49980 Avenida Vista Bonita · La Quinta, CA 92253

$499,900

3 bd · 3.0 ba · 2,194 sqft · Condo public records · 15 Days on market

Built 1982 $780/mo HOA · 14% 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 +15.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +4.7/10.0
• 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

Investor opportunity in the highly sought-after Santa Rosa Cove community of La Quinta. This 3-bedroom, 3-bathroom residence offers 2,194 square feet of living space--creating a compelling value-added opportunity in a premier location. Featuring vaulted ceilings, abundant natural light, and a spacious floor plan, the home is ready for renovation and customization. The main living area centers around a statement fireplace and connects to multiple indoor-outdoor spaces, while the kitchen provides a functional layout with strong potential for modernization. A unique atrium entry and multiple sliding glass doors enhance the open, airy feel throughout. Two of the three bedrooms are ensuite, offe

Key facts

• Greenbelt setting
• Private patio
• Unique atrium entry

Tags

• SANTA ROSA COVE COMMUNITY
• STATEMENT FIREPLACE
• UNIQUE ATRIUM ENTRY
• PRIVATE PATIO
• GREENBELT SETTING
• RESORT-STYLE AMENITIES

Property features AI

Finance

• Other: Washer, dryer, and refrigerator included in sale; Property sold as-is; governed by CC&R and planned development disclosures
• Financial info: Listing terms allow cash, submit, or cash to new loan; Short-term rentals not allowed; Will not consider lease
• HOA & community: Monthly association fee (community-managed); Association covers security and trash; Association amenities include controlled access, tennis courts, management, grounds maintenance, and clubhouse; Association pet rules apply; Development has a golf course

Exterior

• Parking: Attached 2-car garage with garage door opener; Direct entrance; Driveway; Two additional uncovered/assigned spaces (total 4 parking spaces)
• Security: 24-hour security; Gated community; Controlled access
• Utilities: Water provided by water district; Connected sewer (paid); PUD: Yes
• Home design: Condominium, attached; One story; Entry at ground level; Flat and tile roofing
• Construction: Stucco exterior; Slab foundation; Built year from assessor
• Exterior features: Gated community with 24-hour security; Controlled access; Clubhouse; Tennis courts; Pickleball courts; Golf course within development; Sprinkler system; Drip irrigation; Mountain and park/greenbelt views; Front door faces west; leisure area faces east

Interior

• Kitchen: Tile counters; Electric cooktop; Electric oven; Microwave; Dishwasher; Refrigerator; Trash compactor; Gas available
• Bedrooms: Two master bedrooms
• Flooring: Carpet; Tile
• Bathrooms: Three full bathrooms; Double vanities; Shower over tub
• Heating & cooling: Central heating; Fireplace heating (gas); Air conditioning; Central air; Ceiling fans
• Interior features: High ceilings (9 ft+); Vaulted ceilings; Ground-level no-step entry; Double-door entry; Sliding doors; Partially furnished; Blinds
• Laundry & utility: Washer and dryer included; Laundry in individual room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $500k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $500k).
• Recommended offer: $492k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 $5,442/mo this rent would consume 66% 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 $15k 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 15 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.

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 $492,401 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 7.7

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: -9.1%
• Equity multiple: 0.65×
• Total profit: $-48,553
• Equity at exit: $74,537

10-year hold

• IRR: 5.1%
• Equity multiple: 1.44×
• Total profit: $61,783
• Equity at exit: $43,222

Cash invested: $139,972 (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: 7.7×

Monthly cashflow live

• Estimated rent: $5,442 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$495 /mo · $5,935/yr
• Insurance: −$208
• HOA: −$780
• Vacancy / Maint / Mgmt: −$1,143
• Net cashflow: $195

