80442 Segovia View Way · La Quinta, CA 92253

$699,000

3 bd · 2.5 ba · 2,179 sqft · SingleFamily public records · 28 Days on market

Built 2024 0.25 ac lot Est $1098k · 36% under $267/mo HOA · 6% of rent

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Why this score? — see what drove the F 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 +4.9/30.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This is the opportunity you've been waiting for. The sellers have made a significant price reduction and are motivated to move, meaning you can own one of the most desirable homes in Cantera at Coral Mountain at an exceptional value. Don't wait on this one. Cantera at Coral Mountain is an intimate gated enclave of just 59 single story homes nestled at the foot of Coral Mountain in the heart of South La Quinta. This rare community offers unparalleled privacy, breathtaking Santa Rosa Mountain views, and the relaxed luxury of desert living at its finest. This stunning Cobalt model by Beazer Homes sits on an oversized lot with only one shared backyard wall, no rear neighbors, and completely uno

Key facts

• Quartz countertops
• Gated enclave
• Oversized lot

Tags

• GATED ENCLAVE
• OVERSIZED LOT
• UNOBSTRUCTED MOUNTAIN VIEWS
• CHEF'S KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Listing accepts Conventional, 1031 Exchange, VA Loan and Cash; Possession at close of escrow; Short-term rentals not allowed; Will not consider lease
• HOA & community: Monthly HOA fee of $267; HOA provides grounds maintenance and management

Exterior

• Parking: Attached garage; Tandem garage configuration; 3 garage spaces; Driveway; Garage door opener; Total of 3 parking spaces
• Security: Gated community
• Utilities: Sewer connected and paid; PUD: Yes
• Home design: Single-family detached residence; One story (ground level); Beazer builder, Cobalt model
• Construction: Assessor-sourced year built; Fee simple land
• Exterior features: Gated community; Covered patio; Block fencing; Sprinkler system with drip irrigation; Mountain views

Interior

• Kitchen: Island; Quartz countertops; Gas range; Microwave; Dishwasher; Disposal; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Ground-level entry with no steps; Unfurnished; No fireplace
• Laundry & utility: Laundry area; Washer and dryer included; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $699k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $401k (42.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $419k (40.0% below list).
• Recommended offer: $401k (42.7% below list) — sets the bar for cash-flow.

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.
• 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.
• Market conditions: Rents rising fast (+6.5%/yr); 656 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $4,192/mo this rent would consume 51% 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 $5k of loan paydown is wiped out by about $21k 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 28 days — a 2% lower offer ($689k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $76k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $400,855 (42.7% 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: 0.60% ✗
• Cap rate: 3.40%
• Cash-on-cash: -10.35%
• DSCR: 0.54
• GRM: 13.9

CMA / ARV

• ARV (on-the-fly): $1,098,216
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58293 Coral View Way	0.19mi	4/2.5 (+1)	2,179 (0%)	1mo	$770,000	$353	85
80-265 Vera Cruz Ct	0.23mi	4/2.5 (+1)	2,179 (0%)	21mo	$850,000	$390	67
80-351 Segovia View Way	0.10mi	4/3.0 (+1)	2,333 (+7%)	16mo	$875,000	$375	63
80634 Hermitage	0.51mi	3/2.5	2,101 (-4%)	8mo	$920,000	$438	63
80314 Segovia View Way	0.12mi	3/3.0	2,333 (+7%)	21mo	$745,000	$319	63
57461 Spanish Hills Ln	0.49mi	3/3.0	2,101 (-4%)	14mo	$1,091,000	$519	57
57255 Interlachen	0.66mi	3/3.0	2,205 (+1%)	12mo	$1,175,000	$533	55
80240 Merion	0.59mi	3/3.5	2,379 (+9%)	7mo	$1,270,000	$534	47
80788 Hermitage	0.66mi	3/3.0	2,379 (+9%)	11mo	$1,200,000	$504	43
80016 Merion	0.65mi	3/3.0	2,450 (+12%)	12mo	$1,235,000	$504	36

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: -31.1%
• Equity multiple: -0.05×
• Total profit: $-205,538
• Equity at exit: $104,223

10-year hold

• IRR: -21.7%
• Equity multiple: -0.28×
• Total profit: $-250,386
• Equity at exit: $60,437

