55296 Laurel Valley Vly · La Quinta, CA 92253

$475,000

3 bd · 2.0 ba · 1,515 sqft · Condo public records · 37 Days on market

Built 1991 $314/sqft · at area comps Est $457k · at est. $794/mo HOA · 15% 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).

• Cash flow +13.7/30.0
• 1% rule +5.9/10.0
• ARV discount +5.8/15.0
• DSCR +4.1/10.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this light and spacious condo located in prestigious PGA West community! This condo offers the perfect blend of every day comfort and desert resort living, ideal as a full-time residence, seasonal retreat or investment opportunity. Thoughtfully designed with three generously sized bedrooms, there's plenty of space to host family and friends. Experience front row views of the iconic American Express tournament right from your private patio, where you can watch the pros play against the stunning backdrop of PGA West's. This condo is just steps away from the community pool and spa and close proximity to world-class golf, tennis, pickleball, hiking, biking, upscale dining, shopping a

Key facts

• Front row views
• Community pool
• Community spa

Tags

• FRONT ROW VIEWS
• PRIVATE PATIO
• COMMUNITY POOL
• COMMUNITY SPA
• WORLD-CLASS GOLF
• UPSCALE DINING

Property features AI

Finance

• Other: Turnkey furnished (included in sale); Listing terms may include Conventional, 1031 Exchange, Cash to New Loan, or Cash; Short-term rental status unknown; Will not consider lease
• HOA & community: Monthly association fee of $794; Association amenities include greenbelt/park and pet rules; Gated community with golf course development

Exterior

• Parking: Detached 2-car garage; Garage door opener; Total of 2 parking spaces; Has garage
• Security: 24-hour security; Gated community
• Utilities: Sewer connected and paid; Not part of a PUD
• Home design: Condominium; Attached property; Single-story; One level; End unit
• Construction: One-story building
• Exterior features: 24-hour security; Gated community; Community security; Community sprinkler system; Community pool; In-ground community spa/hot tub; In-ground pool with safety fence; Golf course view; Manual irrigation; Fee simple land

Interior

• Kitchen: Dishwasher
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Air conditioning
• Interior features: Fully furnished; Family room; Breakfast area; Great room; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $475k.

Deal economics

• At list price, monthly cash flow is $31 ($368/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $475k).
• Recommended offer: $461k (3.0% below list) — sets the bar for market timing.
• 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: 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); 72% 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 $5,192/mo this rent would consume 63% 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 $14k 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 37 days — a 3% lower offer ($461k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $360k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $460,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 7.6

CMA / ARV

• ARV (median comp): $457,231
• List price: $475,000
• Delta: 3.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.1%
• Equity multiple: 0.58×
• Total profit: $-55,806
• Equity at exit: $70,824

10-year hold

• IRR: 3.4%
• Equity multiple: 1.29×
• Total profit: $38,359
• Equity at exit: $41,069

Cash invested: $133,000 (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: 656
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $5,192 high
• Mortgage (P&I): −$2,491
• Tax from tax record: −$588 /mo · $7,060/yr
• Insurance: −$198
• HOA: −$794
• Vacancy / Maint / Mgmt: −$1,090
• Net cashflow: $31

