45245 Seeley Dr Unit 17a · La Quinta, CA 92253

$305,000

2 bd · 2.5 ba · 1,200 sqft · Condo public records · 36 Days on market

Built 2011 $588/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).

• Cash flow +14.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• DSCR +4.5/10.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW, LOWER HOA's. Brand New, Completely furnished condos in the heart of La Quinta! Located directly behind the Homewood Suites Hotel on Washington by the Tennis Gardens. Fully furnished, including kitchen ware, alarm clocks, washer/dryer units and much much more! All units include Granite counter tops, stainless appliances, two tone paint, window coverings, glass shower enclosures. Visit our sales office from 11-3 daily to view these great condos!

Key facts

• Laminate flooring
• New a/c unit
• Direct access patio

Tags

• GROUND-LEVEL CONDO
• DIRECT ACCESS PATIO
• MOUNTAIN VIEWS
• PLANTATION SHUTTERS
• LAMINATE FLOORING
• NEW A/C UNIT

Property features AI

Finance

• Other: Conventional, FHA, and cash-to-new-loan financing accepted; Refrigerator, washer and dryer are included in the sale; Furniture and personal items are excluded from the sale; Short-term rentals not allowed; leases generally not considered
• HOA & community: Monthly HOA fee of $588 covering building and grounds; Association amenities include barbecue and fitness center; Association-managed community with shared pool and spa

Exterior

• Parking: Two total parking spaces; One covered space; One carport space; Assigned and unassigned parking; detached carport available
• Security: Community security features (other)
• Utilities: Water provided by CVWD (water district); Sewer: unknown; Property within a PUD
• Home design: Traditional-style attached condominium; Two-story building, unit on ground level; Front door faces north; leisure areas face north and west; Property has additions/alterations
• Construction: Stucco exterior; Slate roof; Assessor source for year built
• Exterior features: Covered concrete slab patio; Community in-ground pool and spa (heated, fenced) with safety fence and gate; Sprinkler system; No fencing on unit; Mountain views

Interior

• Kitchen: Granite counters; Gas range; Dishwasher; Disposal; Refrigerator; Ice maker
• Bedrooms: Two master bedrooms, all bedrooms on the ground level
• Flooring: Laminate
• Bathrooms: Two full baths; Two master baths with shower stalls
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: High ceilings (9 ft+); Ground-level entry with no steps; Sliding doors; Drapes and shutters; Gas fireplace in the living room
• Laundry & utility: Washer and dryer included; Laundry located in bathroom; Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $305k.

Deal economics

• At list price, monthly cash flow is $79 ($949/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $305k).
• Recommended offer: $296k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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); 659 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 41% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 36 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $70k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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: 1.10% ✓
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.9%
• Equity multiple: 0.63×
• Total profit: $-32,003
• Equity at exit: $45,476

10-year hold

• IRR: 4.5%
• Equity multiple: 1.39×
• Total profit: $33,060
• Equity at exit: $26,371

Cash invested: $85,400 (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: 659
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,355 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$257 /mo · $3,082/yr
• Insurance: −$127
• HOA: −$588
• Vacancy / Maint / Mgmt: −$705
• Net cashflow: $79

Break-even live

Break-even rent $3,255

Max offer price $305,000

Occupancy floor 93%

Sensitivity live

Price	-10% $252	-5% $165	+0% $79	+5% $-7	+10% $-94
Rent	-10% $-186	-5% $-53	+0% $79	+5% $212	+10% $344
Rate	-1.0pp $233	-0.5pp $157	base $79	+0.5pp $0	+1.0pp $-80

