinta, CA 92253

$325,000

2 bd · 2.0 ba · 1,068 sqft · SingleFamily public records · 58 Days on market

Built 1965 4,792 sqft lot $304/sqft · 40% below area Est $540k · 40% under

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Why this score? — see what drove the C 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.2/10.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BACK on the Market! Buyer failed to preform! This is a Probate Sale to be Sold As-Is. Complete Fixer Upper. 2 Bedroom 2 Bath with Lots of Potential!!! Ideal for Builders/Investors to renovated and flip. (No Wholesalers). Property will be need to be connected to the sewer. * Seller will give a credit through escrow toward sewer connection. * May or may not need Court Confirmation/Approval. Only House Available in La Quinta Cove under $400,000. Opportunity Knocks!

Key facts

• 4,792 sq ft lot
• Garage
• Built 1965

Property features AI

Finance

• Other: Directions provided: Washington South to Eisenhower, right to Sonora, right to Alvarado, left; Cross streets: Eisenhower, Sonora, Alvarado
• Financial info: Listing terms: Cash; Sale type: Probate listing; Possession: Close of escrow; Will not consider lease; Short term rentals not allowed; Property sold As Is
• HOA & community: No monthly association fee

Exterior

• Parking: 4 total parking spaces; 2 covered spaces; 2 carport spaces; Driveway parking
• Utilities: Sewer: on site / unknown; PUD: No
• Home design: Single family residence; Attached property; One story
• Construction: Year built per assessor; Property listed in fixer condition
• Exterior features: No security or safety features reported; Fee simple land

Interior

• Bedrooms: Living room listed as an entry location/room
• Flooring: Other flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Unfurnished; Entry from the living room; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/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 $300k (7.6% below list).
• Recommended offer: $300k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: schools D, amenities F, cost of living 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.
• Market conditions: Rents rising fast (+6.5%/yr); 659 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 36% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $91k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $70k; list at $325k implies a 364% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,453 (7.6% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.92% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (median comp): $539,631
• List price: $325,000
• Delta: -39.77%
• 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
52295 Avenida Herrera	0.24mi	2/2.0	1,091 (+2%)	2mo	$340,000	$312	84
52605 Avenida Alvarado	0.15mi	2/2.0	1,060 (-1%)	10mo	$450,000	$425	83
52045 Avenida Carranza	0.16mi	2/2.0	1,100 (+3%)	14mo	$659,000	$599	76
52162 Avenida Velasco	0.33mi	3/2.0 (+1)	1,115 (+4%)	10mo	$394,500	$354	63
52810 Avenida Herrera	0.37mi	2/2.0	1,200 (+12%)	2mo	$499,999	$417	60
52105 Avenida Cortez	0.26mi	3/2.0 (+1)	1,208 (+13%)	2mo	$407,000	$337	59
51191 Avenida Herrera	0.63mi	2/2.0	1,116 (+4%)	10mo	$361,000	$323	54
51864 Avenida Mendoza	0.53mi	2/1.0	1,010 (-5%)	10mo	$396,224	$392	54
51925 Avenida Vallejo	0.27mi	3/2.0 (+1)	1,220 (+14%)	10mo	$538,000	$441	50
53135 Avenida Mendoza	0.62mi	3/2.0 (+1)	1,207 (+13%)	7mo	$348,000	$288	39
53300 Avenida Velasco	0.60mi	3/2.0 (+1)	1,216 (+14%)	14mo	$445,000	$366	32
52830 Avenida Navarro	0.64mi	3/2.0 (+1)	1,212 (+14%)	13mo	$550,000	$454	32

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: -4.3%
• Equity multiple: 0.83×
• Total profit: $-15,251
• Equity at exit: $48,459

10-year hold

• IRR: 8.6%
• Equity multiple: 1.75×
• Total profit: $68,164
• Equity at exit: $28,100

Cash invested: $91,000 (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: 659
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,005 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$114 /mo · $1,364/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $420

