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 · 21% 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
• Cash flow +4.1/30.0
• Rent growth +4.1/5.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Schools +2.4/10.0
• 1% rule +2.2/10.0
• 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 $-276 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $60k (40.0% below list).
• Meets the 1% rule at list price ($6k rent vs $100k).
• Recommended offer: $60k (40.0% below list) — sets the bar for cash-flow.

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); 874 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 120d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 90% 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 $6,490/mo this rent would consume 78% 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 $60,009 (40.0% 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 242 days. Have you received any prior offers? Is the seller open to a 40% 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: 0.72% ✗
• Cap rate: 2.98%
• Cash-on-cash: -11.84%
• DSCR: 0.47
• GRM: 11.6

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%)	0mo	$1,275,000	$421	66
80275 Via Pontito	0.98mi	3/3.5	3,291 (-2%)	0mo	$4,400,000	$1,337	61
56063 Winged Foot	1.35mi	3/3.5	3,102 (-8%)	0mo	$1,700,000	$548	52
54280 Affirmed Ct	1.06mi	4/3.5 (+1)	3,152 (-6%)	0mo	$1,795,000	$569	49
54125 Cananero Cir	0.98mi	4/4.5 (+1)	3,503 (+4%)	0mo	$1,850,000	$528	49
55215 Medallist Dr	1.14mi	3/3.5	3,040 (-10%)	1mo	$1,358,000	$447	48
55015 Riviera	0.56mi	4/4.5 (+1)	3,038 (-10%)	0mo	$1,525,000	$502	48
79760 Tangelo	1.43mi	3/3.0	3,069 (-9%)	1mo	$1,325,000	$432	47
80563 Pebble Bch	0.59mi	3/3.5	2,596 (-23%)	2mo	$915,000	$352	46
79805 Pecan Vly	1.23mi	4/4.5 (+1)	3,598 (+7%)	2mo	$1,230,000	$342	43
80370 Camarillo Way	1.39mi	3/3.5	2,640 (-22%)	2mo	$940,000	$356	39
51686 Via Sorrento	1.24mi	3/4.0	2,535 (-25%)	1mo	$950,000	$375	37

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: -33.0%
• Equity multiple: -0.11×
• Total profit: $-31,111
• Equity at exit: $14,910

10-year hold

• IRR: -22.6%
• Equity multiple: -0.35×
• Total profit: $-37,919
• 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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Months of supply: 2.0 mo (50%/mo absorbed)
• Median asking: $249,000 ($74/sqft)
• Median days on market: 59 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -3.6% vs 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: 874
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $721 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$155
• Vacancy / Maint / Mgmt: −$151
• Net cashflow: $-276

Break-even live

Break-even rent $9,638

Max offer price $60,009

Occupancy floor —

Sensitivity live

Price	-10% $-207	-5% $-242	+0% $-276	+5% $-311	+10% $-345
Rent	-10% $-333	-5% $-305	+0% $-276	+5% $-248	+10% $-219
Rate	-1.0pp $-226	-0.5pp $-251	base $-276	+0.5pp $-302	+1.0pp $-329

