51675 Avenida Rubio · La Quinta, CA 92253

$435,000

3 bd · 2.0 ba · 1,230 sqft · SingleFamily public records · 45 Days on market

Built 1979 5,227 sqft lot $354/sqft · 19% below area Est $537k · 19% under

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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 +9.0/30.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +2.9/5.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Low priced home in La quinta cove , property offers 3 bedrooms 2 bath. You don't want to miss it, set your appointment today. Property is on Septic.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1979

Property features AI

Finance

• Other: Property sold as-is; Directions: Use GPS; cross street Calle Sinaloa; Listing terms: Conventional, FHA, Cash; seller will accept offers and submissions; possession at close of escrow; Short-term rentals not allowed; will not consider lease
• HOA & community: No monthly association fee; Not in a gated community

Exterior

• Parking: Total of 8 parking spaces; 2 covered spaces; 2-car attached garage; 2 carport spaces; 2 additional uncovered/assigned spaces; Driveway
• Security: No security features
• Utilities: Water provided by a water district (cvwd); Septic tank
• Home design: Single family residence, detached; One-story, ground level; Composition shingle roof; Built (year per assessor)
• Construction: Composition shingle roof; Built (year per assessor)
• Exterior features: Block and wood fencing; Mountain views

Interior

• Kitchen: Gas cooktop
• Flooring: Laminate floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Living Room; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $435k.

Deal economics

• At list price, monthly cash flow is $-342 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $375k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $326k (25.0% below list).
• Recommended offer: $326k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Benjamin Franklin Elementary (619 students, 78% FRL); La Quinta Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 754 students, 83% FRL); La Quinta High (math 31% / reading 65%, grade D, #380 of 1,170 statewide, top 33%, 2,500 students, 74% FRL) — zoned schools average 78% FRL vs 56% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.5%/yr); 660 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 39% 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 $3k of loan paydown is wiped out by about $13k 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 45 days — a 3% lower offer ($422k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $326,074 (25.0% 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 45 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.75% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.37%
• DSCR: 0.85
• GRM: 11.1

CMA / ARV

• ARV (median comp): $536,933
• List price: $435,000
• Delta: -18.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51715 Avenida Obregon	0.10mi	3/2.0	1,232 (+0%)	2mo	$605,000	$491	94
52105 Avenida Cortez	0.30mi	3/2.0	1,208 (-2%)	2mo	$407,000	$337	81
52057 Avenida Rubio	0.19mi	3/2.0	1,308 (+6%)	3mo	$930,000	$711	78
51905 Avenida Velasco	0.37mi	3/2.0	1,303 (+6%)	3mo	$467,500	$359	70
52140 Avenida Herrera	0.40mi	4/2.0 (+1)	1,286 (+5%)	2mo	$525,000	$408	67
52745 Avenida Obregon	0.56mi	2/2.0 (-1)	1,276 (+4%)	0mo	$475,000	$372	62
52200 Eisenhower	0.51mi	3/2.0	1,314 (+7%)	3mo	$385,000	$293	62
52810 Avenida Herrera	0.66mi	2/2.0 (-1)	1,200 (-2%)	2mo	$499,999	$417	59
52295 Avenida Herrera	0.44mi	2/2.0 (-1)	1,091 (-11%)	2mo	$340,000	$312	54
52200 Avenida Velasco	0.47mi	3/2.0	1,405 (+14%)	3mo	$587,000	$418	52
52145 Avenida Bermudas	0.69mi	3/2.0	1,360 (+11%)	1mo	$415,000	$305	49
52860 Avenida Ramirez	0.64mi	3/2.0	1,380 (+12%)	2mo	$479,000	$347	48

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: -18.3%
• Equity multiple: 0.34×
• Total profit: $-80,585
• Equity at exit: $64,860

10-year hold

• IRR: -5.1%
• Equity multiple: 0.62×
• Total profit: $-46,676
• Equity at exit: $37,611

Cash invested: $121,800 (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: 11.1×

Monthly cashflow live

• Estimated rent: $3,261 high
• Mortgage (P&I): −$2,281
• Tax from tax record: −$456 /mo · $5,470/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$685
• Net cashflow: $-342

Break-even live

Break-even rent $3,694

Max offer price $374,529

Occupancy floor —

Sensitivity live

Price	-10% $-96	-5% $-219	+0% $-342	+5% $-465	+10% $-589
Rent	-10% $-600	-5% $-471	+0% $-342	+5% $-214	+10% $-85
Rate	-1.0pp $-123	-0.5pp $-232	base $-342	+0.5pp $-455	+1.0pp $-570