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45245 Seeley Dr La Quinta, CA	2.0	2.0–2.5	1200	$3,250	$2.71	25d	3	0.05mi
45245 Seeley Dr La Quinta, CA	2.0	2.0–2.5	1200	$3,750	$3.12	18d	2	0.05mi
78780 Birchcrest Cir La Quinta, CA	3.0	2.0	1411	$3,500	$2.48	22d	1	0.27mi
78720 W Harland Dr La Quinta, CA	3.0	2.0	1452	$3,000	$2.07	19d	1	0.33mi
78435 Magenta Dr La Quinta, CA	2.0	2.0	912	$3,500	$3.84	6d	1	0.42mi
78301 Terra Cotta Ct La Quinta, CA	2.0	2.0	926	$2,200	$2.38	17d	1	0.57mi
78167 Crimson Ct La Quinta, CA	1.0	1.0	763	$2,180	$2.86	22d	1	0.58mi
78149 Indigo Dr La Quinta, CA	1.0	1.5	763	$2,300	$3.01	18d	1	0.64mi
78069 Cobalt Ct La Quinta, CA	1.0	1.0	763	$3,500	$4.59	19d	1	0.67mi
46568 Arapahoe Unit A Indian Wells, CA	2.0	2.0	1446	$3,200	$2.21	25d	1	0.83mi
79307 S Sunset Ridge Dr La Quinta, CA	3.0	3.0	1280	$3,000	$2.34	44d	1	0.86mi
46632 Arapahoe Unit B Indian Wells, CA	2.0	2.0	1446	$4,200	$2.90	44d	1	0.86mi
46642 Arapahoe Unit B Indian Wells, CA	2.0	2.0	1446	$4,750	$3.28	44d	1	0.86mi
46644 Arapahoe Unit A Indian Wells, CA	2.0	2.0	1446	$5,000	$3.46	44d	1	0.87mi
45930 Las Colinas La Quinta, CA	3.0	2.0	1500	$2,850	$1.90	25d	1	0.88mi
78255 Cabrillo Ln Indian Wells, CA	1.0	2.0	864	$2,800	$3.24	3d	1	0.92mi
78225 Cabrillo Ln #105 Indian Wells, CA	1.0	2.0	864	$3,500	$4.05	44d	1	0.93mi
44200 E Sundown Crest Dr La Quinta, CA	3.0	3.0	1280	$3,500	$2.73	12d	1	0.97mi
78130 Cortez Ln Indian Wells, CA	1.0–2.0	1.0–2.0	874	$3,500	$4.00	44d	2	0.99mi
43754 Avenida Alicante Palm Desert, CA	2.0	2.0	1383	$3,200	$2.31	11d	1	0.99mi
78205 Cortez Ln #178 Indian Wells, CA	2.0	2.0	1152	$3,000	$2.60	44d	1	1.01mi
77707 Calle Las Brisas S Palm Desert, CA	2.0	2.0	1441	$4,900	$3.40	44d	1	1.04mi
43100 Palm Royale Dr La Quinta, CA	1.0–2.0	1.0–2.0	921	$2,495	$2.71	0d	8	1.06mi
43717 Avenida Alicante Palm Desert, CA	2.0	2.0	1291	$2,500	$1.94	44d	1	1.08mi
43735 Avenida Alicante Palm Desert, CA	2.0	2.0	1291	$2,900	$2.25	44d	1	1.10mi
44753 Warner Trl Indian Wells, CA	3.0	2.0	1280	$6,000	$4.69	3d	1	1.10mi
77430 Miles Ave Indian Wells, CA	3.0	2.0	1353	$2,500	$1.85	44d	1	1.15mi
43065 Washington St Palm Desert, CA	2.0	2.0	950	$2,000	$2.11	5d	1	1.19mi
43065 Washington St Unit 14 Palm Desert, CA	2.0	2.0	975	$2,100	$2.15	11d	1	1.21mi
79280 Montego Bay Dr #6 Bermuda Dunes, CA	2.0	2.0	1200	$3,500	$2.92	44d	1	1.25mi
79278 Montego Bay Dr Bermuda Dunes, CA	2.0	2.0	1269	$4,000	$3.15	44d	1	1.25mi
79278 Montego Bay Dr #5 Bermuda Dunes, CA	2.0	2.0	1269	$4,000	$3.15	25d	1	1.25mi
78480 Montego Bay Cir Bermuda Dunes, CA	2.0	2.0	1415	$2,800	$1.98	44d	1	1.26mi
43622 Warner Trl Palm Desert, CA	3.0	2.0	1382	$3,500	$2.53	44d	1	1.29mi
42780 Washington St Bermuda Dunes, CA	2.0	2.0	1020	$1,750	$1.72	44d	1	1.34mi
77901 Dudley Dr Palm Desert, CA	2.0	1.5	950	$1,975	$2.08	5d	1	1.36mi
47750 Adams St La Quinta, CA	1.0–2.0	1.0–2.0	956	$2,220	$2.32	44d	1	1.41mi
43320 Texas Ave Palm Desert, CA	3.0	2.0	1200	$2,395	$2.00	44d	1	1.41mi
43420 Illinois Ave Palm Desert, CA	2.0	2.0	1258	$2,500	$1.99	6d	1	1.49mi
43420 Illinois Ave Palm Desert, CA	2.0	2.0	1258	$2,500	$1.99	44d	1	1.49mi

