81473 Golden Poppy Way · La Quinta, CA 92253

$619,000

3 bd · 3.0 ba · 1,965 sqft · SingleFamily public records · 8 Days on market

Built 2008 6,534 sqft lot Est $660k · 6% under $622/mo HOA · 11% 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 +13.0/30.0
• ARV discount +10.3/15.0
• 1% rule +4.5/10.0
• Rent growth +4.1/5.0
• DSCR +3.9/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

With the added versatility of a stylish detached casita, this exceptional Monterey design at La Quinta's guard-gated resort community of Trilogy is a brilliant choice for those who welcome friends and family. The casita, which helps create a gated entry courtyard, is also perfect for homeowners who would like a flexible space for an office, art studio, gym and more. The 1-story plan spans approx. 1,965 s. f. , and boasts tile in the living spaces, carpet in the bedrooms, high ceilings, media niche area in the open great room, a den, 3 bedrooms and 3 baths. Custom granite enhances the master bath, which offers a walk-in closet, sit-down vanity, and direct access to a master suite with box bay window. Granite countertops with a full backsplash also enrich a kitchen that shines with deluxe stainless steel appliances, an island with breakfast bar, and large pantry. A beautiful and durable Alumawood pergola shades the backyard deck, and invites you to cozy up in the soothing hot tub.

Key facts

• Welcoming courtyard
• Above-ground spa
• Stainless appliances

Tags

• DETACHED CASITA
• ABOVE-GROUND SPA
• WELCOMING COURTYARD
• CHEF'S KITCHEN
• STAINLESS APPLIANCES
• SLAB COUNTERS

Property features AI

Finance

• Other: Senior community; Development has golf course; Directions: Use GPS
• Financial info: Rental restrictions apply
• HOA & community: Monthly HOA fee ($622); HOA includes clubhouse, security, cable TV, concierge; Community amenities: golf course, fitness center, clubhouse, tennis courts, sport court, bocce ball court, pickleball courts, banquet facilities, meeting room, card/billiard rooms, barbecue, elevator(s), management, controlled access

Exterior

• Parking: Attached 2-car garage; Side-by-side parking; Garage door opener; Direct entrance
• Security: 24-hour security; Gated community; Controlled access
• Utilities: Water: Water District (CVWD); Sewer: In, connected and paid; PUD: Yes
• Home design: Tuscan style; Single-family detached home; One story; Model: Monterey with Casita; Leisure faces south
• Construction: Stucco exterior; Tile roof; Slab foundation; Built by Shea Homes
• Exterior features: Covered patio; Block and wrought iron fencing; Sprinkler system; Back yard; Front yard; Landscaped; Utilities underground; Close to clubhouse; Has spa/hot tub (private, heated - gas, above ground); Guest house / casita (with sink/beverage center); Mountain view; 24-hour security; Gated community

Interior

• Kitchen: Island; Granite slab counters; Pantry; Dishwasher; Gas cooktop; Gas oven; Microwave; Exhaust fan; Water line to refrigerator; Disposal
• Bedrooms: Master retreat with walk-in closet
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; Double vanity(s); Tile shower; Shower stall; Shower over tub
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning
• Interior features: High ceilings (9 ft+); Recessed lighting; Open floorplan; French doors; Sliding doors; Unfurnished; Double pane windows; Shutters
• Laundry & utility: Laundry in an individual room; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $619k.

Deal economics

• At list price, monthly cash flow is $-37 ($-446/yr) — negative.
• To cash-flow at today's rent, offer at most $612k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $586k (5.4% below list).
• Recommended offer: $586k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 32 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $5,856/mo this rent would consume 71% 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 $4k of loan paydown is wiped out by about $19k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 11y 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 $398k; list at $619k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $585,558 (5.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $660,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81530 Ulrich	0.19mi	3/3.0	1,965 (0%)	4mo	$895,000	$455	88
60856 Fire Barrel Dr	0.44mi	3/3.0	1,965 (0%)	1mo	$560,000	$285	79
81845 La Paz Ct	0.42mi	3/3.0	1,965 (0%)	3mo	$842,000	$428	78
81814 Sun Cactus Ln	0.58mi	3/3.0	1,939 (-1%)	4mo	$545,000	$281	68
61318 Sapphire Ln	0.11mi	2/2.0 (-1)	1,775 (-10%)	3mo	$710,000	$400	67
61325 Living Stone Dr	0.20mi	2/2.0 (-1)	1,775 (-10%)	4mo	$580,000	$327	62
60119 Honeysuckle St	0.69mi	3/3.0	1,939 (-1%)	4mo	$550,000	$284	62
60520 Desert Rose Dr	0.51mi	2/2.5 (-1)	2,170 (+10%)	1mo	$824,900	$380	51
81634 Desert Willow Dr	0.43mi	2/2.0 (-1)	1,745 (-11%)	2mo	$425,000	$244	50
61466 Fire Barrel Dr	0.54mi	2/2.0 (-1)	1,775 (-10%)	1mo	$459,000	$259	49
81701 Sun Cactus Ln	0.47mi	3/2.0	1,693 (-14%)	2mo	$600,000	$354	49
60165 Desert Rose Dr	0.64mi	2/2.0 (-1)	1,845 (-6%)	3mo	$620,000	$336	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -12.6%
• Equity multiple: 0.53×
• Total profit: $-81,317
• Equity at exit: $92,295

