78431 Magenta Dr · La Quinta, CA 92253

$284,000

1 bd · 2.0 ba · 763 sqft · Condo public records · 40 Days on market

Built 1998 $372/sqft · 21% below area Est $359k · 21% under $575/mo HOA · 23% 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 +7.3/30.0
• Rent growth +4.1/5.0
• 1% rule +4.0/10.0
• Schools +3.8/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This upper-level, west-facing condo offers panoramic fairway and mountain views. The home features vaulted ceilings, and is decorated in warm, neutral tones. Energy-efficient upgrades include newer ceiling fans and an efficient HVAC system. Built later than most of the community, the building provides more modern amenities and design. Located in a quiet interior section, the home offers quick access to the pool and spa and includes a 1-car garage. The community offers an exceptional array of amenities: six pools and spas, tennis and pickleball courts, and UNLIMITED golf on a Ted Robinson-designed par-3 course. As the new headquarters for Helix Disc Golf, the complex also appeals to disc-gol

Key facts

• Modern amenities
• Quick access to pool
• $575 HOA

Tags

• PANORAMIC FAIRWAY VIEWS
• PANORAMIC MOUNTAIN VIEWS
• ENERGY EFFICIENT UPGRADES
• EFFICIENT HVAC SYSTEM
• MODERN AMENITIES
• QUICK ACCESS TO POOL

Property features AI

Finance

• Other: Fee simple land; Rental restrictions apply (has rental restrictions); Short term rentals not allowed; Will not consider lease
• HOA & community: Monthly HOA fee of $575; HOA covers building and grounds, trash, cable TV and clubhouse; Community amenities include clubhouse, banquet facilities, tennis courts, golf course (par 3), golf course within development, maintenance/management, pet rules; Gated community; Association has pet rules

Exterior

• Parking: Detached 1-car garage; Unassigned additional parking (total 1 parking space)
• Security: Automatic gate; Controlled access (community)
• Utilities: Sewer connected and paid; Cable TV available; Electric service
• Home design: Condominium (attached); Two stories; Two-level layout; Year built (assessor)
• Construction: Assessor-sourced year built
• Exterior features: Automatic gated access; Balcony; Community in-ground pool with safety gate; Community in-ground spa/hot tub; Near public transit; On golf course; Golf course, panoramic and mountain views; Leisure-facing west

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher; Garbage disposal
• Flooring: Concrete; Ceramic tile
• Bathrooms: One full bathroom with shower over tub
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Cathedral ceilings; Fully furnished
• Laundry & utility: Washer and dryer (laundry in closet)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $284k.

Deal economics

• At list price, monthly cash flow is $-382 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (23.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (10.3% below list).
• Recommended offer: $217k (23.7% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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: Gerald R. Ford Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 603 students, 59% FRL); John Glenn Middle School of International Studies (math 10% / reading 10%, grade F, #474 of 498 statewide, top 99%, 1,045 students, 64% FRL); La Quinta High (math 31% / reading 65%, grade D, #380 of 1,170 statewide, top 33%, 2,500 students, 74% FRL).
• Zoned-school proficiency averages 28% at this address vs 44% district-wide (-16 pts) — the specific schools serving this property underperform the Desert Sands Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.5%/yr); 660 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 40 days — a 3% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 28y 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 $149k; list at $284k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,571 (23.7% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 24% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.76%
• DSCR: 0.74
• GRM: 9.3

CMA / ARV

• ARV (median comp): $359,370
• List price: $284,000
• Delta: -20.97%
• 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: -21.3%
• Equity multiple: 0.23×
• Total profit: $-60,879
• Equity at exit: $42,345

10-year hold

• IRR: -7.2%
• Equity multiple: 0.46×
• Total profit: $-42,779
• Equity at exit: $24,555

Cash invested: $79,520 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,547 high
• Mortgage (P&I): −$1,489
• Tax from tax record: −$211 /mo · $2,538/yr
• Insurance: −$118
• HOA: −$575
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-382

Break-even live

Break-even rent $3,031

Max offer price $216,571

Occupancy floor —

Sensitivity live

Price	-10% $-221	-5% $-301	+0% $-382	+5% $-462	+10% $-542
Rent	-10% $-583	-5% $-482	+0% $-382	+5% $-281	+10% $-180
Rate	-1.0pp $-239	-0.5pp $-309	base $-382	+0.5pp $-455	+1.0pp $-530

