54125 E Residence Club Drive Dr Unit 22-02 · La Quinta, CA 92253

$100,000

3 bd · 3.5 ba · 3,365 sqft · Other · 242 Days on market

◐ Fractional · 1/9 share Built 2013 Good condition 0.28 ac lot $30/sqft · 58% below area $1394/mo HOA · 23% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Rent growth +4.1/5.0
• Condition / age +4.0/5.0
• Cash flow +3.4/30.0
• Livability +2.9/5.0
• Schools +2.4/10.0
• 1% rule +1.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

$13,000 Dues Incentive PLUS A $33,000 PGA SPORT GOLF MEMBERSHIP INCLUDED WITH YOUR HOME @ PGA WEST Only a couple of these are available with this incentive THE DESERT'S ONLY WAY TO OWN A SECOND HOME!! You will own a 1/9th undivided deeded interest in a luxury vacation home at the Residence Club at PGA West. Your 3,365 SQ FT luxury vacation home is fully furnished and professionally decorated. Each home boasts dual master suites, a guest casita with private entrance with its own private patio. A gourmet kitchen, turnkey entertainment systems and high-speed Internet. A splendid great room is perfect for entertaining family or friends. Your private patio includes a plunge pool with a natural gas outdoor fire pit!! Perfect for enjoying those wonderful desert evenings. On site club amenities include a private clubhouse with fitness, pool, spa, owners lounge, business center and 3 putting greens with walking trails, in between the Villas. Owners will enjoy preferential golf tee times at 6 courses 3 of them private, at PGA WEST! Tennis, additional fitness and at PGA WEST!

Key facts

• 0.28 acre lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath other listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-306 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $56k (44.3% below list).
• Meets the 1% rule at list price ($6k rent vs $100k).
• Recommended offer: $56k (44.3% below list) — sets the bar for cash-flow.
• Cap rate 2.6% vs local median 3.4% in La Quinta — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• 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.
• Zoned schools: Westside Elementary (math 12% / reading 22%, grade F, #1,340 of 1,571 statewide, top 88%, 361 students, 91% FRL); Cahuilla Desert Academy Junior High (math 18% / reading 36%, grade F, #242 of 498 statewide, top 50%, 669 students, 79% FRL); Coachella Valley High (math 18% / reading 38%, grade F, #777 of 1,170 statewide, top 67%, 2,657 students, 88% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 1030 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $6,152/mo this rent would consume 74% of the median local household income ($99k/yr) — 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 $691 of loan paydown is wiped out by about $3k 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 242 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,723 (44.3% 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 242 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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 Fractional: 1/9

Per-share economics — you buy 1/9 the property at this list price.

• 1% rule: 0.68% ✗
• Cap rate: 2.62%
• Cash-on-cash: -13.11%
• DSCR: 0.42
• GRM: 12.2

CMA / ARV Fractional list price

• ARV (whole property): $240,000
• List price (1/9 share): $100,000
• Whole-property price: $900,090
• Delta (whole vs ARV): 2.75%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

List price is a fractional / co-ownership share. Verdict is judged on the grossed-up whole-property price (list ÷ share) vs. whole-property comps.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54857 Inverness Way	0.38mi	3/3.5	3,031 (-10%)	2mo	$1,275,000	$421	64
80275 Via Pontito	0.98mi	3/3.5	3,291 (-2%)	2mo	$4,400,000	$1,337	60
80599 Cherry Hills Dr	0.59mi	3/3.5	3,054 (-9%)	0mo	$1,200,000	$393	57
56063 Winged Foot	1.35mi	3/3.5	3,102 (-8%)	2mo	$1,700,000	$548	51
55650 Oaktree	0.71mi	3/3.5	3,031 (-10%)	1mo	$1,100,000	$363	50
54280 Affirmed Ct	1.06mi	4/3.5 (+1)	3,152 (-6%)	2mo	$1,795,000	$569	48
54125 Cananero Cir	0.98mi	4/4.5 (+1)	3,503 (+4%)	2mo	$1,850,000	$528	48
54999 Southern Hls	0.82mi	3/3.5	3,031 (-10%)	1mo	$1,375,000	$454	47
55215 Medallist Dr	1.14mi	3/3.5	3,040 (-10%)	2mo	$1,358,000	$447	47
55015 Riviera	0.56mi	4/4.5 (+1)	3,038 (-10%)	2mo	$1,525,000	$502	47
55245 Riviera	0.64mi	4/4.5 (+1)	3,086 (-8%)	1mo	$1,245,000	$403	46
55695 Brae Burn	1.17mi	4/4.5 (+1)	3,600 (+7%)	0mo	$1,855,000	$515	44

