51724 Douma St · Coachella, CA 92236

$300,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 21 Days on market

Built 1964 5,227 sqft lot Est $468k · 36% under ↓ 13% since listing

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Why this score? — see what drove the C 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

This charming 1964-built family home sits on a generous 5,227 sq. ft. lot in a quiet, established residential neighborhood of Coachella, offering the perfect blend of space, privacy, and convenience. At 1,440 square feet, the single-story layout features two bedrooms, a versatile den that easily converts to a third bedroom or home office, and two bathrooms--ideal for growing families or those seeking flexible living space. While the home is ready for your personal vision, it comes with significant recent upgrades that set it apart: a brand-new roof, HVAC system, and water heater, all installed within the last year. These major systems provide immediate peace of mind and substantial cost sav

Key facts

• Water heater
• Large backyard
• Swimming pool

Tags

• NEW ROOF
• HVAC SYSTEM
• WATER HEATER
• UPDATED BATHROOM
• LARGE BACKYARD
• SWIMMING POOL

Property features AI

Finance

• Other: Will not consider lease; Short term rental status unknown; Located across the street from Bagdouma Park (cross street: Avenue 52)
• Financial info: Listing terms: Conventional, Cash to New Loan, Cash; Sale type: Probate listing; Possession at close of escrow; Property sold as-is
• HOA & community: No monthly association fee

Exterior

• Parking: Driveway with 2 uncovered parking spaces (total 2 spaces)
• Security: No gated community; No specific security system listed
• Utilities: PUD: No; Sewer: Unknown; Natural gas available
• Home design: Detached single family residence; One story
• Construction: Composition roof; Property has major repairs needed; Year built per assessor
• Exterior features: Covered concrete slab patio; Back yard; Block fencing; Park nearby; Park/green belt view; Private in-ground fiberglass pool with pool cover and fenced area

Interior

• Kitchen: Granite counters; Refrigerator; Gas range
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: Two full bathrooms with shower and tub
• Heating & cooling: Forced air heating powered by natural gas; Central air conditioning; Ceiling fan(s); Air conditioning
• Interior features: Unfurnished; Den / Study; Living room; Dining area; Utility room
• Laundry & utility: Laundry in an individual room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (3.6% below list).
• Recommended offer: $289k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 4.4% in Coachella — 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 47/100 on livability (#1,230 in CA) — a working-class tenant base; expect higher turnover. Watch: schools F, amenities F, commute 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: 103 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 21 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $289,078 (3.6% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $468,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51724 Douma St	0.00mi	2/2.0 (-1)	1,440 (0%)	1mo	$300,000	$208	94
84576 Vermouth Dr	0.24mi	3/2.0	1,401 (-3%)	1mo	$455,000	$325	83
52119 Calle Techa	0.20mi	4/2.0 (+1)	1,495 (+4%)	4mo	$455,000	$304	76
84734 Damascus Ave	0.12mi	3/2.0	1,386 (-4%)	17mo	$310,000	$224	74
84526 Calle Gregorio	0.44mi	3/2.0	1,426 (-1%)	9mo	$415,000	$291	70
52717 Calle Techa	0.52mi	4/2.0 (+1)	1,445 (+0%)	1mo	$345,000	$239	70
84268 Miramar Ct	0.42mi	3/2.0	1,288 (-11%)	3mo	$460,000	$357	61
52755 Calle Avila	0.56mi	3/2.0	1,434 (-0%)	15mo	$455,000	$317	60
84062 Huntington Ave	0.66mi	3/2.0	1,401 (-3%)	9mo	$515,000	$368	58
84098 Huntington Ave	0.63mi	3/2.0	1,401 (-3%)	11mo	$490,000	$350	57
52300 Jennifer Way	0.51mi	3/2.0	1,262 (-12%)	1mo	$420,000	$333	55
51157 Venice Ct	0.69mi	3/2.0	1,401 (-3%)	16mo	$470,000	$335	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-20,382
• Equity at exit: $44,731

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $18,325
• Equity at exit: $25,939

Cash invested: $84,000 (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 92236

• Home prices YoY: -5.1%
• Active inventory: 103
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,891 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$141 /mo · $1,688/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $445

Break-even live

Break-even rent $2,328

Max offer price $300,000

Occupancy floor 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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52119 Calle Avila Coachella, CA	3.0	2.0	960	$2,375	$2.47	24d	1	0.27mi
50765 Chiapas Dr Coachella, CA	4.0	2.5	1656	$2,900	$1.75	16d	1	0.49mi
50765 Chiapas Dr Coachella, CA	4.0	2.5	1656	$3,000	$1.81	43d	1	0.49mi
85157 Avenida Yucateco Coachella, CA	3.0	2.0	1580	$3,200	$2.03	43d	1	1.27mi
83589 Shadowrock Dr Coachella, CA	4.0	3.0	1679	$4,300	$2.56	43d	1	1.43mi

Listing history 6 events

1. 2026-06-02
   statusdays on market $300,000 Pending 21 DOM
2. 2026-06-01
   days on market $300,000 Active Under Contract 20 DOM
3. 2026-05-31
   days on market $300,000 Active Under Contract 19 DOM
4. 2026-05-13
   price $300,000
5. 2026-05-13
   status Active Under Contract
6. 2026-05-11
   listed $345,000 Active

ⓘ 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: $1,688 · $141/mo
• Projected year-2 tax: $2,280 · $190/mo
• Expected delta: +$592/yr (+$49/mo · 35.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥115°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,689
• − Mortgage interest: −$16,805
• − Property taxes: −$1,688
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,775
• − Management: −$2,775
• − Depreciation: −$8,727
• Taxable income: $419
• Est. tax owed @ 24.0%: −$101
• After-tax cash flow: $5,237/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 — Coachella

• Score: 47/100
• State rank: #1230
• US rank: #26216

Category grades

Amenities F Commute F Cost of living D- Crime C+ Employment F Housing C+ Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coachella, CA
• Population (ZIP): 42,884

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: Predominantly Hispanic (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 47% White 1%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 39% · Canada
• Languages at home: 19% English-only · Spanish 81%

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: ▼ -21.87%
• Current HPI: 406.8857
• Rent YoY: —
• Metro: —
• 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

-13.0% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $300,000 GPSMLS
• 2026-05-13 Relisted — GPSMLS
• 2026-05-11 Listed $345,000 GPSMLS

Property tax history

+9.8%/yr

Latest (2025): $1,688 · +2.1% YoY. Source: county tax records.