Break-even live

Break-even rent $5,153

Max offer price $475,000

Occupancy floor 94%

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55430 Laurel Vly La Quinta, CA	3.0	2.0	1515	$5,999	$3.96	43d	1	0.04mi
55480 Laurel Vly La Quinta, CA	3.0	2.0	2129	$7,000	$3.29	43d	1	0.07mi
55235 Laurel Vly La Quinta, CA	3.0	2.0	1828	$8,500	$4.65	43d	1	0.07mi
55559 Winged Foot La Quinta, CA	2.0	2.0	1288	$2,900	$2.25	43d	1	0.13mi
80450 Platinum Way La Quinta, CA	3.0	2.5	2034	$4,950	$2.43	43d	1	0.59mi
80389 Redstone Way La Quinta, CA	3.0	3.0	1960	$3,200	$1.63	24d	1	0.62mi
80377 Redstone Way La Quinta, CA	3.0	2.0	1592	$3,600	$2.26	43d	1	0.63mi
80377 Redstone Way La Quinta, CA	3.0	2.0	1592	$3,600	$2.26	16d	1	0.63mi
80118 Whisper Rock Way La Quinta, CA	3.0	2.5	1960	$4,000	$2.04	3d	1	0.68mi
80601 Oak Tree La Quinta, CA	2.0	2.0	1330	$2,500	$1.88	5d	1	0.69mi
55523 Oakhill La Quinta, CA	2.0	2.0	1288	$4,400	$3.42	43d	1	0.77mi
54838 Oak-Tree La Quinta, CA	3.0	2.0	1627	$5,500	$3.38	43d	1	0.77mi
54673 Oakhill La Quinta, CA	2.0	2.0	1330	$2,899	$2.18	18d	1	0.87mi
56495 Jack Nicklaus Blvd La Quinta, CA	3.0	3.0	2101	$7,000	$3.33	43d	1	0.92mi
54780 Shoal Crk La Quinta, CA	3.0	2.0	1627	$5,999	$3.69	43d	1	0.93mi
80305 Cedar Crst La Quinta, CA	3.0	3.0	2205	$5,974	$2.71	43d	1	0.94mi
55390 Tanglewood La Quinta, CA	3.0	3.0	2204	$5,222	$2.37	43d	1	0.98mi
54635 Shoal Crk La Quinta, CA	2.0	2.5	1627	$7,000	$4.30	43d	1	1.01mi
55459 Tanglewood La Quinta, CA	2.0	2.0	1283	$3,950	$3.08	43d	1	1.01mi
55435 Tanglewood La Quinta, CA	2.0	2.5	1410	$2,600	$1.84	10d	1	1.01mi
80937 Via Puerta Azul La Quinta, CA	2.0	2.5	1557	$4,999	$3.21	43d	1	1.02mi
54575 Shoal Crk La Quinta, CA	2.0	2.0	1549	$6,500	$4.20	43d	1	1.03mi
57420 Via Vis La Quinta, CA	2.0	2.5	1561	$3,600	$2.31	43d	1	1.04mi
54492 Shoal Crk La Quinta, CA	2.0	2.0	1549	$10,000	$6.46	18d	1	1.05mi
55111 Tanglewood La Quinta, CA	3.0	2.5	1621	$3,375	$2.08	43d	1	1.06mi
55456 Firestone La Quinta, CA	2.0	3.5	1492	$2,750	$1.84	3d	1	1.08mi
80897 Calle Azul La Quinta, CA	3.0	3.0	1734	$4,000	$2.31	10d	1	1.08mi
80897 Calle Azul La Quinta, CA	3.0	3.0	1734	$4,000	$2.31	43d	1	1.08mi
57461 Spanish Hills Ln La Quinta, CA	3.0	3.0	2101	$9,000	$4.28	43d	1	1.08mi
80819 Calle Azul La Quinta, CA	2.0	2.5	1557	$3,274	$2.10	43d	1	1.08mi
80777 Calle Azul La Quinta, CA	3.0	2.5	1734	$6,000	$3.46	18d	1	1.09mi
79822 Olympia Flds La Quinta, CA	3.0	3.0	1621	$6,500	$4.01	43d	1	1.09mi
55288 Firestone La Quinta, CA	3.0	2.5	1621	$6,500	$4.01	43d	1	1.11mi
79791 Olympia Flds La Quinta, CA	3.0	2.5	1621	$6,000	$3.70	43d	1	1.11mi
54137 Oakhill La Quinta, CA	2.0	2.0	1549	$2,600	$1.68	18d	1	1.11mi
79804 Olympia Flds La Quinta, CA	2.0	3.0	1472	$2,899	$1.97	43d	1	1.11mi
79773 Olympia Flds La Quinta, CA	2.0	2.0	1492	$5,000	$3.35	43d	1	1.12mi
55108 Firestone La Quinta, CA	2.0	2.5	1410	$3,274	$2.32	43d	1	1.12mi
55102 Firestone La Quinta, CA	2.0	2.0	1492	$4,200	$2.82	43d	1	1.12mi
54970 Firestone La Quinta, CA	2.0	2.5	1410	$4,999	$3.55	43d	1	1.13mi