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: $71,000
• Closing costs: $8,520
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78435 Magenta Dr La Quinta, CA	2.0	2.0	912	$3,500	$3.84	7d	1	0.02mi
78490 Via Palomino Unit 101 La Quinta, CA	1.0	1.0	560	$1,800	$3.21	45d	1	0.13mi
78301 Terra Cotta Ct La Quinta, CA	2.0	2.0	926	$2,200	$2.38	18d	1	0.16mi
78167 Crimson Ct La Quinta, CA	1.0	1.0	763	$2,180	$2.86	23d	1	0.30mi
78149 Indigo Dr La Quinta, CA	1.0	1.5	763	$2,300	$3.01	20d	1	0.31mi
78069 Cobalt Ct La Quinta, CA	1.0	1.0	763	$3,500	$4.59	20d	1	0.36mi
43100 Palm Royale Dr La Quinta, CA	1.0–2.0	1.0–2.0	921	$2,060	$2.24	1d	8	0.64mi
43065 Washington St Palm Desert, CA	2.0	2.0	950	$2,000	$2.11	6d	1	0.78mi
43065 Washington St Unit 14 Palm Desert, CA	2.0	2.0	975	$2,100	$2.15	12d	1	0.80mi
42780 Washington St Bermuda Dunes, CA	2.0	2.0	1020	$1,750	$1.72	45d	1	0.92mi
77901 Dudley Dr Palm Desert, CA	2.0	1.5	950	$1,975	$2.08	6d	1	0.94mi
77845 California Dr Unit D2 Palm Desert, CA	1.0	1.0	750	$1,950	$2.60	45d	1	1.09mi
77845 California Dr Unit D2 Palm Desert, CA	1.0	1.0	750	$1,800	$2.40	7d	1	1.09mi
77835 California Dr Unit C1 Palm Desert, CA	1.0	1.0	750	$1,700	$2.27	22d	1	1.10mi
77805 California Dr Palm Desert, CA	1.0	1.0	750	$1,500	$2.00	26d	1	1.12mi
78601 Avenue 42 Unit B Bermuda Dunes, CA	2.0	2.0	1100	$2,195	$2.00	22d	1	1.14mi
78601 Avenue 42 Unit A Bermuda Dunes, CA	2.0	2.0	1100	$2,195	$2.00	16d	1	1.14mi
42205 Adams St Unit 4 Bermuda Dunes, CA	1.0	1.0	1000	$1,995	$2.00	45d	1	1.18mi
78650 Ave 42 Bermuda Dunes, CA	2.0	2.0	960	$2,080	$2.17	7d	1	1.24mi
78225 Cabrillo Ln #105 Indian Wells, CA	1.0	2.0	864	$3,500	$4.05	45d	1	1.27mi
78255 Cabrillo Ln Indian Wells, CA	1.0	2.0	864	$2,800	$3.24	4d	1	1.27mi
78650 Avenue 42 #616 Bermuda Dunes, CA	2.0	2.0	960	$2,500	$2.60	45d	1	1.29mi
78155 Cabrillo Ln #37 Indian Wells, CA	1.0	1.0	576	$3,500	$6.08	45d	1	1.30mi
78200 Cortez Ln #149 Indian Wells, CA	1.0	1.0	576	$2,200	$3.82	45d	1	1.30mi
78650 Avenue 42 #505 Bermuda Dunes, CA	1.0	1.0	760	$1,900	$2.50	26d	1	1.30mi
78130 Cortez Ln Indian Wells, CA	1.0–2.0	1.0–2.0	874	$2,600	$2.97	45d	2	1.32mi
79090 Avenue 42 Bermuda Dunes, CA	2.0	2.0	1022	$2,211	$2.16	1d	1	1.34mi
78650 Avenue 42 #901 Bermuda Dunes, CA	2.0	2.0	960	$2,350	$2.45	7d	1	1.36mi
78981 Savanna La Mar Dr Unit D1 Bermuda Dunes, CA	2.0	2.5	1100	$2,295	$2.09	20d	1	1.40mi
77380 Minnesota Ave Palm Desert, CA	2.0	2.0	1064	$2,750	$2.58	45d	1	1.47mi

