51310 Calle Tamazula · La Quinta, CA 92253

$285,000

4 bd · 4.5 ba · 2,736 sqft · SingleFamily public records · 27 Days on market

Built 2022 0.26 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New co-ownership opportunity by Pacaso: Own one-eighth of Desert Ridge, a professionally managed, turnkey home. Desert Ridge is a desert retreat designed for indoor-outdoor living and entertaining. Spacious living areas open to a private courtyard with a pool, spa, tanning ledge and dual misting system. The rear yard features an outdoor kitchen and bocce court, while Old Town La Quinta's dining, shopping, golf and events are just minutes away. The home offers 3 bedrooms with en suite baths, plus an attached casita with its own bath for guests. Two sets of La Cantina folding sliders create seamless flow between interior and exterior spaces. The gourmet kitchen includes custom cabinetry, Braz

Key facts

• Turnkey home
• Bocce court
• Desert retreat

Tags

• TURNKEY HOME
• DESERT RETREAT
• PRIVATE COURTYARD
• OUTDOOR KITCHEN
• BOCCE COURT
• LA CANTINA FOLDING SLIDERS

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $4k ($43k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $285k).
• Recommended offer: $281k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.2% 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.
• 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.
• Market conditions: Rents rising fast (+6.5%/yr); 656 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $6,979/mo this rent would consume 84% 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 $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.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $80k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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: moderate 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 $280,725 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.45% ✓
• Cap rate: 21.22%
• Cash-on-cash: 53.29%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $941,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50665 Spyglass Hill Dr	0.44mi	3/3.5 (-1)	2,756 (+1%)	1mo	$947,500	$344	68
78700 Avenida La Torres	0.18mi	3/3.5 (-1)	2,802 (+2%)	15mo	$900,000	$321	66
51200 Calle Paloma	0.13mi	4/4.0	3,060 (+12%)	10mo	$1,039,500	$340	64
50900 Calle Obispo	0.23mi	3/3.0 (-1)	2,492 (-9%)	5mo	$685,000	$275	59
78780 Castle Pines Dr	0.58mi	3/3.5 (-1)	2,610 (-5%)	3mo	$800,000	$307	54
50760 Cypress Point Dr	0.41mi	3/4.0 (-1)	2,610 (-5%)	16mo	$1,100,000	$421	53
78370 Calle Las Ramblas	0.43mi	3/3.0 (-1)	2,412 (-12%)	2mo	$850,000	$352	48
78304 Calle Las Ramblas	0.52mi	3/3.0 (-1)	2,412 (-12%)	1mo	$820,000	$340	44
50465 Grand Traverse Ave	0.61mi	3/2.5 (-1)	2,458 (-10%)	9mo	$1,060,000	$431	34
50145 Grand Traverse Ave	0.72mi	4/3.5	3,025 (+11%)	15mo	$1,200,000	$397	33
78710 Castle Pines Dr	0.56mi	3/3.0 (-1)	2,349 (-14%)	10mo	$800,000	$341	31
50610 Nectareo	0.64mi	3/3.5 (-1)	2,477 (-10%)	17mo	$1,165,000	$470	31

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: 55.3%
• Equity multiple: 3.57×
• Total profit: $204,707
• Equity at exit: $42,494

10-year hold

• IRR: 61.6%
• Equity multiple: 8.27×
• Total profit: $579,756
• Equity at exit: $24,642

Cash invested: $79,800 (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: 656
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $6,979 high
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,466
• Net cashflow: $3,544

Break-even live

Break-even rent $2,493

Max offer price $285,000

Occupancy floor 44%

Sensitivity live

Price	-10% $3,741	-5% $3,642	+0% $3,544	+5% $3,446	+10% $3,347
Rent	-10% $2,993	-5% $3,268	+0% $3,544	+5% $3,820	+10% $4,095
Rate	-1.0pp $3,688	-0.5pp $3,616	base $3,544	+0.5pp $3,470	+1.0pp $3,395