HOA detail condo

• Monthly dues: $794 · $9,528/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-18
   days on market $475,000 Active 37 DOM
2. 2026-06-17
   days on market $475,000 Active 36 DOM
3. 2026-06-16
   days on market $475,000 Active 35 DOM
4. 2026-06-15
   days on market $475,000 Active 34 DOM
5. 2026-06-13
   days on market $475,000 Active 32 DOM
6. 2026-06-13
   days on market $475,000 Active 31 DOM
7. 2026-06-09
   days on market $475,000 Active 28 DOM
8. 2026-06-08
   days on market $475,000 Active 27 DOM
9. 2026-06-07
   days on market $475,000 Active 26 DOM
10. 2026-06-04
    days on market $475,000 Active 23 DOM
11. 2026-06-03
    days on market $475,000 Active 22 DOM
12. 2026-06-02
    days on market $475,000 Active 21 DOM
13. 2026-06-01
    days on market $475,000 Active 20 DOM
14. 2026-05-31
    days on market $475,000 Active 19 DOM
15. 2026-05-12
    listed $475,000 Active 797-char remark
16. 2026-03-01
    historical
17. 2026-01-13
    price $439,000
18. 2025-09-29
    listed $449,000 Active
19. 2013-04-02
    historical
20. 2012-11-21
    price $310,000
21. 2012-04-02
    price $340,000
22. 2012-03-18
    price $350,000
23. 2011-10-11
    listed $360,000 Active
24. 2011-03-19
    historical
25. 2010-04-16
    price $350,000
26. 2010-03-11
    listed $395,000 Active
27. 2008-05-24
    historical
28. 2008-02-25
    price $429,000
29. 2007-01-04
    listed $459,000
30. 2006-02-21
    soldstatus $360,045
31. 2006-02-10
    historical
32. 2005-08-19
    listed $399,000
33. 1998-06-26
    soldstatus $115,000
34. 1996-07-30
    soldstatus $120,000
35. 1996-07-30
    soldstatus $250,000
36. 1990-11-07
    soldstatus $142,000

ⓘ 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: $7,060 · $588/mo
• Projected year-2 tax: $7,060 · $588/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 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥114°F today · 16 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: $62,307
• − Mortgage interest: −$26,607
• − Property taxes: −$7,060
• − Insurance: −$2,375
• − Repairs & maintenance: −$4,985
• − Management: −$4,985
• − HOA: −$9,528
• − Depreciation: −$13,818
• Taxable loss: −$7,051
• Est. tax savings @ 24.0%: +$1,692
• After-tax cash flow: $2,060/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

+234.5% since first listed

22 events — show timeline

• 2026-05-12 Listed $475,000 GPSMLS
• 2026-03-01 Listing Removed — GPSMLS
• 2026-01-13 Price Changed $439,000 GPSMLS
• 2025-09-29 Listed $449,000 GPSMLS
• 2013-04-02 Listing Removed — GPSMLS
• 2012-11-21 Price Changed $310,000 GPSMLS
• 2012-04-02 Price Changed $340,000 GPSMLS
• 2012-03-18 Price Changed $350,000 GPSMLS
• 2011-10-11 Listed $360,000 GPSMLS
• 2011-03-19 Listing Removed — GPSMLS
• 2010-04-16 Price Changed $350,000 GPSMLS
• 2010-03-11 Listed $395,000 GPSMLS
• 2008-05-24 Listing Removed — GPSMLS
• 2008-02-25 Price Changed $429,000 GPSMLS
• 2007-01-04 Listed $459,000 GPSMLS
• 2006-02-21 Sold (Public Records) $360,045 Public Records
• 2006-02-10 Listing Removed — GPSMLS
• 2005-08-19 Listed $399,000 GPSMLS
• 1998-06-26 Sold (Public Records) $115,000 Public Records
• 1996-07-30 Sold (Public Records) $250,000 Public Records
• 1996-07-30 Sold (Public Records) $120,000 Public Records
• 1990-11-07 Sold (Public Records) $142,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $7,060 · +1.9% YoY. Source: county tax records.