Break-even live

Break-even rent $5,195

Max offer price $499,900

Occupancy floor 91%

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50008 Calle Oaxaca La Quinta, CA	3.0	2.0	1591	$13,500	$8.49	43d	1	0.06mi
50075 Calle Rosarita La Quinta, CA	3.0	3.5	1922	$12,000	$6.24	43d	1	0.12mi
77662 Avenida Madrugada La Quinta, CA	3.0	3.0	1922	$4,000	$2.08	43d	1	0.21mi
76993 Calle Mazatlan La Quinta, CA	3.0	3.5	2000	$9,000	$4.50	43d	1	0.31mi
77010 Avenida Fernando La Quinta, CA	3.0	3.0	2885	$7,500	$2.60	43d	1	0.41mi
49845 Lago Dr La Quinta, CA	3.0	3.0	2332	$10,000	$4.29	24d	1	0.42mi
78174 Calle Norte La Quinta, CA	3.0	3.0	2613	$5,300	$2.03	43d	1	0.50mi
78191 Cll Norte La Quinta, CA	2.0	2.0	2023	$5,000	$2.47	17d	1	0.51mi
51225 Avenida Ramirez La Quinta, CA	3.0	2.0	1476	$6,000	$4.07	43d	1	0.59mi
78133 Calle Norte La Quinta, CA	2.0	2.0	1555	$4,500	$2.89	43d	1	0.61mi
51260 Avenida Vallejo La Quinta, CA	3.0	2.0	1713	$2,595	$1.51	21d	1	0.63mi
51116 Avenida Mendoza La Quinta, CA	4.0	4.5	2239	$25,000	$11.17	43d	1	0.63mi
51200 Avenida Diaz La Quinta, CA	3.0	4.0	1899	$8,000	$4.21	43d	1	0.65mi
51120 Avenida Navarro La Quinta, CA	4.0	4.5	2250	$25,000	$11.11	43d	1	0.70mi
77713 Tradition Dr La Quinta, CA	3.0	3.0	1706	$5,500	$3.22	24d	1	0.78mi
77777 Tradition Dr Unit B La Quinta, CA	3.0	3.0	1706	$6,950	$4.07	43d	1	0.84mi
78322 Calle Las Ramblas La Quinta, CA	3.0	3.0	2093	$7,000	$3.34	3d	1	0.85mi
78328 Calle Las Ramblas La Quinta, CA	3.0	3.0	2412	$4,200	$1.74	43d	1	0.86mi
48721 Santa Ursula St La Quinta, CA	3.0	2.5	2659	$17,000	$6.39	43d	1	0.86mi
77772 Tradition Dr La Quinta, CA	3.0	3.5	1961	$6,975	$3.56	43d	1	0.89mi
51800 Avenida Juarez La Quinta, CA	3.0	2.0	1943	$3,299	$1.70	43d	1	0.92mi
78440 Calle Felipe La Quinta, CA	3.0	3.0	2037	$3,300	$1.62	12d	1	0.92mi
49810 Avenida Montero La Quinta, CA	3.0	3.0	2980	$4,999	$1.68	20d	1	0.94mi
49810 Avenida Montero La Quinta, CA	3.0	3.0	2980	$4,999	$1.68	21d	1	0.94mi
48625 Calle Esperanza La Quinta, CA	3.0	2.0	1852	$2,999	$1.62	24d	1	0.96mi
78481 Calle Felipe La Quinta, CA	3.0	2.0	2168	$5,000	$2.31	43d	1	0.97mi
51880 Avenida Madero La Quinta, CA	3.0	2.0	1661	$3,500	$2.11	43d	1	0.98mi
52035 Avenida Diaz La Quinta, CA	4.0	2.0	1886	$3,500	$1.86	43d	1	1.04mi
48602 Paseo Tarazo La Quinta, CA	2.0	2.0	1562	$3,100	$1.98	43d	1	1.04mi
52123 Avenida Diaz La Quinta, CA	3.0	3.0	1761	$5,500	$3.12	43d	1	1.07mi
48540 Via Amistad La Quinta, CA	3.0	2.0	2001	$4,500	$2.25	43d	1	1.07mi
52225 Avenida Obregon La Quinta, CA	3.0	2.0	1611	$5,200	$3.23	43d	1	1.11mi
51315 Calle Kalima La Quinta, CA	3.0	2.0	1916	$3,500	$1.83	43d	1	1.14mi
52221 Avenida Villa La Quinta, CA	4.0	4.0	1676	$2,850	$1.70	24d	1	1.14mi
78655 Via Sonata La Quinta, CA	4.0	3.0	2222	$6,500	$2.93	44d	1	1.16mi
78655 Via Sonata La Quinta, CA	4.0	3.0	2222	$6,500	$2.93	24d	1	1.16mi
77211 Calle Sonora La Quinta, CA	3.0	2.0	1700	$7,900	$4.65	43d	1	1.16mi
49035 Tango Ct La Quinta, CA	4.0	3.0	2004	$6,500	$3.24	5d	1	1.18mi
49035 Tango Ct La Quinta, CA	4.0	2.5	2004	$6,500	$3.24	43d	1	1.18mi
48110 Calle Seranas La Quinta, CA	3.0	2.0	1581	$5,500	$3.48	43d	1	1.18mi

HOA detail condo

• Monthly dues: $780 · $9,360/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-08
   historical Active Under Contract 1613-char remark
2. 2026-04-29
   listed $499,900 Active 1613-char remark
3. 1987-02-04
   soldstatus $215,000

ⓘ 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: $5,935 · $495/mo
• Projected year-2 tax: $5,935 · $495/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 ≥113°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: $65,309
• − Mortgage interest: −$28,002
• − Property taxes: −$5,935
• − Insurance: −$2,500
• − Repairs & maintenance: −$5,225
• − Management: −$5,225
• − HOA: −$9,360
• − Depreciation: −$14,543
• Taxable loss: −$5,480
• Est. tax savings @ 24.0%: +$1,315
• After-tax cash flow: $3,656/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

+134.9% since first listed

6 events — show timeline

• 2026-05-26 Sold (Public Records) $505,000 Public Records
• 2026-05-26 Sold (MLS) $505,000 GPSMLS
• 2026-05-20 Pending — GPSMLS
• 2026-05-08 Contingent — GPSMLS
• 2026-04-29 Listed $499,900 GPSMLS
• 1987-02-04 Sold (Public Records) $215,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $5,935 · +2.6% YoY. Source: county tax records.