10-year hold

• IRR: 1.4%
• Equity multiple: 1.12×
• Total profit: $20,107
• Equity at exit: $53,520

Cash invested: $173,320 (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: 8.8×

Monthly cashflow live

• Estimated rent: $5,856 high
• Mortgage (P&I): −$3,246
• Tax from tax record: −$537 /mo · $6,445/yr
• Insurance: −$258
• HOA: −$622
• Vacancy / Maint / Mgmt: −$1,230
• Net cashflow: $-37

Break-even live

Break-even rent $5,903

Max offer price $612,435

Occupancy floor 96%

Sensitivity live

Price	-10% $313	-5% $138	+0% $-37	+5% $-212	+10% $-388
Rent	-10% $-500	-5% $-268	+0% $-37	+5% $194	+10% $425
Rate	-1.0pp $275	-0.5pp $120	base $-37	+0.5pp $-198	+1.0pp $-361

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: $154,750
• Closing costs: $18,570
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
81450 Moonstone Ct La Quinta, CA	2.0	2.0	1775	$6,000	$3.38	25d	1	0.06mi
61336 Sapphire Ln La Quinta, CA	2.0	2.0	1775	$5,500	$3.10	44d	1	0.08mi
81407 Golden Poppy Way La Quinta, CA	2.0	2.0	1580	$5,800	$3.67	25d	1	0.10mi
81322 Rustic Canyon Dr La Quinta, CA	2.0	3.0	2007	$8,250	$4.11	25d	1	0.18mi
61595 Topaz Dr La Quinta, CA	3.0	3.0	1641	$4,500	$2.74	44d	1	0.19mi
81565 Rustic Canyon Dr La Quinta, CA	3.0	3.0	1965	$6,000	$3.05	25d	1	0.22mi
61225 Living Stone Dr La Quinta, CA	2.0	2.0	1580	$5,500	$3.48	44d	1	0.22mi
61722 Topaz Dr La Quinta, CA	3.0	3.0	1965	$7,500	$3.82	25d	1	0.25mi
61726 Toro Canyon Way La Quinta, CA	2.0	2.0	1386	$6,250	$4.51	44d	1	0.34mi
61037 Fire Barrel Dr La Quinta, CA	3.0	3.0	2091	$8,500	$4.07	44d	1	0.34mi
60880 Azul Ct La Quinta, CA	3.0	3.0	1806	$7,200	$3.99	44d	1	0.35mi
81835 Golden Star Way La Quinta, CA	2.0	2.0	1580	$2,500	$1.58	44d	1	0.38mi
61275 Fire Barrel Dr La Quinta, CA	3.0	2.0	1641	$2,500	$1.52	44d	1	0.38mi
60661 Juniper Ln La Quinta, CA	3.0	3.0	1806	$6,500	$3.60	44d	1	0.42mi
81880 Golden Star Way La Quinta, CA	2.0	2.0	1580	$5,500	$3.48	44d	1	0.44mi
81220 Victoria Ln La Quinta, CA	3.0	3.0	2526	$8,500	$3.37	25d	1	0.46mi
81955 Golden Star Way La Quinta, CA	3.0	3.0	2091	$4,225	$2.02	44d	1	0.47mi
81910 Eagle Claw Dr La Quinta, CA	3.0	2.0	1775	$6,000	$3.38	44d	1	0.49mi
81165 Desert Sage Ct La Quinta, CA	3.0	3.0	1835	$7,500	$4.09	25d	1	0.51mi
60460 Desert Rose Dr La Quinta, CA	3.0	2.0	1845	$6,000	$3.25	44d	1	0.51mi
81225 Red Rock Rd La Quinta, CA	3.0	2.0	1845	$6,825	$3.70	25d	1	0.55mi
81278 Golden Barrel Way La Quinta, CA	3.0	2.0	1845	$4,500	$2.44	44d	1	0.56mi
81874 Sun Cactus Ln La Quinta, CA	3.0	2.0	1845	$7,500	$4.07	44d	1	0.59mi
81626 Prism Dr La Quinta, CA	2.0	2.0	1386	$5,500	$3.97	44d	1	0.60mi
60224 Honeysuckle St La Quinta, CA	2.0	2.0	1359	$4,400	$3.24	44d	1	0.62mi
60177 Angora Ct La Quinta, CA	2.0	2.0	1667	$3,200	$1.92	44d	1	0.63mi
60568 Lace Leaf Ct La Quinta, CA	3.0	2.5	2332	$5,500	$2.36	44d	1	0.66mi
60213 Katie Cir La Quinta, CA	3.0	2.5	1641	$3,500	$2.13	44d	1	0.68mi
60636 Desert Shadows Dr La Quinta, CA	2.0	2.0	1359	$5,700	$4.19	44d	1	0.68mi
60290 Sweetshade Ln La Quinta, CA	3.0	3.0	1939	$8,500	$4.38	44d	1	0.70mi
60259 Prickly Pear La Quinta, CA	3.0	2.0	1845	$8,500	$4.61	44d	1	0.75mi
81780 Daniel Dr La Quinta, CA	3.0	2.0	1693	$5,500	$3.25	44d	1	0.82mi

