43539 Corte Del Oro · La Quinta, CA 92253

$599,000

4 bd · 2.0 ba · 2,112 sqft · SingleFamily public records · 18 Days on market

Built 2004 8,712 sqft lot $284/sqft · 21% below area Est $760k · 21% under $225/mo HOA · 5% 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).

• ARV discount +15.0/15.0
• Cash flow +10.6/30.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• DSCR +3.1/10.0
• 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 Corte Del Oro in the Esplanade community of La Quinta, where mountain views and everyday convenience come together. Situated on an elevated lot with southwest-facing mountain and greenbelt views, this well-maintained home offers comfortable desert living in a gated community. Inside, you will find three spacious bedrooms plus a versatile den that may serve as a home office, guest room, or additional sleeping space. The inviting living room features a fireplace, creating a comfortable space to relax or gather with family and friends. Step outside to the covered Alumawood patio with manual shades, offering a welcoming setting for outdoor dining, entertaining, or enjoying the surrou

Key facts

• Gated community
• Greenbelt views
• Mountain views

Tags

• MOUNTAIN VIEWS
• GREENBELT VIEWS
• GATED COMMUNITY
• COVERED ALUMAWOOD PATIO
• HOME OFFICE

Property features AI

Finance

• Other: Short-term rentals not permitted; Will not consider lease; Home warranty plan disclosed
• Financial info: Listing accepts Conventional, FHA, and Cash financing
• HOA & community: Monthly HOA fee of $225; HOA provides controlled access and management; Association has pet rules

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway; total parking for 2 vehicles
• Security: Gated community; Community has controlled access
• Utilities: Water provided by a water district (Coachella Valley Water District); Sewer is connected and paid; Natural gas available
• Home design: Traditional single-family detached home; One story; Front door faces north and south
• Construction: Stucco exterior; Concrete roof; Slab foundation; Year built (assessor source)
• Exterior features: Covered patio; Block and wrought-iron fencing; Drip irrigation system; Sprinklers; Mountain and park/greenbelt views; Located in a gated community

Interior

• Kitchen: Ceramic counters; Gas range; Range hood; Refrigerator; Water line to refrigerator
• Bedrooms: Bedrooms with walk-in closet
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; Shower and tub combinations
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ground-level entry with no steps; Unfurnished; Blinds; Gas-log fireplace in the living room (1 fireplace)
• Laundry & utility: Washer and dryer in a dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $-294 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $547k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $478k (20.2% below list).
• Recommended offer: $478k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: James Monroe Elementary (581 students, 64% FRL); Colonel Mitchell Paige Middle (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 436 students, 74% FRL); Palm Desert High (math 42% / reading 67%, grade C-, #256 of 1,170 statewide, top 24%, 2,050 students, 57% FRL).
• 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); 58% 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 $4,779/mo this rent would consume 58% 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 $18k 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 18 days — a 2% lower offer ($590k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $51k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $294k; list at $599k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $477,866 (20.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 5.70%
• Cash-on-cash: -2.11%
• DSCR: 0.91
• GRM: 10.4

CMA / ARV

• ARV (median comp): $759,742
• List price: $599,000
• Delta: -17.74%
• 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
79925 Corte Calero	0.07mi	4/3.5	2,060 (-2%)	3mo	$760,000	$369	84
43251 Corte Del Oro	0.18mi	4/2.0	2,172 (+3%)	6mo	$685,000	$315	82
43460 Old Harbour Dr	0.38mi	3/3.0 (-1)	2,124 (+1%)	3mo	$829,000	$390	70
43363 N Heritage Palms Dr	0.41mi	3/2.0 (-1)	2,032 (-4%)	4mo	$575,000	$283	66
44150 Sweet Bush Ln	0.35mi	4/2.0	1,887 (-11%)	5mo	$605,000	$321	62
80535 Anacapa Dr	0.62mi	4/2.5	2,204 (+4%)	2mo	$592,900	$269	60
42481 Isla Ct	0.62mi	4/2.5	2,204 (+4%)	2mo	$599,900	$272	60
80523 Anacapa Dr	0.59mi	4/2.0	1,934 (-8%)	0mo	$564,900	$292	58
42490 Isla Ct	0.63mi	4/2.0	1,934 (-8%)	2mo	$564,900	$292	55
44584 S Heritage Palms Dr	0.75mi	3/2.0 (-1)	2,258 (+7%)	2mo	$590,000	$261	47
79528 Morning Glory Ct	0.68mi	3/3.0 (-1)	2,237 (+6%)	5mo	$540,000	$241	45
44800 Calle Santa Barbara	0.72mi	4/3.0	2,292 (+8%)	4mo	$590,000	$257	45