Break-even live

Break-even rent $2,473

Max offer price $325,000

Occupancy floor 81%

Sensitivity live

Price	-10% $604	-5% $512	+0% $420	+5% $328	+10% $236
Rent	-10% $183	-5% $301	+0% $420	+5% $539	+10% $657
Rate	-1.0pp $584	-0.5pp $503	base $420	+0.5pp $336	+1.0pp $250

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52228 Avenida Obregon La Quinta, CA	2.0	2.0	1350	$3,350	$2.48	45d	1	0.06mi
52395 Avenida Carranza La Quinta, CA	3.0	2.0	1272	$2,500	$1.97	45d	1	0.10mi
52420 Avenida Juarez La Quinta, CA	3.0	2.0	1424	$3,700	$2.60	25d	1	0.17mi
52680 Avenida Juarez La Quinta, CA	3.0	2.0	1440	$3,500	$2.43	45d	1	0.26mi
51980 Avenida Cortez La Quinta, CA	3.0	2.0	1374	$3,495	$2.54	45d	1	0.27mi
51850 Avenida Vallejo La Quinta, CA	3.0	2.0	1233	$2,895	$2.35	21d	1	0.29mi
51685 Avenida Herrera La Quinta, CA	3.0	2.0	1320	$2,875	$2.18	25d	1	0.36mi
51700 Avenida Martinez La Quinta, CA	3.0	2.0	1200	$2,900	$2.42	45d	1	0.49mi
51345 Avenida Velasco La Quinta, CA	3.0	2.0	1233	$3,000	$2.43	45d	1	0.52mi
51225 Avenida Ramirez La Quinta, CA	3.0	2.0	1476	$6,000	$4.07	45d	1	0.52mi
51099 Eisenhower Dr Unit 9 La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	23d	1	0.66mi
51099 Eisenhower Dr Unit 7 La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	45d	1	0.66mi
51099 Eisenhower Dr Unit 7 La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	3d	1	0.66mi
51049 Eisenhower Dr Unit J La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	23d	1	0.67mi
51049 Eisenhower Dr Unit G La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	45d	1	0.67mi
51049 Eisenhower Dr Unit 9 La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	3d	1	0.67mi
51020 Eisenhower Dr Unit 7 La Quinta, CA	2.0	1.0	1000	$1,995	$2.00	23d	1	0.68mi
51020 Eisenhower Dr Unit 6 La Quinta, CA	2.0	1.0	1000	$1,995	$2.00	4d	1	0.68mi
51080 Eisenhower Dr Unit 27 La Quinta, CA	2.0	1.5	1000	$2,195	$2.19	23d	1	0.69mi
51080 Eisenhower Dr Unit 30 La Quinta, CA	2.0	1.5	1000	$2,195	$2.19	3d	1	0.69mi
51080 Eisenhower Dr Unit A La Quinta, CA	2.0	1.5	1000	$2,195	$2.19	45d	1	0.69mi
51025 Avenue Martinez Unit 9 La Quinta, CA	2.0	2.5	1000	$2,195	$2.19	23d	1	0.70mi
51025 Avenue Martinez Unit 2 La Quinta, CA	2.0	2.5	1000	$2,195	$2.19	4d	1	0.70mi
53655 Avenida Ramirez La Quinta, CA	3.0	2.0	1378	$3,500	$2.54	45d	1	0.72mi
53720 Avenida Obregon La Quinta, CA	2.0	2.0	1222	$2,300	$1.88	25d	1	0.74mi
53665 Avenida Vallejo La Quinta, CA	3.0	2.0	1248	$2,600	$2.08	25d	1	0.74mi
77835 Calle Tampico Unit 3 La Quinta, CA	2.0	1.0	805	$1,825	$2.27	4d	1	0.76mi
53755 Avenida Diaz La Quinta, CA	3.0	2.0	1325	$3,085	$2.33	25d	1	0.78mi
53805 Avenida Martinez La Quinta, CA	3.0	2.0	1412	$2,495	$1.77	23d	1	0.88mi
53805 Avenida Martinez La Quinta, CA	3.0	2.0	1412	$2,495	$1.77	6d	1	0.88mi
50660 Eisenhower Dr La Quinta, CA	1.0–3.0	1.0–2.0	960	$2,430	$2.53	45d	1	0.90mi
53980 Avenida Mendoza La Quinta, CA	3.0	2.0	1404	$3,500	$2.49	0d	1	0.99mi
54270 Avenida Alvarado La Quinta, CA	2.0	2.0	1454	$5,000	$3.44	45d	1	1.02mi
78225 Desert Fall Way La Quinta, CA	3.0	2.0	1286	$4,500	$3.50	3d	1	1.19mi
54665 Avenida Rubio La Quinta, CA	3.0	2.0	1426	$2,750	$1.93	45d	1	1.21mi
54865 Avenida Diaz La Quinta, CA	3.0	2.0	1434	$3,000	$2.09	6d	1	1.33mi
54865 Avenida Vallejo La Quinta, CA	3.0	2.0	1196	$2,295	$1.92	45d	1	1.35mi
54905 Avenida Diaz La Quinta, CA	3.0	2.0	1394	$3,900	$2.80	45d	1	1.35mi