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51980 Avenida Cortez La Quinta, CA	3.0	2.0	1374	$3,495	$2.54	45d	1	0.23mi
51850 Avenida Vallejo La Quinta, CA	3.0	2.0	1233	$2,895	$2.35	21d	1	0.28mi
52228 Avenida Obregon La Quinta, CA	2.0	2.0	1350	$3,350	$2.48	45d	1	0.28mi
51685 Avenida Herrera La Quinta, CA	3.0	2.0	1320	$2,875	$2.18	26d	1	0.28mi
51225 Avenida Ramirez La Quinta, CA	3.0	2.0	1476	$6,000	$4.07	45d	1	0.30mi
52395 Avenida Carranza La Quinta, CA	3.0	2.0	1272	$2,500	$1.97	45d	1	0.37mi
51345 Avenida Velasco La Quinta, CA	3.0	2.0	1233	$3,000	$2.43	45d	1	0.37mi
52420 Avenida Juarez La Quinta, CA	3.0	2.0	1424	$3,700	$2.60	26d	1	0.38mi
51700 Avenida Martinez La Quinta, CA	3.0	2.0	1200	$2,900	$2.42	45d	1	0.47mi
51099 Eisenhower Dr Unit 9 La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	24d	1	0.49mi
51099 Eisenhower Dr Unit 7 La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	4d	1	0.49mi
51099 Eisenhower Dr Unit 7 La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	45d	1	0.49mi
51049 Eisenhower Dr Unit J La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	24d	1	0.49mi
51049 Eisenhower Dr Unit G La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	45d	1	0.49mi
51049 Eisenhower Dr Unit 9 La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	4d	1	0.49mi
52680 Avenida Juarez La Quinta, CA	3.0	2.0	1440	$3,500	$2.43	45d	1	0.50mi
51020 Eisenhower Dr Unit 7 La Quinta, CA	2.0	1.0	1000	$1,995	$2.00	24d	1	0.52mi
51020 Eisenhower Dr Unit 6 La Quinta, CA	2.0	1.0	1000	$1,995	$2.00	5d	1	0.52mi
51080 Eisenhower Dr Unit 27 La Quinta, CA	2.0	1.5	1000	$2,195	$2.19	24d	1	0.53mi
51080 Eisenhower Dr Unit A La Quinta, CA	2.0	1.5	1000	$2,195	$2.19	45d	1	0.53mi
51080 Eisenhower Dr Unit 30 La Quinta, CA	2.0	1.5	1000	$2,195	$2.19	4d	1	0.53mi
51025 Avenue Martinez Unit 2 La Quinta, CA	2.0	2.5	1000	$2,195	$2.19	5d	1	0.54mi
51025 Avenue Martinez Unit 9 La Quinta, CA	2.0	2.5	1000	$2,195	$2.19	24d	1	0.54mi
77835 Calle Tampico Unit 3 La Quinta, CA	2.0	1.0	805	$1,825	$2.27	5d	1	0.61mi
50660 Eisenhower Dr La Quinta, CA	1.0–3.0	1.0–2.0	960	$2,910	$3.03	45d	1	0.71mi
52637 Avenida Villa La Quinta, CA	4.0	2.0	1410	$6,000	$4.26	45d	1	0.72mi
53655 Avenida Ramirez La Quinta, CA	3.0	2.0	1378	$3,500	$2.54	45d	1	1.00mi
53720 Avenida Obregon La Quinta, CA	2.0	2.0	1222	$2,300	$1.88	26d	1	1.02mi
53665 Avenida Vallejo La Quinta, CA	3.0	2.0	1248	$2,600	$2.08	26d	1	1.02mi
53755 Avenida Diaz La Quinta, CA	3.0	2.0	1325	$3,085	$2.33	26d	1	1.05mi
78225 Desert Fall Way La Quinta, CA	3.0	2.0	1286	$4,500	$3.50	4d	1	1.06mi
53805 Avenida Martinez La Quinta, CA	3.0	2.0	1412	$2,495	$1.77	24d	1	1.15mi
53805 Avenida Martinez La Quinta, CA	3.0	2.0	1412	$2,495	$1.77	7d	1	1.15mi
53980 Avenida Mendoza La Quinta, CA	3.0	2.0	1404	$3,500	$2.49	1d	1	1.26mi
54270 Avenida Alvarado La Quinta, CA	2.0	2.0	1454	$5,000	$3.44	45d	1	1.30mi
54665 Avenida Rubio La Quinta, CA	3.0	2.0	1426	$2,750	$1.93	45d	1	1.49mi