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: -35.7%
• Equity multiple: -0.18×
• Total profit: $-33,133
• Equity at exit: $14,910

10-year hold

• IRR: -27.3%
• Equity multiple: -0.53×
• Total profit: $-42,703
• Equity at exit: $8,646

Cash invested: $28,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 2 under contract
• Months of supply: 4.0 mo (25%/mo absorbed)
• Median asking: $174,500 ($52/sqft)
• Median days on market: 71 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +37.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92253

• Rents YoY: 6.5%
• Active inventory: 1030
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $683 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$155
• Vacancy / Maint / Mgmt: −$144
• Net cashflow: $-306

Break-even live

Break-even rent $9,638

Max offer price $55,723

Occupancy floor —

Sensitivity live

Price	-10% $-237	-5% $-271	+0% $-306	+5% $-341	+10% $-375
Rent	-10% $-360	-5% $-333	+0% $-306	+5% $-279	+10% $-252
Rate	-1.0pp $-256	-0.5pp $-281	base $-306	+0.5pp $-332	+1.0pp $-358

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54994 Tanglewood La Quinta, CA	3.0	3.0	2400	$5,499	$2.29	10d	1	0.39mi
54994 Tanglewood La Quinta, CA	3.0	3.0	2400	$5,872	$2.45	184d	1	0.39mi
54877 Inverness Way La Quinta, CA	3.0	3.0	2846	$12,000	$4.22	10d	1	0.44mi
55069 Oakhill La Quinta, CA	3.0	3.5	2472	$6,000	$2.43	10d	1	0.44mi
55069 Oakhill La Quinta, CA	3.0	3.5	2472	$6,000	$2.43	184d	1	0.44mi
55102 Tanglewood La Quinta, CA	3.0	3.0	2400	$5,375	$2.24	114d	1	0.44mi
55102 Tanglewood La Quinta, CA	3.0	3.0	2400	$5,375	$2.24	107d	1	0.44mi
55120 Tanglewood La Quinta, CA	3.0	3.0	2819	$6,425	$2.28	107d	1	0.45mi
55120 Tanglewood La Quinta, CA	3.0	3.0	2819	$4,999	$1.77	28d	1	0.45mi
55120 Tanglewood La Quinta, CA	3.0	3.0	2819	$4,999	$1.77	10d	1	0.45mi
55105 Oakhill La Quinta, CA	4.0	4.0	2472	$8,000	$3.24	10d	1	0.46mi
55408 Tanglewood La Quinta, CA	3.0	3.0	2800	$5,999	$2.14	10d	1	0.58mi
80504 Pebble Bch La Quinta, CA	3.0	3.5	3031	$4,499	$1.48	10d	1	0.60mi
80504 Pebble Bch La Quinta, CA	3.0	3.5	3031	$4,495	$1.48	5d	1	0.60mi
80504 Pebble Bch La Quinta, CA	3.0	3.0	3031	$5,875	$1.94	107d	1	0.60mi
79840 Arnold Palmer La Quinta, CA	3.0	3.5	2353	$4,999	$2.12	28d	1	0.63mi
79840 Arnold Palmer La Quinta, CA	3.0	3.5	2353	$6,425	$2.73	102d	1	0.63mi
79840 Arnold Palmer La Quinta, CA	3.0	3.5	2353	$4,999	$2.12	10d	1	0.64mi
80671 Cherry Hills Dr La Quinta, CA	3.0	3.5	2846	$4,000	$1.41	10d	1	0.64mi
79832 Arnold Palmer La Quinta, CA	3.0	3.5	2645	$5,499	$2.08	10d	1	0.64mi
79832 Arnold Palmer La Quinta, CA	3.0	3.5	2645	$5,172	$1.96	184d	1	0.64mi