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	$5,872	$2.45	139d	1	0.39mi
54100 Riviera La Quinta, CA	3.0	3.5	3450	$6,500	$1.88	18d	1	0.44mi
54877 Inverness Way La Quinta, CA	3.0	3.0	2846	$12,000	$4.22	139d	1	0.44mi
55069 Oakhill La Quinta, CA	3.0	3.5	2472	$6,000	$2.43	139d	1	0.44mi
55069 Oakhill La Quinta, CA	3.0	3.5	2472	$6,000	$2.43	18d	1	0.44mi
55102 Tanglewood La Quinta, CA	3.0	3.0	2400	$5,375	$2.24	61d	1	0.44mi
55102 Tanglewood La Quinta, CA	3.0	3.0	2400	$5,375	$2.24	69d	1	0.44mi
55120 Tanglewood La Quinta, CA	3.0	3.0	2819	$6,425	$2.28	61d	1	0.45mi
55120 Tanglewood La Quinta, CA	3.0	3.0	2819	$6,425	$2.28	139d	1	0.45mi
55105 Oakhill La Quinta, CA	4.0	4.0	2472	$4,000	$1.62	38d	1	0.46mi
55408 Tanglewood La Quinta, CA	3.0	3.0	2800	$5,999	$2.14	139d	1	0.58mi
80504 Pebble Bch La Quinta, CA	3.0	3.0	3031	$5,875	$1.94	61d	1	0.60mi
80504 Pebble Bch La Quinta, CA	3.0	3.5	3031	$5,875	$1.94	139d	1	0.60mi
79840 Arnold Palmer La Quinta, CA	3.0	3.5	2353	$6,425	$2.73	139d	1	0.63mi
79840 Arnold Palmer La Quinta, CA	3.0	3.5	2353	$6,425	$2.73	57d	1	0.63mi
80671 Cherry Hills Dr La Quinta, CA	3.0	3.5	2846	$4,000	$1.41	139d	1	0.64mi
79832 Arnold Palmer La Quinta, CA	3.0	3.5	2645	$5,172	$1.96	139d	1	0.64mi
54612 Inverness Way La Quinta, CA	4.0	3.5	2846	$6,000	$2.11	139d	1	0.65mi
55935 Pinehurst La Quinta, CA	3.0	3.5	2353	$12,000	$5.10	139d	1	0.73mi
55775 Pebble Bch La Quinta, CA	4.0	4.5	4636	$45,000	$9.71	120d	1	0.75mi
55840 Pebble Bch La Quinta, CA	3.0	3.5	3314	$6,425	$1.94	69d	1	0.78mi
55840 Pebble Bch La Quinta, CA	3.0	3.0	3314	$6,425	$1.94	61d	1	0.78mi
55764 Oak Tree La Quinta, CA	2.0	4.0	2596	$8,500	$3.27	101d	1	0.79mi
55764 Oak Tree La Quinta, CA	2.0	4.0	2596	$8,500	$3.27	139d	1	0.79mi
54548 Southern Hls La Quinta, CA	3.0	5.5	2780	$5,000	$1.80	60d	1	0.86mi
56005 Riviera La Quinta, CA	4.0	4.5	2986	$12,000	$4.02	27d	1	0.96mi
56005 Riviera La Quinta, CA	4.0	4.5	2986	$12,000	$4.02	46d	1	0.96mi
56065 Riviera La Quinta, CA	3.0	3.5	2645	$10,500	$3.97	139d	1	0.99mi
54155 Cananero Cir La Quinta, CA	4.0	5.5	3152	$8,500	$2.70	69d	1	0.99mi
55285 Laurel Vly La Quinta, CA	3.0	3.0	2655	$9,500	$3.58	75d	1	1.01mi
80345 Via Pontito La Quinta, CA	3.0	3.5	2883	$30,000	$10.41	69d	1	1.04mi
81075 Giacomo Way La Quinta, CA	4.0	4.5	3801	$5,995	$1.58	139d	1	1.05mi
81075 Giacomo Way La Quinta, CA	4.0	4.5	3801	$5,995	$1.58	85d	1	1.05mi
51862 Via Jimeno La Quinta, CA	4.0	3.5	2653	$4,000	$1.51	40d	1	1.13mi
51977 El Dorado Dr La Quinta, CA	4.0	4.5	3863	$15,000	$3.88	139d	1	1.14mi
79735 Northwood La Quinta, CA	3.0	3.5	3266	$11,500	$3.52	139d	1	1.14mi
51726 Via Santero La Quinta, CA	3.0	2.5	2302	$5,500	$2.39	10d	1	1.16mi
51933 Marquis Ln La Quinta, CA	4.0	2.5	3022	$5,500	$1.82	139d	1	1.17mi
79880 Pecan Vly La Quinta, CA	3.0	3.0	3031	$9,500	$3.13	139d	1	1.18mi
80265 Cedar Crst La Quinta, CA	4.0	4.5	3013	$7,500	$2.49	139d	1	1.19mi

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: $8,652
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$692
• − Management: −$692
• − HOA: −$1,858
• − Depreciation: −$2,909
• Taxable loss: −$5,102
• Est. tax savings @ 24.0%: +$1,224
• After-tax cash flow: $-2,092/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%
• 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%

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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