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51315 Calle Kalima La Quinta, CA	3.0	2.0	1916	$3,500	$1.83	44d	1	0.09mi
51200 Calle Paloma La Quinta, CA	4.0	4.0	3060	$7,500	$2.45	44d	1	0.10mi
78710 Avenida Tujunga La Quinta, CA	3.0	2.5	2452	$6,500	$2.65	44d	1	0.39mi
50785 Grand Traverse Ave La Quinta, CA	3.0	3.0	2180	$5,000	$2.29	44d	1	0.44mi
50500 Cypress Point Dr La Quinta, CA	3.0	3.0	2349	$8,000	$3.41	44d	1	0.44mi
50640 Spyglass Hill Dr La Quinta, CA	3.0	3.0	2349	$8,500	$3.62	44d	1	0.45mi
78328 Calle Las Ramblas La Quinta, CA	3.0	3.0	2412	$4,200	$1.74	44d	1	0.49mi
78322 Calle Las Ramblas La Quinta, CA	3.0	3.0	2093	$7,000	$3.34	4d	1	0.50mi
51120 Avenida Navarro La Quinta, CA	4.0	4.5	2250	$25,000	$11.11	44d	1	0.60mi
78980 Citrus La Quinta, CA	3.0	2.5	2886	$6,000	$2.08	17d	1	0.60mi
50075 Doral St La Quinta, CA	3.0	2.5	2305	$6,500	$2.82	44d	1	0.65mi
78805 Grand Traverse Ave La Quinta, CA	3.0	3.0	2206	$9,000	$4.08	44d	1	0.67mi
78481 Calle Felipe La Quinta, CA	3.0	2.0	2168	$5,000	$2.31	44d	1	0.68mi
51116 Avenida Mendoza La Quinta, CA	4.0	4.5	2239	$25,000	$11.17	44d	1	0.70mi
78440 Calle Felipe La Quinta, CA	3.0	3.0	2037	$3,300	$1.62	13d	1	0.71mi
78174 Calle Norte La Quinta, CA	3.0	3.0	2613	$5,300	$2.03	44d	1	0.74mi
49810 Avenida Montero La Quinta, CA	3.0	3.0	2980	$4,999	$1.68	21d	1	0.75mi
49810 Avenida Montero La Quinta, CA	3.0	3.0	2980	$4,999	$1.68	22d	1	0.75mi
79120 Fox Run La Quinta, CA	4.0	4.5	3723	$7,500	$2.01	44d	1	0.80mi
79325 Toronja La Quinta, CA	3.0	3.5	2470	$9,000	$3.64	44d	1	0.81mi
79310 Toronja La Quinta, CA	3.0	3.5	2833	$13,995	$4.94	44d	1	0.81mi
79320 Toronja La Quinta, CA	3.0	3.5	2577	$13,950	$5.41	44d	1	0.82mi
79365 Mandarina La Quinta, CA	3.0	3.0	2470	$12,000	$4.86	44d	1	0.88mi
78655 Via Sonata La Quinta, CA	4.0	3.0	2222	$6,500	$2.93	24d	1	0.92mi
78655 Via Sonata La Quinta, CA	4.0	3.0	2222	$6,500	$2.93	45d	1	0.92mi
49845 Lago Dr La Quinta, CA	3.0	3.0	2332	$10,000	$4.29	24d	1	0.93mi
79440 Azahar La Quinta, CA	3.0	3.5	2577	$8,500	$3.30	44d	1	0.94mi
77662 Avenida Madrugada La Quinta, CA	3.0	3.0	1922	$4,000	$2.08	44d	1	1.00mi
49584 Montana Way La Quinta, CA	4.0	3.5	3077	$20,000	$6.50	44d	1	1.05mi
49519 Montana Way La Quinta, CA	3.0	3.5	3077	$25,000	$8.12	44d	1	1.07mi
79370 Mission Dr W La Quinta, CA	4.0	3.5	2924	$18,000	$6.16	44d	1	1.08mi
79685 Cetrino La Quinta, CA	3.0	3.0	2815	$3,999	$1.42	19d	1	1.09mi
49100 Tango Ct La Quinta, CA	3.0	2.5	1804	$3,000	$1.66	44d	1	1.10mi
49105 Casa del Rio La Quinta, CA	3.0	4.0	2668	$14,000	$5.25	5d	1	1.13mi
49105 Casa del Rio La Quinta, CA	4.0	4.0	2668	$14,000	$5.25	44d	1	1.13mi
49035 Tango Ct La Quinta, CA	4.0	2.5	2004	$6,500	$3.24	44d	1	1.13mi
49035 Tango Ct La Quinta, CA	4.0	3.0	2004	$6,500	$3.24	5d	1	1.13mi
53220 Avenida Navarro La Quinta, CA	3.0	2.0	1808	$5,250	$2.90	44d	1	1.14mi
49463 Via Conquistador La Quinta, CA	4.0	4.5	3348	$18,000	$5.38	44d	1	1.19mi
78900 Rio Seco La Quinta, CA	3.0	2.0	2038	$12,000	$5.89	44d	1	1.19mi