54612 Inverness Way La Quinta, CA	4.0	3.5	2846	$6,000	$2.11	184d	1	0.65mi
55935 Pinehurst La Quinta, CA	3.0	3.5	2353	$4,599	$1.95	10d	1	0.73mi
55935 Pinehurst La Quinta, CA	3.0	3.5	2353	$4,595	$1.95	5d	1	0.73mi
55775 Pebble Bch La Quinta, CA	4.0	4.5	4636	$45,000	$9.71	165d	1	0.75mi
54027 Southern Hls La Quinta, CA	3.0	3.5	4247	$15,000	$3.53	6d	1	0.77mi
55840 Pebble Bch La Quinta, CA	3.0	3.5	3314	$4,499	$1.36	10d	1	0.78mi
55840 Pebble Bch La Quinta, CA	3.0	3.0	3314	$6,425	$1.94	107d	1	0.78mi
55840 Pebble Bch La Quinta, CA	3.0	3.5	3314	$5,495	$1.66	5d	1	0.78mi
55764 Oak Tree La Quinta, CA	2.0	4.0	2596	$8,500	$3.27	184d	1	0.79mi
55764 Oak Tree La Quinta, CA	2.0	4.0	2596	$8,500	$3.27	10d	1	0.79mi
54548 Southern Hls La Quinta, CA	3.0	5.5	2780	$5,000	$1.80	10d	1	0.86mi
54435 Southern Hls La Quinta, CA	4.0	4.5	3880	$18,000	$4.64	10d	1	0.87mi
56005 Riviera La Quinta, CA	4.0	4.5	2986	$12,000	$4.02	72d	1	0.96mi
56005 Riviera La Quinta, CA	4.0	4.5	2986	$12,000	$4.02	10d	1	0.96mi
56065 Riviera La Quinta, CA	3.0	3.5	2645	$10,500	$3.97	184d	1	0.99mi
55493 Southern Hls La Quinta, CA	4.0	4.5	3372	$16,000	$4.74	10d	1	0.99mi
54155 Cananero Cir La Quinta, CA	4.0	5.5	3152	$8,500	$2.70	10d	1	0.99mi
55285 Laurel Vly La Quinta, CA	3.0	3.0	2655	$9,500	$3.58	10d	1	1.01mi
80345 Via Pontito La Quinta, CA	3.0	3.5	2883	$30,000	$10.41	9d	1	1.04mi

HOA detail $1,394/mo · $16,728/yr

• Likely covers: gasinternetpool

Listing history 4 events

1. 2026-05-31
   days on market $100,000 Active 242 DOM
2. 2026-01-02
   price $100,000 1089-char remark

   Show marketing remark (1089 chars)

   $13,000 Dues Incentive PLUS A $33,000 PGA SPORT GOLF MEMBERSHIP INCLUDED WITH YOUR HOME @ PGA WEST Only a couple of these are available with this incentive THE DESERT'S ONLY WAY TO OWN A SECOND HOME!! You will own a 1/9th undivided deeded interest in a luxury vacation home at the Residence Club at PGA West. Your 3,365 SQ FT luxury vacation home is fully furnished and professionally decorated. Each home boasts dual master suites, a guest casita with private entrance with its own private patio. A gourmet kitchen, turnkey entertainment systems and high-speed Internet. A splendid great room is perfect for entertaining family or friends. Your private patio includes a plunge pool with a natural gas outdoor fire pit!! Perfect for enjoying those wonderful desert evenings. On site club amenities include a private clubhouse with fitness, pool, spa, owners lounge, business center and 3 putting greens with walking trails, in between the Villas. Owners will enjoy preferential golf tee times at 6 courses 3 of them private, at PGA WEST! Tennis, additional fitness and at PGA WEST!

