54529 Tanglewood · La Quinta, CA 92253

$434,500

2 bd · 2.0 ba · 1,283 sqft · Condo public records · 90 Days on market

Built 1988 $339/sqft · 17% below area Est $521k · 17% under $802/mo HOA · 18% 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 +14.9/15.0
• Cash flow +12.3/30.0
• 1% rule +5.4/10.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• DSCR +3.7/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming PGA Palmer Condo with Lake, Waterfall & Santa Rosa Mountain Views This super cute and impeccably clean condo is perfectly positioned in the highly desirable PGA Palmer, offering southern exposure with stunning Santa Rosa Mountain views, plus a gorgeous lake and waterfall backdrop. Enjoy indoor-outdoor living from the covered patio, complete with a gas BBQ, ideal for relaxing or entertaining. Inside, the open-concept floor plan features travertine flooring, recessed lighting, and a warm living room highlighted by a Cantera stone fireplace. The kitchen is beautifully appointed with granite slab countertops, maple cabinetry, and seamless flow into the living and dining areas. The layout includes two spacious ensuite bedrooms with excellent separation for privacy, a separate laundry room, and a direct-access garage for added convenience. Thoughtfully designed and move-in ready, this home combines comfort, style, and breathtaking views in one exceptional package. A truly charming desert retreat perfect as a full-time residence, vacation home, or investment property.

Key facts

• Lake views
• Covered patio
• Waterfall backdrop

Tags

• LAKE VIEWS
• WATERFALL BACKDROP
• SANTA ROSA MOUNTAIN VIEWS
• COVERED PATIO
• GAS BBQ
• OPEN-CONCEPT FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $434k.

Deal economics

• At list price, monthly cash flow is $-76 ($-914/yr) — negative.
• To cash-flow at today's rent, offer at most $421k (3.1% below list).
• Meets the 1% rule at list price ($5k rent vs $434k).
• Recommended offer: $408k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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); 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 $4,512/mo this rent would consume 55% 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 $3k of loan paydown is wiped out by about $13k 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 90 days — a 6% lower offer ($408k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 26y 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 $270k; list at $434k implies a 61% 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 $408,430 (6.0% 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. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 8.0

CMA / ARV

• ARV (median comp): $520,686
• List price: $434,500
• Delta: -16.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.45% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.52×
• Total profit: $-58,592
• Equity at exit: $64,785

10-year hold

• IRR: 1.6%
• Equity multiple: 1.13×
• Total profit: $15,996
• Equity at exit: $37,568

Cash invested: $121,660 (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: 8.0×

Monthly cashflow live

• Estimated rent: $4,512 high
• Mortgage (P&I): −$2,279
• Tax from tax record: −$379 /mo · $4,552/yr
• Insurance: −$181
• HOA: −$802
• Vacancy / Maint / Mgmt: −$948
• Net cashflow: $-76