HOA detail condo

• Monthly dues: $588 · $7,056/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-12
   historical Active Under Contract 1203-char remark
2. 2026-04-23
   historical
3. 2026-02-20
   status Active
4. 2026-01-29
   status Pending
5. 2025-11-18
   price $320,000
6. 2025-10-16
   price $359,000
7. 2025-06-26
   listed $305,000 Active 1203-char remark
8. 2025-06-26
   listed $375,000 Active
9. 2013-11-21
   soldstatus $174,000 Closed

   Show marketing remark (452 chars)

   NEW, LOWER HOA's. Brand New, Completely furnished condos in the heart of La Quinta! Located directly behind the Homewood Suites Hotel on Washington by the Tennis Gardens. Fully furnished, including kitchen ware, alarm clocks, washer/dryer units and much much more! All units include Granite counter tops, stainless appliances, two tone paint, window coverings, glass shower enclosures. Visit our sales office from 11-3 daily to view these great condos!

10. 2013-11-11
    status Pending

    Show marketing remark (452 chars)

    NEW, LOWER HOA's. Brand New, Completely furnished condos in the heart of La Quinta! Located directly behind the Homewood Suites Hotel on Washington by the Tennis Gardens. Fully furnished, including kitchen ware, alarm clocks, washer/dryer units and much much more! All units include Granite counter tops, stainless appliances, two tone paint, window coverings, glass shower enclosures. Visit our sales office from 11-3 daily to view these great condos!

11. 2013-10-22
    status Backup Offers Accepted

    Show marketing remark (452 chars)

    NEW, LOWER HOA's. Brand New, Completely furnished condos in the heart of La Quinta! Located directly behind the Homewood Suites Hotel on Washington by the Tennis Gardens. Fully furnished, including kitchen ware, alarm clocks, washer/dryer units and much much more! All units include Granite counter tops, stainless appliances, two tone paint, window coverings, glass shower enclosures. Visit our sales office from 11-3 daily to view these great condos!

12. 2013-04-30
    listed $179,900 Active

    Show marketing remark (452 chars)

    NEW, LOWER HOA's. Brand New, Completely furnished condos in the heart of La Quinta! Located directly behind the Homewood Suites Hotel on Washington by the Tennis Gardens. Fully furnished, including kitchen ware, alarm clocks, washer/dryer units and much much more! All units include Granite counter tops, stainless appliances, two tone paint, window coverings, glass shower enclosures. Visit our sales office from 11-3 daily to view these great condos!

ⓘ 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: $3,082 · $257/mo
• Projected year-2 tax: $3,082 · $257/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 10/10 Extreme 7 d/yr ≥114°F today · 19 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: $40,259
• − Mortgage interest: −$17,085
• − Property taxes: −$3,082
• − Insurance: −$1,525
• − Repairs & maintenance: −$3,221
• − Management: −$3,221
• − HOA: −$7,056
• − Depreciation: −$8,873
• Taxable loss: −$3,802
• Est. tax savings @ 24.0%: +$913
• After-tax cash flow: $1,861/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

+69.5% since first listed

14 events — show timeline

• 2026-06-10 Sold (MLS) $305,000 GPSMLS
• 2026-05-30 Pending — GPSMLS
• 2026-05-12 Contingent — GPSMLS
• 2026-04-23 Listing Removed — GPSMLS
• 2026-02-20 Relisted — GPSMLS
• 2026-01-29 Pending — GPSMLS
• 2025-11-18 Price Changed $320,000 GPSMLS
• 2025-10-16 Price Changed $359,000 GPSMLS
• 2025-06-26 Listed $375,000 GPSMLS
• 2025-06-26 Listed $305,000 GPSMLS
• 2013-11-21 Sold (MLS) $174,000 GPSMLS
• 2013-11-11 Pending — GPSMLS
• 2013-10-22 Pending — GPSMLS
• 2013-04-30 Listed $179,900 GPSMLS

Property tax history

+3.4%/yr

Latest (2025): $3,082 · +2.8% YoY. Source: county tax records.