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-06-21
   days on market $284,000 Active 40 DOM
2. 2026-06-18
   days on market $284,000 Active 37 DOM
3. 2026-06-17
   days on market $284,000 Active 36 DOM
4. 2026-06-16
   days on market $284,000 Active 35 DOM
5. 2026-06-15
   days on market $284,000 Active 34 DOM
6. 2026-06-13
   days on market $284,000 Active 32 DOM
7. 2026-06-09
   days on market $284,000 Active 28 DOM
8. 2026-06-08
   days on market $284,000 Active 27 DOM
9. 2026-06-07
   days on market $284,000 Active 26 DOM
10. 2026-06-04
    days on market $284,000 Active 23 DOM
11. 2026-06-03
    days on market $284,000 Active 22 DOM
12. 2026-06-02
    days on market $284,000 Active 21 DOM
13. 2026-06-01
    days on market $284,000 Active 20 DOM
14. 2026-05-31
    days on market $284,000 Active 19 DOM
15. 2026-05-12
    listed $284,000 Active 1156-char remark
16. 2026-05-02
    historical
17. 2023-03-20
    historical
18. 2023-01-11
    listed $288,000 Active
19. 2023-01-09
    listed $318,000 Active
20. 2018-02-21
    soldstatus $149,000 Sold
21. 2018-02-21
    soldstatus $149,000
22. 2018-02-15
    status Pending
23. 2018-02-07
    historical Contingent
24. 2018-02-02
    price $151,000
25. 2018-01-04
    listed $153,000 Active
26. 2017-12-31
    historical
27. 2017-08-26
    price $154,000
28. 2017-06-05
    listed $157,000 Active
29. 2010-01-29
    soldstatus $163,000
30. 2010-01-12
    historical
31. 2009-06-17
    listed $179,900
32. 2008-09-25
    historical
33. 2008-08-05
    listed $225,000
34. 2006-05-01
    soldstatus $240,000
35. 2006-04-13
    historical
36. 2006-04-07
    historical
37. 2005-04-21
    listed
38. 2005-04-13
    listed $249,900
39. 2003-08-22
    historical
40. 2003-08-12
    listed $145,000
41. 2003-07-12
    historical
42. 2003-04-11
    listed $145,999
43. 1999-02-08
    historical
44. 1998-10-16
    listed $89,900

ⓘ 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: $2,538 · $211/mo
• Projected year-2 tax: $2,538 · $211/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 7 d/yr ≥114°F today · 18 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: $30,569
• − Mortgage interest: −$15,908
• − Property taxes: −$2,538
• − Insurance: −$1,420
• − Repairs & maintenance: −$2,446
• − Management: −$2,446
• − HOA: −$6,900
• − Depreciation: −$8,262
• Taxable loss: −$9,350
• Est. tax savings @ 24.0%: +$2,244
• After-tax cash flow: $-2,336/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

+215.9% since first listed

30 events — show timeline

• 2026-05-12 Listed $284,000 GPSMLS
• 2026-05-02 Listing Removed — GPSMLS
• 2023-03-20 Listing Removed — GPSMLS
• 2023-01-11 Listed $288,000 GPSMLS
• 2023-01-09 Listed $318,000 GPSMLS
• 2018-02-21 Sold (Public Records) $149,000 Public Records
• 2018-02-21 Sold (MLS) $149,000 GPSMLS
• 2018-02-15 Pending — GPSMLS
• 2018-02-07 Contingent — GPSMLS
• 2018-02-02 Price Changed $151,000 GPSMLS
• 2018-01-04 Listed $153,000 GPSMLS
• 2017-12-31 Listing Removed — GPSMLS
• 2017-08-26 Price Changed $154,000 GPSMLS
• 2017-06-05 Listed $157,000 GPSMLS
• 2010-01-29 Sold (Public Records) $163,000 Public Records
• 2010-01-12 Listing Removed — GPSMLS
• 2009-06-17 Listed $179,900 GPSMLS
• 2008-09-25 Listing Removed — GPSMLS
• 2008-08-05 Listed $225,000 GPSMLS
• 2006-05-01 Sold (Public Records) $240,000 Public Records
• 2006-04-13 Listing Removed — CRMLS
• 2006-04-07 Delisted — PALM
• 2005-04-21 Listed — PALM
• 2005-04-13 Listed $249,900 CRMLS
• 2003-08-22 Listing Removed — GPSMLS
• 2003-08-12 Listed $145,000 GPSMLS
• 2003-07-12 Listing Removed — GPSMLS
• 2003-04-11 Listed $145,999 GPSMLS
• 1999-02-08 Listing Removed — GPSMLS
• 1998-10-16 Listed $89,900 GPSMLS

Property tax history

-1.0%/yr

Latest (2025): $2,538 · +2.9% YoY. Source: county tax records.