Listing history 24 events

1. 2026-06-21
   days on market $435,000 Active 45 DOM
2. 2026-06-18
   days on market $435,000 Active 42 DOM
3. 2026-06-17
   pricedays on market $435,000 Active 41 DOM
4. 2026-06-16
   days on market $445,000 Active 40 DOM
5. 2026-06-15
   days on market $445,000 Active 39 DOM
6. 2026-06-13
   days on market $445,000 Active 37 DOM
7. 2026-06-09
   days on market $445,000 Active 33 DOM
8. 2026-06-08
   days on market $445,000 Active 32 DOM
9. 2026-06-07
   pricedays on market $445,000 Active 31 DOM
10. 2026-06-04
    days on market $455,000 Active 28 DOM
11. 2026-06-03
    days on market $455,000 Active 27 DOM
12. 2026-06-02
    days on market $455,000 Active 26 DOM
13. 2026-06-01
    days on market $455,000 Active 25 DOM
14. 2026-05-31
    days on market $455,000 Active 24 DOM
15. 2026-05-07
    listed $455,000 Active 1334-char remark
16. 2026-05-06
    historical $455,000 1334-char remark
17. 2024-08-13
    historical 148-char remark

    Show marketing remark (148 chars)

    Low priced home in La quinta cove , property offers 3 bedrooms 2 bath. You don't want to miss it, set your appointment today. Property is on Septic.

18. 2024-08-12
    soldstatus $405,000 Closed 148-char remark

    Show marketing remark (148 chars)

    Low priced home in La quinta cove , property offers 3 bedrooms 2 bath. You don't want to miss it, set your appointment today. Property is on Septic.

19. 2024-07-17
    status Pending 148-char remark

    Show marketing remark (148 chars)

    Low priced home in La quinta cove , property offers 3 bedrooms 2 bath. You don't want to miss it, set your appointment today. Property is on Septic.

20. 2024-07-08
    price $415,000 148-char remark

    Show marketing remark (148 chars)

    Low priced home in La quinta cove , property offers 3 bedrooms 2 bath. You don't want to miss it, set your appointment today. Property is on Septic.

21. 2024-06-21
    status Active 148-char remark

    Show marketing remark (148 chars)

    Low priced home in La quinta cove , property offers 3 bedrooms 2 bath. You don't want to miss it, set your appointment today. Property is on Septic.

22. 2024-06-12
    status Pending 148-char remark

    Show marketing remark (148 chars)

    Low priced home in La quinta cove , property offers 3 bedrooms 2 bath. You don't want to miss it, set your appointment today. Property is on Septic.

23. 2024-06-04
    listed $425,000 Active 148-char remark

    Show marketing remark (148 chars)

    Low priced home in La quinta cove , property offers 3 bedrooms 2 bath. You don't want to miss it, set your appointment today. Property is on Septic.

24. 1989-06-27
    soldstatus $75,000

ⓘ 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: $5,470 · $456/mo
• Projected year-2 tax: $5,470 · $456/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 6/10 Major
• 🌡 Heat 9/10 Extreme 8 d/yr ≥113°F today · 22 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: $39,129
• − Mortgage interest: −$24,367
• − Property taxes: −$5,470
• − Insurance: −$2,175
• − Repairs & maintenance: −$3,130
• − Management: −$3,130
• − Depreciation: −$12,655
• Taxable loss: −$11,798
• Est. tax savings @ 24.0%: +$2,832
• After-tax cash flow: $-1,276/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

+480.0% since first listed

12 events — show timeline

• 2026-06-16 Price Changed $435,000 GPSMLS
• 2026-06-04 Price Changed $445,000 GPSMLS
• 2026-05-07 Listed $455,000 GPSMLS
• 2026-05-06 Coming Soon $455,000 GPSMLS
• 2024-08-13 Listing Removed — GPSMLS
• 2024-08-12 Sold (MLS) $405,000 GPSMLS
• 2024-07-17 Pending — GPSMLS
• 2024-07-08 Price Changed $415,000 GPSMLS
• 2024-06-21 Relisted — GPSMLS
• 2024-06-12 Pending — GPSMLS
• 2024-06-04 Listed $425,000 GPSMLS
• 1989-06-27 Sold (Public Records) $75,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $5,470 · +138.4% YoY. Source: county tax records.