HOA detail

• Monthly dues: $622 · $7,464/yr
• Likely covers: gymsecurity

Listing history 8 events

1. 2026-06-18
   days on market $619,000 Active 8 DOM
2. 2026-06-17
   days on market $619,000 Active 7 DOM
3. 2026-06-16
   days on market $619,000 Active 6 DOM
4. 2026-06-15
   days on market $619,000 Active 5 DOM
5. 2026-06-13
   days on market $619,000 Active 3 DOM
6. 2026-06-13
   days on market $619,000 Active 2 DOM
7. 2026-06-01
   remarks 692-char remark
8. 2026-06-01
   listed $619,000 Active 1 DOM

ⓘ 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: $6,445 · $537/mo
• Projected year-2 tax: $6,445 · $537/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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°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: $70,267
• − Mortgage interest: −$34,674
• − Property taxes: −$6,445
• − Insurance: −$3,095
• − Repairs & maintenance: −$5,621
• − Management: −$5,621
• − HOA: −$7,464
• − Depreciation: −$18,007
• Taxable loss: −$10,660
• Est. tax savings @ 24.0%: +$2,558
• After-tax cash flow: $2,113/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

+26.6% since first listed

27 events — show timeline

• 2026-05-31 Listed $619,000 GPSMLS
• 2026-04-11 Rental Removed $6,000 CRMLS
• 2025-06-15 Listed for Rent $6,000 CRMLS
• 2025-05-01 Rental Removed $6,000 CRMLS
• 2025-01-08 Listed for Rent $6,000 CRMLS
• 2025-01-03 Rental Removed $5,200 CRMLS
• 2024-05-31 Listed for Rent $5,200 CRMLS
• 2022-08-16 Price Changed $5,200 RENT.
• 2017-07-07 Sold (Public Records) $397,500 Public Records
• 2017-07-07 Sold (MLS) $397,500 GPSMLS
• 2017-06-29 Pending — GPSMLS
• 2017-06-06 Contingent — GPSMLS
• 2017-03-23 Relisted — GPSMLS
• 2017-03-05 Contingent — GPSMLS
• 2017-02-22 Listed $419,000 GPSMLS
• 2017-02-14 Listing Removed — GPSMLS
• 2016-11-23 Listed $445,000 GPSMLS
• 2016-10-30 Listing Removed — GPSMLS
• 2016-07-10 Relisted — GPSMLS
• 2016-06-15 Contingent — GPSMLS
• 2016-03-19 Listed $439,900 GPSMLS
• 2016-03-16 Listing Removed — GPSMLS
• 2016-01-06 Price Changed $459,000 GPSMLS
• 2015-12-01 Relisted — GPSMLS
• 2015-11-30 Listing Removed — GPSMLS
• 2015-11-03 Price Changed $475,000 GPSMLS
• 2015-08-03 Listed $489,000 GPSMLS

Property tax history

+1.7%/yr

Latest (2025): $6,445 · +2.0% YoY. Source: county tax records.