Cash invested: $195,720 (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: 656
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $4,192 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$776 /mo · $9,309/yr
• Insurance: −$291
• HOA: −$267
• Vacancy / Maint / Mgmt: −$880
• Net cashflow: $-1,688

Break-even live

Break-even rent $6,329

Max offer price $400,855

Occupancy floor —

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58260 Aragon Way La Quinta, CA	4.0	3.0	2179	$5,875	$2.70	43d	1	0.05mi
80435 Palatine Ct La Quinta, CA	4.0	3.0	2670	$10,500	$3.93	1d	1	0.06mi
58179 Aragon Way La Quinta, CA	3.0	3.0	2333	$10,000	$4.29	1d	1	0.09mi
58085 Coral View Way La Quinta, CA	3.0	3.0	2333	$5,474	$2.35	43d	1	0.15mi
57939 Santo Thomas La Quinta, CA	3.0	3.5	2811	$11,000	$3.91	43d	1	0.32mi
57825 Stone Creek Trl W La Quinta, CA	4.0	3.5	2879	$7,800	$2.71	43d	1	0.36mi
57880 Salida del Sol La Quinta, CA	3.0	3.5	2863	$5,500	$1.92	15d	1	0.41mi
57627 Santo Thomas La Quinta, CA	3.0	3.5	2811	$11,000	$3.91	24d	1	0.44mi
57627 Santo Thomas La Quinta, CA	3.0	3.5	2811	$11,000	$3.91	43d	1	0.44mi
57513 Santa Rosa Trl La Quinta, CA	4.0	3.5	2659	$12,000	$4.51	43d	1	0.46mi
80694 Castillo del Areana La Quinta, CA	4.0	4.0	2811	$11,800	$4.20	43d	1	0.47mi
57461 Spanish Hills Ln La Quinta, CA	3.0	3.0	2101	$9,000	$4.28	43d	1	0.49mi
80777 Calle Azul La Quinta, CA	3.0	2.5	1734	$6,000	$3.46	18d	1	0.53mi
57600 Interlachen La Quinta, CA	3.0	3.5	2368	$11,000	$4.65	19d	1	0.54mi
80335 Merion La Quinta, CA	3.0	3.0	2655	$8,000	$3.01	2d	1	0.55mi
80819 Calle Azul La Quinta, CA	2.0	2.5	1557	$3,274	$2.10	43d	1	0.56mi
57420 Via Vis La Quinta, CA	2.0	2.5	1561	$3,600	$2.31	43d	1	0.59mi
80897 Calle Azul La Quinta, CA	3.0	3.0	1734	$4,000	$2.31	10d	1	0.62mi
80897 Calle Azul La Quinta, CA	3.0	3.0	1734	$4,000	$2.31	43d	1	0.62mi
57570 Barristo Cir La Quinta, CA	3.0	3.0	2867	$7,500	$2.62	43d	1	0.64mi
80824 Hermitage La Quinta, CA	3.0	3.0	2379	$7,000	$2.94	43d	1	0.67mi
80937 Via Puerta Azul La Quinta, CA	2.0	2.5	1557	$4,999	$3.21	43d	1	0.70mi
57205 Merion La Quinta, CA	4.0	4.5	2698	$11,095	$4.11	43d	1	0.80mi
56840 Jack Nicklaus Blvd La Quinta, CA	3.0	3.0	2379	$5,974	$2.51	43d	1	0.82mi
56989 Merion La Quinta, CA	3.0	3.5	2353	$13,000	$5.52	43d	1	0.90mi
56495 Jack Nicklaus Blvd La Quinta, CA	3.0	3.0	2101	$7,000	$3.33	43d	1	0.93mi
80913 Spanish Bay La Quinta, CA	3.0	3.5	2973	$8,300	$2.79	43d	1	0.94mi
80305 Cedar Crst La Quinta, CA	3.0	3.0	2205	$5,974	$2.71	43d	1	1.00mi
56765 Merion La Quinta, CA	4.0	4.5	2986	$12,500	$4.19	43d	1	1.00mi
57575 Seminole Dr La Quinta, CA	3.0	3.5	2844	$5,345	$1.88	43d	1	1.10mi
80377 Redstone Way La Quinta, CA	3.0	2.0	1592	$3,600	$2.26	43d	1	1.11mi
80377 Redstone Way La Quinta, CA	3.0	2.0	1592	$3,600	$2.26	16d	1	1.11mi
80389 Redstone Way La Quinta, CA	3.0	3.0	1960	$3,200	$1.63	24d	1	1.12mi
80450 Platinum Way La Quinta, CA	3.0	2.5	2034	$4,950	$2.43	43d	1	1.12mi
60213 Katie Cir La Quinta, CA	3.0	2.5	1641	$3,500	$2.13	43d	1	1.19mi
80409 Champions Way La Quinta, CA	3.0	3.5	2260	$25,000	$11.06	24d	1	1.21mi
56985 Mountain Vw La Quinta, CA	3.0	3.0	2611	$7,500	$2.87	43d	1	1.21mi
80325 Champions Way La Quinta, CA	3.0	3.5	2260	$8,500	$3.76	43d	1	1.24mi
60316 Aloe Cir La Quinta, CA	4.0	4.0	2726	$6,000	$2.20	24d	1	1.26mi
56825 Mountain Vw La Quinta, CA	3.0	3.0	2844	$12,000	$4.22	43d	1	1.26mi