Listing history 34 events

1. 2026-06-18
   days on market $285,000 Active 27 DOM
2. 2026-06-17
   days on market $285,000 Active 26 DOM
3. 2026-06-16
   days on market $285,000 Active 25 DOM
4. 2026-06-15
   days on market $285,000 Active 24 DOM
5. 2026-06-13
   days on market $285,000 Active 22 DOM
6. 2026-06-09
   days on market $285,000 Active 18 DOM
7. 2026-06-08
   days on market $285,000 Active 17 DOM
8. 2026-06-07
   days on market $285,000 Active 16 DOM
9. 2026-06-04
   days on market $285,000 Active 13 DOM
10. 2026-06-03
    days on market $285,000 Active 12 DOM
11. 2026-06-02
    days on market $285,000 Active 11 DOM
12. 2026-06-01
    days on market $285,000 Active 10 DOM
13. 2026-05-31
    days on market $285,000 Active 9 DOM
14. 2026-05-20
    historical
15. 2026-02-25
    listed $290,000 Active
16. 2026-02-24
    historical
17. 2025-11-06
    listed $295,000 Active
18. 2025-08-19
    historical
19. 2025-07-18
    status Active
20. 2025-07-01
    status Pending
21. 2025-06-16
    listed $287,000 Active
22. 2024-06-17
    soldstatus $284,900 Closed
23. 2024-06-11
    status Pending
24. 2024-02-16
    listed $284,900 Active
25. 2023-08-23
    historical
26. 2023-08-23
    status Pending
27. 2023-06-01
    listed $279,900 Active
28. 2023-05-31
    soldstatus $1,635,000 Closed
29. 2023-05-18
    status Pending
30. 2023-04-13
    historical Active Under Contract
31. 2023-03-24
    price $1,649,900
32. 2023-02-23
    price $1,699,900
33. 2022-12-28
    listed $1,749,900 Active
34. 1990-10-31
    soldstatus $75,000

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°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: $83,751
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$6,700
• − Management: −$6,700
• − Depreciation: −$8,291
• Taxable income: $40,395
• Est. tax owed @ 24.0%: −$9,695
• After-tax cash flow: $32,833/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

+286.7% since first listed

21 events — show timeline

• 2026-05-20 Listing Removed — GPSMLS
• 2026-02-25 Listed $290,000 GPSMLS
• 2026-02-24 Listing Removed — GPSMLS
• 2025-11-06 Listed $295,000 GPSMLS
• 2025-08-19 Listing Removed — GPSMLS
• 2025-07-18 Relisted — GPSMLS
• 2025-07-01 Pending — GPSMLS
• 2025-06-16 Listed $287,000 GPSMLS
• 2024-06-17 Sold (MLS) $284,900 GPSMLS
• 2024-06-11 Pending — GPSMLS
• 2024-02-16 Listed $284,900 GPSMLS
• 2023-08-23 Listing Removed — GPSMLS
• 2023-08-23 Pending — GPSMLS
• 2023-06-01 Listed $279,900 GPSMLS
• 2023-05-31 Sold (MLS) $1,635,000 GPSMLS
• 2023-05-18 Pending — GPSMLS
• 2023-04-13 Contingent — GPSMLS
• 2023-03-24 Price Changed $1,649,900 GPSMLS
• 2023-02-23 Price Changed $1,699,900 GPSMLS
• 2022-12-28 Listed $1,749,900 GPSMLS
• 1990-10-31 Sold (Public Records) $75,000 Public Records

Property tax history

+122.9%/yr

Latest (2025): $21,821 · +2.2% YoY. Source: county tax records.