Break-even live

Break-even rent $4,609

Max offer price $421,047

Occupancy floor 97%

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: $108,625
• Closing costs: $13,035
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54790 Firestone La Quinta, CA	2.0	2.5	1410	$4,999	$3.55	44d	1	0.06mi
79804 Olympia Flds La Quinta, CA	2.0	3.0	1472	$2,899	$1.97	44d	1	0.10mi
79822 Olympia Flds La Quinta, CA	3.0	3.0	1621	$6,500	$4.01	44d	1	0.11mi
79791 Olympia Flds La Quinta, CA	3.0	2.5	1621	$6,000	$3.70	44d	1	0.14mi
79773 Olympia Flds La Quinta, CA	2.0	2.0	1492	$5,000	$3.35	44d	1	0.14mi
54575 Shoal Crk La Quinta, CA	2.0	2.0	1549	$6,500	$4.20	44d	1	0.15mi
54970 Firestone La Quinta, CA	2.0	2.5	1410	$4,999	$3.55	44d	1	0.15mi
54492 Shoal Crk La Quinta, CA	2.0	2.0	1549	$10,000	$6.46	18d	1	0.17mi
54635 Shoal Crk La Quinta, CA	2.0	2.5	1627	$7,000	$4.30	44d	1	0.17mi
55102 Firestone La Quinta, CA	2.0	2.0	1492	$4,200	$2.82	44d	1	0.21mi
55108 Firestone La Quinta, CA	2.0	2.5	1410	$3,274	$2.32	44d	1	0.22mi
55111 Tanglewood La Quinta, CA	3.0	2.5	1621	$3,375	$2.08	44d	1	0.22mi
54101 Oakhill La Quinta, CA	2.0	1.5	1330	$6,500	$4.89	44d	1	0.24mi
54780 Shoal Crk La Quinta, CA	3.0	2.0	1627	$5,999	$3.69	44d	1	0.24mi
54137 Oakhill La Quinta, CA	2.0	2.0	1549	$2,600	$1.68	18d	1	0.27mi
55288 Firestone La Quinta, CA	3.0	2.5	1621	$6,500	$4.01	44d	1	0.30mi
54673 Oakhill La Quinta, CA	2.0	2.0	1330	$2,899	$2.18	18d	1	0.31mi
55456 Firestone La Quinta, CA	2.0	3.5	1492	$2,750	$1.84	3d	1	0.39mi
55435 Tanglewood La Quinta, CA	2.0	2.5	1410	$2,600	$1.84	11d	1	0.39mi
54838 Oak-Tree La Quinta, CA	3.0	2.0	1627	$5,500	$3.38	44d	1	0.40mi
55459 Tanglewood La Quinta, CA	2.0	2.0	1283	$3,950	$3.08	44d	1	0.41mi
55646 Riviera La Quinta, CA	3.0	2.0	1627	$6,000	$3.69	44d	1	0.50mi
55523 Oakhill La Quinta, CA	2.0	2.0	1288	$4,400	$3.42	44d	1	0.57mi
80601 Oak Tree La Quinta, CA	2.0	2.0	1330	$2,500	$1.88	5d	1	0.82mi
80377 Redstone Way La Quinta, CA	3.0	2.0	1592	$3,600	$2.26	44d	1	1.03mi
80377 Redstone Way La Quinta, CA	3.0	2.0	1592	$3,600	$2.26	17d	1	1.03mi
52478 Hawthorn Ct La Quinta, CA	2.0	3.0	1694	$2,500	$1.48	44d	1	1.03mi
52430 Hawthorn Ct La Quinta, CA	2.0	2.0	1100	$2,500	$2.27	2d	1	1.06mi
52298 Rosewood Ln La Quinta, CA	3.0	3.0	1725	$5,000	$2.90	44d	1	1.08mi
55235 Laurel Vly La Quinta, CA	3.0	2.0	1828	$8,500	$4.65	44d	1	1.10mi
80092 Ironbark Way La Quinta, CA	2.0	2.5	1668	$3,498	$2.10	5d	1	1.12mi
52233 Rosewood Ln La Quinta, CA	3.0	2.5	1656	$3,500	$2.11	5d	1	1.14mi
52202 Rosewood Ln La Quinta, CA	3.0	3.0	1708	$4,500	$2.63	44d	1	1.17mi
55430 Laurel Vly La Quinta, CA	3.0	2.0	1515	$5,999	$3.96	44d	1	1.18mi
80175 Avenue 52 La Quinta, CA	1.0–2.0	1.0–2.0	965	$2,759	$2.86	2d	5	1.20mi
55087 Tanglewood Unit 1 La Quinta, CA	3.0	2.0	1500	$5,800	$3.87	44d	1	1.22mi
52082 Rosewood Ln La Quinta, CA	2.0	2.5	1246	$3,000	$2.41	24d	1	1.24mi
80046 Silver Sage Ln La Quinta, CA	3.0	3.0	1725	$4,500	$2.61	44d	1	1.24mi
52050 Rosewood Ln La Quinta, CA	3.0	3.0	1725	$3,500	$2.03	44d	1	1.25mi
55559 Winged Foot La Quinta, CA	2.0	2.0	1288	$2,900	$2.25	44d	1	1.28mi

HOA detail condo

• Monthly dues: $802 · $9,624/yr
• Likely covers: watergas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-16
   days on market $434,500 Active 90 DOM
2. 2026-06-15
   days on market $434,500 Active 89 DOM
3. 2026-06-13
   days on market $434,500 Active 87 DOM
4. 2026-06-09
   days on market $434,500 Active 83 DOM
5. 2026-06-08
   days on market $434,500 Active 82 DOM
6. 2026-06-07
   days on market $434,500 Active 81 DOM
7. 2026-06-04
   days on market $434,500 Active 78 DOM
8. 2026-06-03
   days on market $434,500 Active 77 DOM
9. 2026-06-02
   days on market $434,500 Active 76 DOM
10. 2026-06-01
    days on market $434,500 Active 75 DOM
11. 2026-05-31
    days on market $434,500 Active 74 DOM
12. 2026-03-17
    historical
13. 2026-02-27
    price $434,500
14. 2026-01-08
    listed $439,000 Active

    Show marketing remark (1092 chars)

    Charming PGA Palmer Condo with Lake, Waterfall & Santa Rosa Mountain Views This super cute and impeccably clean condo is perfectly positioned in the highly desirable PGA Palmer, offering southern exposure with stunning Santa Rosa Mountain views, plus a gorgeous lake and waterfall backdrop. Enjoy indoor-outdoor living from the covered patio, complete with a gas BBQ, ideal for relaxing or entertaining. Inside, the open-concept floor plan features travertine flooring, recessed lighting, and a warm living room highlighted by a Cantera stone fireplace. The kitchen is beautifully appointed with granite slab countertops, maple cabinetry, and seamless flow into the living and dining areas. The layout includes two spacious ensuite bedrooms with excellent separation for privacy, a separate laundry room, and a direct-access garage for added convenience. Thoughtfully designed and move-in ready, this home combines comfort, style, and breathtaking views in one exceptional package. A truly charming desert retreat perfect as a full-time residence, vacation home, or investment property.