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: -16.1%
• Equity multiple: 0.41×
• Total profit: $-98,621
• Equity at exit: $89,313

10-year hold

• IRR: -2.6%
• Equity multiple: 0.80×
• Total profit: $-34,294
• Equity at exit: $51,791

Cash invested: $167,720 (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: 10.4×

Monthly cashflow live

• Estimated rent: $4,779 high
• Mortgage (P&I): −$3,141
• Tax from tax record: −$454 /mo · $5,444/yr
• Insurance: −$250
• HOA: −$225
• Vacancy / Maint / Mgmt: −$1,004
• Net cashflow: $-294

Break-even live

Break-even rent $5,151

Max offer price $547,001

Occupancy floor —

Sensitivity live

Price	-10% $45	-5% $-125	+0% $-294	+5% $-464	+10% $-633
Rent	-10% $-672	-5% $-483	+0% $-294	+5% $-106	+10% $83
Rate	-1.0pp $7	-0.5pp $-142	base $-294	+0.5pp $-450	+1.0pp $-607

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79862 Amora Dr La Quinta, CA	4.0	3.0	2060	$3,500	$1.70	14d	1	0.09mi
43541 Parkway Esplanade E La Quinta, CA	4.0	3.0	2540	$6,500	$2.56	45d	1	0.10mi
43419 Corte del Oro La Quinta, CA	3.0	2.0	1829	$7,000	$3.83	19d	1	0.10mi
43424 Bordeaux Dr La Quinta, CA	3.0	2.0	2172	$6,000	$2.76	45d	1	0.16mi
79882 Viento Dr La Quinta, CA	4.0	2.0	2172	$3,195	$1.47	16d	1	0.20mi
79704 Castille Dr La Quinta, CA	4.0	3.0	2060	$3,200	$1.55	7d	1	0.26mi
79704 Castille Dr La Quinta, CA	4.0	3.0	2060	$3,200	$1.55	26d	1	0.26mi
43480 Port Maria Rd Bermuda Dunes, CA	3.0	3.0	2096	$6,500	$3.10	7d	1	0.27mi
43480 Port Maria Rd Bermuda Dunes, CA	3.0	3.0	2096	$6,500	$3.10	45d	1	0.27mi
44060 Mariposa Ct La Quinta, CA	3.0	2.0	1621	$3,250	$2.00	45d	1	0.36mi
44030 Mariposa Ct La Quinta, CA	4.0	2.0	1633	$3,300	$2.02	45d	1	0.37mi
42655 Delhi Pl Bermuda Dunes, CA	3.0	2.5	1988	$8,000	$4.02	20d	1	0.48mi
80425 Enclave Ct Indio, CA	4.0	2.5	2204	$3,195	$1.45	45d	1	0.48mi
44658 Franklin Ct La Quinta, CA	4.0	3.0	2325	$4,000	$1.72	45d	1	0.52mi
79940 Hancock Ct La Quinta, CA	5.0	2.5	2591	$3,950	$1.52	26d	1	0.55mi
42391 Palisades Dr Indio, CA	3.0	2.0	1679	$2,975	$1.77	45d	1	0.55mi
79554 Morning Glory Ct La Quinta, CA	4.0	3.0	2510	$4,500	$1.79	20d	1	0.65mi
80149 Royal Birkdale Dr Indio, CA	3.0	2.0	2466	$6,000	$2.43	45d	1	0.71mi
79948 Bethpage Ave Indio, CA	3.0	2.0	1529	$4,500	$2.94	45d	1	0.72mi
44270 Camino Lavanda La Quinta, CA	3.0	2.0	2216	$5,797	$2.62	45d	1	0.73mi
79535 Dandelion Dr La Quinta, CA	3.0	3.0	2237	$3,950	$1.77	45d	1	0.73mi
44185 Camino Lavanda La Quinta, CA	4.0	3.0	2436	$5,275	$2.17	45d	1	0.74mi
79188 Bog Walk Ct Bermuda Dunes, CA	3.0	3.0	2748	$3,000	$1.09	4d	1	0.75mi
80585 Virginia Ave Indio, CA	5.0	3.0	2652	$3,900	$1.47	45d	1	0.76mi
80055 Jasper Park Ave Indio, CA	3.0	2.5	2162	$4,000	$1.85	45d	1	0.77mi
44700 Calle Placido La Quinta, CA	4.0	3.0	2292	$4,300	$1.88	45d	1	0.78mi
45140 Coeur Dalene Dr Indio, CA	4.0	4.0	2382	$8,500	$3.57	23d	1	0.78mi
45168 Coeur Dalene Dr Indio, CA	3.0	3.0	2719	$9,000	$3.31	26d	1	0.80mi
80641 Philadelphia Ave Indio, CA	4.0	2.5	2652	$3,700	$1.40	7d	1	0.81mi
45233 Big Canyon St Indio, CA	3.0	2.0	1529	$6,000	$3.92	45d	1	0.81mi
80655 Philadelphia Ave Indio, CA	4.0	2.0	2215	$3,295	$1.49	45d	1	0.82mi
43465 Liberty St Indio, CA	3.0	2.0	2200	$4,200	$1.91	45d	1	0.83mi
80632 Thornhill Ct Indio, CA	4.0	4.0	2611	$5,500	$2.11	45d	1	0.87mi
45338 Coeur Dalene Dr Indio, CA	3.0	3.0	1898	$6,500	$3.42	45d	1	0.88mi
79150 Ocotillo Dr La Quinta, CA	4.0	3.0	2700	$4,125	$1.53	16d	1	0.88mi
79150 Ocotillo Dr La Quinta, CA	4.0	3.0	2700	$4,125	$1.53	26d	1	0.88mi
45385 Big Canyon St Indio, CA	3.0	2.0	1529	$3,200	$2.09	45d	1	0.89mi
42430 Adams St Bermuda Dunes, CA	3.0	3.0	2058	$3,000	$1.46	26d	1	0.92mi
78987 Yorkville Ln Indio, CA	4.0	4.0	2822	$3,795	$1.34	7d	1	0.92mi
41740 Jamaica Sands Dr Bermuda Dunes, CA	5.0	2.0	2072	$4,999	$2.41	45d	1	0.96mi