HOA detail

• Monthly dues: $267 · $3,204/yr
• Likely covers: security

Listing history 25 events

1. 2026-06-18
   days on market $699,000 Active 28 DOM
2. 2026-06-17
   days on market $699,000 Active 27 DOM
3. 2026-06-16
   days on market $699,000 Active 26 DOM
4. 2026-06-15
   days on market $699,000 Active 25 DOM
5. 2026-06-13
   days on market $699,000 Active 23 DOM
6. 2026-06-13
   days on market $699,000 Active 22 DOM
7. 2026-06-09
   days on market $699,000 Active 19 DOM
8. 2026-06-08
   days on market $699,000 Active 18 DOM
9. 2026-06-07
   days on market $699,000 Active 17 DOM
10. 2026-06-04
    days on market $699,000 Active 14 DOM
11. 2026-06-03
    days on market $699,000 Active 13 DOM
12. 2026-06-02
    days on market $699,000 Active 12 DOM
13. 2026-06-01
    pricedays on market $699,000 Active 11 DOM
14. 2026-05-31
    days on market $775,000 Active 10 DOM
15. 2026-05-19
    listed $775,000 Active
16. 2026-05-14
    historical
17. 2026-05-09
    listed $775,000 Active
18. 2026-04-08
    historical
19. 2026-01-08
    listed $799,000 Active
20. 2025-10-17
    historical
21. 2025-08-16
    price $799,000
22. 2025-07-15
    listed $825,000 Active
23. 2025-06-30
    historical
24. 2025-02-05
    listed $849,900 Active
25. 2012-10-10
    soldstatus $5,000,000

ⓘ 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: $9,309 · $776/mo
• Projected year-2 tax: $9,309 · $776/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 7 d/yr ≥114°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: $50,307
• − Mortgage interest: −$39,155
• − Property taxes: −$9,309
• − Insurance: −$3,495
• − Repairs & maintenance: −$4,025
• − Management: −$4,025
• − HOA: −$3,204
• − Depreciation: −$20,335
• Taxable loss: −$33,239
• Est. tax savings @ 24.0%: +$7,977
• After-tax cash flow: $-12,275/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

-84.5% since first listed

11 events — show timeline

• 2026-05-19 Listed $775,000 GPSMLS
• 2026-05-14 Listing Removed — CRMLS
• 2026-05-09 Listed $775,000 CRMLS
• 2026-04-08 Listing Removed — GPSMLS
• 2026-01-08 Listed $799,000 GPSMLS
• 2025-10-17 Listing Removed — GPSMLS
• 2025-08-16 Price Changed $799,000 GPSMLS
• 2025-07-15 Listed $825,000 GPSMLS
• 2025-06-30 Listing Removed — CRMLS
• 2025-02-05 Listed $849,900 CRMLS
• 2012-10-10 Sold (Public Records) $5,000,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $9,309 · +8.2% YoY. Source: county tax records.