15. 2026-01-08
    listed $434,500 Active 1092-char remark

    Show marketing remark (1092 chars)

    Charming PGA Palmer Condo with Lake, Waterfall & Santa Rosa Mountain Views This super cute and impeccably clean condo is perfectly positioned in the highly desirable PGA Palmer, offering southern exposure with stunning Santa Rosa Mountain views, plus a gorgeous lake and waterfall backdrop. Enjoy indoor-outdoor living from the covered patio, complete with a gas BBQ, ideal for relaxing or entertaining. Inside, the open-concept floor plan features travertine flooring, recessed lighting, and a warm living room highlighted by a Cantera stone fireplace. The kitchen is beautifully appointed with granite slab countertops, maple cabinetry, and seamless flow into the living and dining areas. The layout includes two spacious ensuite bedrooms with excellent separation for privacy, a separate laundry room, and a direct-access garage for added convenience. Thoughtfully designed and move-in ready, this home combines comfort, style, and breathtaking views in one exceptional package. A truly charming desert retreat perfect as a full-time residence, vacation home, or investment property.

16. 2018-01-10
    soldstatus $270,000 Sold
17. 2018-01-10
    soldstatus $270,000
18. 2017-12-24
    status Pending
19. 2017-11-29
    historical Contingent
20. 2017-09-28
    listed $275,000 Active
21. 2017-09-24
    historical
22. 2017-04-09
    price $279,500
23. 2017-02-18
    price $285,000
24. 2016-06-02
    listed $295,000 Active
25. 2015-02-11
    soldstatus $275,000 Sold
26. 2015-02-11
    soldstatus $247,500
27. 2015-01-12
    status Pending
28. 2014-12-06
    listed $299,000 Active
29. 2009-03-26
    historical
30. 2009-03-03
    listed $330,000
31. 2008-09-04
    historical
32. 2008-03-13
    listed $395,000
33. 2007-11-02
    historical
34. 2007-03-22
    listed $409,000
35. 2005-04-15
    soldstatus $425,000
36. 2005-03-20
    historical
37. 2005-03-09
    listed $435,000
38. 2000-06-12
    soldstatus $162,000
39. 2000-05-06
    historical
40. 2000-04-18
    listed $165,000
41. 1996-07-24
    soldstatus $110,000
42. 1995-06-08
    soldstatus $110,000

ⓘ 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: $4,552 · $379/mo
• Projected year-2 tax: $4,552 · $379/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 9/10 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: $54,149
• − Mortgage interest: −$24,339
• − Property taxes: −$4,552
• − Insurance: −$2,172
• − Repairs & maintenance: −$4,332
• − Management: −$4,332
• − HOA: −$9,624
• − Depreciation: −$12,640
• Taxable loss: −$7,842
• Est. tax savings @ 24.0%: +$1,882
• After-tax cash flow: $968/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

+295.0% since first listed

31 events — show timeline

• 2026-03-17 Listing Removed — GPSMLS
• 2026-02-27 Price Changed $434,500 GPSMLS
• 2026-01-08 Listed $434,500 GPSMLS
• 2026-01-08 Listed $439,000 GPSMLS
• 2018-01-10 Sold (Public Records) $270,000 Public Records
• 2018-01-10 Sold (MLS) $270,000 GPSMLS
• 2017-12-24 Pending — GPSMLS
• 2017-11-29 Contingent — GPSMLS
• 2017-09-28 Listed $275,000 GPSMLS
• 2017-09-24 Listing Removed — GPSMLS
• 2017-04-09 Price Changed $279,500 GPSMLS
• 2017-02-18 Price Changed $285,000 GPSMLS
• 2016-06-02 Listed $295,000 GPSMLS
• 2015-02-11 Sold (Public Records) $247,500 Public Records
• 2015-02-11 Sold (MLS) $275,000 GPSMLS
• 2015-01-12 Pending — GPSMLS
• 2014-12-06 Listed $299,000 GPSMLS
• 2009-03-26 Listing Removed — GPSMLS
• 2009-03-03 Listed $330,000 GPSMLS
• 2008-09-04 Listing Removed — GPSMLS
• 2008-03-13 Listed $395,000 GPSMLS
• 2007-11-02 Listing Removed — GPSMLS
• 2007-03-22 Listed $409,000 GPSMLS
• 2005-04-15 Sold (Public Records) $425,000 Public Records
• 2005-03-20 Listing Removed — GPSMLS
• 2005-03-09 Listed $435,000 GPSMLS
• 2000-06-12 Sold (Public Records) $162,000 Public Records
• 2000-05-06 Listing Removed — GPSMLS
• 2000-04-18 Listed $165,000 GPSMLS
• 1996-07-24 Sold (Public Records) $110,000 Public Records
• 1995-06-08 Sold (Public Records) $110,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $4,552 · +2.8% YoY. Source: county tax records.