3. 2025-10-01
   listed $85,000 Active 1089-char remark

   Show marketing remark (1089 chars)

   $13,000 Dues Incentive PLUS A $33,000 PGA SPORT GOLF MEMBERSHIP INCLUDED WITH YOUR HOME @ PGA WEST Only a couple of these are available with this incentive THE DESERT'S ONLY WAY TO OWN A SECOND HOME!! You will own a 1/9th undivided deeded interest in a luxury vacation home at the Residence Club at PGA West. Your 3,365 SQ FT luxury vacation home is fully furnished and professionally decorated. Each home boasts dual master suites, a guest casita with private entrance with its own private patio. A gourmet kitchen, turnkey entertainment systems and high-speed Internet. A splendid great room is perfect for entertaining family or friends. Your private patio includes a plunge pool with a natural gas outdoor fire pit!! Perfect for enjoying those wonderful desert evenings. On site club amenities include a private clubhouse with fitness, pool, spa, owners lounge, business center and 3 putting greens with walking trails, in between the Villas. Owners will enjoy preferential golf tee times at 6 courses 3 of them private, at PGA WEST! Tennis, additional fitness and at PGA WEST!

4. 2025-09-28
   historical $85,000 1089-char remark

   Show marketing remark (1089 chars)

   $13,000 Dues Incentive PLUS A $33,000 PGA SPORT GOLF MEMBERSHIP INCLUDED WITH YOUR HOME @ PGA WEST Only a couple of these are available with this incentive THE DESERT'S ONLY WAY TO OWN A SECOND HOME!! You will own a 1/9th undivided deeded interest in a luxury vacation home at the Residence Club at PGA West. Your 3,365 SQ FT luxury vacation home is fully furnished and professionally decorated. Each home boasts dual master suites, a guest casita with private entrance with its own private patio. A gourmet kitchen, turnkey entertainment systems and high-speed Internet. A splendid great room is perfect for entertaining family or friends. Your private patio includes a plunge pool with a natural gas outdoor fire pit!! Perfect for enjoying those wonderful desert evenings. On site club amenities include a private clubhouse with fitness, pool, spa, owners lounge, business center and 3 putting greens with walking trails, in between the Villas. Owners will enjoy preferential golf tee times at 6 courses 3 of them private, at PGA WEST! Tennis, additional fitness and at PGA WEST!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥115°F today · 20 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: $8,202
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$656
• − Management: −$656
• − HOA: −$1,858
• − Depreciation: −$2,909
• Taxable loss: −$5,479
• Est. tax savings @ 24.0%: +$1,315
• After-tax cash flow: $-2,357/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $16,825–$50,475 screening

This co-ownership home at PGA West is in good condition with a well-maintained exterior and interior. It offers a great location and is fully furnished and professionally decorated.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps property in good condition ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Westside Elementary F CA #1,340/1,571 Nat'l #35,191/41,679 Middle Cahuilla Desert Academy Junior High F CA #242/498 Nat'l #9,793/14,009 High Coachella Valley High F CA #777/1,170 Nat'l #11,740/17,239

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

D Composite livability gradescore 58/100

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 · 2,664,475 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: 11% of renters

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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%

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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%
• Languages at home: 71% English-only · Spanish 24% Tagalog/Filipino 1% Chinese 1%

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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

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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

+17.6% since first listed

3 events — show timeline

• 2026-01-02 Price Changed $100,000 GPSMLS
• 2025-10-01 Listed $85,000 GPSMLS
• 2025-09-28 Coming Soon $85,000 GPSMLS