HOA detail

• Monthly dues: $225 · $2,700/yr
• Likely covers: security

Listing history 18 events

1. 2026-06-21
   days on market $599,000 Active 18 DOM
2. 2026-06-18
   days on market $599,000 Active 15 DOM
3. 2026-06-17
   days on market $599,000 Active 14 DOM
4. 2026-06-16
   days on market $599,000 Active 13 DOM
5. 2026-06-15
   days on market $599,000 Active 12 DOM
6. 2026-06-13
   days on market $599,000 Active 10 DOM
7. 2026-06-09
   days on market $599,000 Active 6 DOM
8. 2026-06-08
   days on market $599,000 Active 5 DOM
9. 2026-06-07
   days on market $599,000 Active 4 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    pricestatusdays on marketlisting id $599,000 Active 1 DOM
12. 2026-05-16
    price $599,000
13. 2026-02-10
    price $625,000
14. 2025-12-09
    price $635,000
15. 2025-06-23
    listed $650,000 Active
16. 2015-10-19
    historical
17. 2015-07-21
    listed $365,000 Active
18. 2004-07-08
    soldstatus $294,500

ⓘ 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: $5,444 · $454/mo
• Projected year-2 tax: $5,444 · $454/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 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: $57,344
• − Mortgage interest: −$33,553
• − Property taxes: −$5,444
• − Insurance: −$2,995
• − Repairs & maintenance: −$4,588
• − Management: −$4,588
• − HOA: −$2,700
• − Depreciation: −$17,425
• Taxable loss: −$13,949
• Est. tax savings @ 24.0%: +$3,348
• After-tax cash flow: $-184/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

+103.4% since first listed

8 events — show timeline

• 2026-05-16 Price Changed $599,000 GPSMLS
• 2026-02-10 Price Changed $625,000 GPSMLS
• 2025-12-09 Price Changed $635,000 GPSMLS
• 2025-06-23 Listed $650,000 GPSMLS
• 2025-06-01 Listed $599,000 GPSMLS
• 2015-10-19 Listing Removed — GPSMLS
• 2015-07-21 Listed $365,000 GPSMLS
• 2004-07-08 Sold (Public Records) $294,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $5,444 · +2.7% YoY. Source: county tax records.