Listing history 23 events

1. 2026-06-21
   remarks 467-char remark
2. 2026-06-21
   days on market $325,000 Active 58 DOM
3. 2026-06-18
   days on market $325,000 Active 55 DOM
4. 2026-06-17
   days on market $325,000 Active 54 DOM
5. 2026-06-16
   days on market $325,000 Active 53 DOM
6. 2026-06-15
   days on market $325,000 Active 52 DOM
7. 2026-06-13
   days on market $325,000 Active 50 DOM
8. 2026-06-09
   days on market $325,000 Active 46 DOM
9. 2026-06-08
   days on market $325,000 Active 45 DOM
10. 2026-06-07
    days on market $325,000 Active 44 DOM
11. 2026-06-04
    remarks 318-char remark
12. 2026-06-04
    pricestatusdays on market $325,000 Active 41 DOM
13. 2026-06-03
    days on market $330,000 Active Under Contract 40 DOM
14. 2026-06-02
    days on market $330,000 Active Under Contract 39 DOM
15. 2026-06-01
    days on market $330,000 Active Under Contract 38 DOM
16. 2026-05-31
    days on market $330,000 Active Under Contract 37 DOM
17. 2026-05-14
    status Active 190-char remark
18. 2026-05-12
    historical Active Under Contract 190-char remark
19. 2026-05-06
    status Active 190-char remark
20. 2026-05-06
    historical Active Under Contract 190-char remark
21. 2026-04-23
    listed $330,000 Active 190-char remark
22. 1995-01-13
    soldstatus $70,000
23. 1995-01-13
    soldstatus $70,000

ⓘ 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: $1,364 · $114/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$1,106/yr (+$92/mo · 81.0%)

ⓘ 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 9/10 Extreme 8 d/yr ≥113°F today · 22 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: $36,054
• − Mortgage interest: −$18,205
• − Property taxes: −$1,364
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,884
• − Management: −$2,884
• − Depreciation: −$9,455
• Taxable loss: −$363
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $5,129/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

+364.3% since first listed

10 events — show timeline

• 2026-06-03 Price Changed $325,000 GPSMLS
• 2026-06-03 Relisted — GPSMLS
• 2026-05-27 Contingent — GPSMLS
• 2026-05-14 Relisted — GPSMLS
• 2026-05-12 Contingent — GPSMLS
• 2026-05-06 Relisted — GPSMLS
• 2026-05-06 Contingent — GPSMLS
• 2026-04-23 Listed $330,000 GPSMLS
• 1995-01-13 Sold (Public Records) $70,000 Public Records
• 1995-01-13 Sold (Public Records) $70,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,364 · +24.9% YoY. Source: county tax records.