52970 Avenida Ramirez · La Quinta, CA 92253

$340,000

3 bd · 2.0 ba · 1,403 sqft · SingleFamily public records

Built 1978 5,227 sqft lot Est $522k · 35% under

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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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.6/10.0
• 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

This home is in need of updating and could be a remodel opportunity for someone to make the improvements themselves for their future home, or for an owner's investment opportunity. This offering affords many opportunities to consider improving for this home. If for an investment or a great opportunity for an entry level homeowner looking or desiring a low-cost home for something able to be remodeled.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1978

Property features AI

Finance

• Other: Property sold as-is
• Financial info: Listing accepts Conventional, FHA, and Cash financing
• HOA & community: No monthly association fee

Exterior

• Parking: Attached garage with 2 garage spaces; Driveway parking; Garage door opener; Total of 2 parking spaces
• Security: No security features listed
• Utilities: Water provided by district (Coachella Valley District); Sewer connected and paid; No PUD
• Home design: Ranch-style single family residence; Detached; One story, ground level; Front door faces west; Property listed in fixer / cosmetic repair condition
• Construction: Shingle roof; Year built information from assessor
• Exterior features: Fenced yard; Sprinklers installed; Mountain views

Interior

• Kitchen: Formica counters; Laminate counters; Dishwasher; Electric cooktop; Disposal
• Bedrooms: At least one main-floor bedroom
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Forced air; Fireplace heat; Electric heating fuel; Central air conditioning
• Interior features: Wet bar; Sliding doors; Blinds on windows; Ground-level entry with no steps; Unfurnished
• Laundry & utility: Laundry located in the garage; 220V outlet in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $340k).
• Cap rate 9.9% 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); 58% 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 $3,946/mo this rent would consume 48% 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 $10k 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 $95k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $54k; list at $340k implies a 530% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $340,000

Questions for the listing agent

1. Built in 1978 — 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 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?
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: 1.16% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.81%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $521,916
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52880 Avenida Velasco	0.15mi	3/2.0	1,482 (+6%)	0mo	$575,000	$388	83
52745 Avenida Obregon	0.16mi	2/2.0 (-1)	1,276 (-9%)	0mo	$475,000	$372	72
52260 Avenida Villa	0.48mi	3/2.0	1,494 (+6%)	0mo	$532,000	$356	66
52145 Avenida Bermudas	0.59mi	3/2.0	1,360 (-3%)	1mo	$415,000	$305	66
52070 Avenida Cortez	0.58mi	3/2.0	1,476 (+5%)	1mo	$431,000	$292	64
52810 Avenida Herrera	0.13mi	2/2.0 (-1)	1,200 (-14%)	2mo	$499,999	$417	63
54140 Avenida Herrera	0.59mi	3/2.0	1,318 (-6%)	0mo	$520,000	$395	62
52880 Avenida Navarro	0.40mi	3/2.0	1,230 (-12%)	2mo	$415,000	$337	59
54105 Avenida Mendoza	0.65mi	3/2.0	1,318 (-6%)	1mo	$371,000	$281	59
54085 Avenida Rubio	0.61mi	3/2.0	1,282 (-9%)	1mo	$470,000	$367	56
51605 Avenue Carranza	0.68mi	3/2.0	1,534 (+9%)	0mo	$640,000	$417	52
51715 Avenida Obregon	0.65mi	3/2.0	1,232 (-12%)	2mo	$605,000	$491	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: 6.2%
• Equity multiple: 1.25×
• Total profit: $23,697
• Equity at exit: $50,695

10-year hold

• IRR: 18.2%
• Equity multiple: 2.74×
• Total profit: $166,020
• Equity at exit: $29,397

Cash invested: $95,200 (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: 7.2×

Monthly cashflow live

• Estimated rent: $3,946 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$177 /mo · $2,121/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$829
• Net cashflow: $1,016

Break-even live

Break-even rent $2,660

Max offer price $340,000

Occupancy floor 69%

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53420 Avenida Velasco La Quinta, CA	3.0	2.0	1532	$4,000	$2.61	43d	1	0.28mi
53170 Avenida Diaz La Quinta, CA	3.0	2.0	1724	$3,500	$2.03	1d	1	0.29mi
52395 Avenida Carranza La Quinta, CA	3.0	2.0	1272	$2,500	$1.97	43d	1	0.29mi
53445 Eisenhower Dr La Quinta, CA	3.0	2.0	1797	$3,900	$2.17	43d	1	0.31mi
52680 Avenida Juarez La Quinta, CA	3.0	2.0	1440	$3,500	$2.43	43d	1	0.33mi
52637 Avenida Villa La Quinta, CA	4.0	2.0	1410	$6,000	$4.26	43d	1	0.34mi
52225 Avenida Obregon La Quinta, CA	3.0	2.0	1611	$5,200	$3.23	43d	1	0.37mi
53655 Avenida Ramirez La Quinta, CA	3.0	2.0	1378	$3,500	$2.54	43d	1	0.37mi
53665 Avenida Vallejo La Quinta, CA	3.0	2.0	1248	$2,600	$2.08	24d	1	0.38mi
53360 Avenida Juarez La Quinta, CA	3.0	2.0	1621	$2,900	$1.79	5d	1	0.38mi
52228 Avenida Obregon La Quinta, CA	2.0	2.0	1350	$3,350	$2.48	43d	1	0.38mi
52420 Avenida Juarez La Quinta, CA	3.0	2.0	1424	$3,700	$2.60	24d	1	0.40mi
53720 Avenida Obregon La Quinta, CA	2.0	2.0	1222	$2,300	$1.88	24d	1	0.41mi
53220 Avenida Navarro La Quinta, CA	3.0	2.0	1808	$5,250	$2.90	43d	1	0.41mi
53390 Avenida Navarro La Quinta, CA	3.0	2.0	1701	$4,500	$2.65	5d	1	0.46mi
53390 Avenida Navarro La Quinta, CA	3.0	2.0	1701	$4,500	$2.65	43d	1	0.46mi
52221 Avenida Villa La Quinta, CA	4.0	4.0	1676	$2,850	$1.70	24d	1	0.48mi
53860 Avenida Ramirez La Quinta, CA	4.0	5.0	1779	$5,500	$3.09	43d	1	0.48mi
53805 Avenida Martinez La Quinta, CA	3.0	2.0	1412	$2,495	$1.77	5d	1	0.49mi
53805 Avenida Martinez La Quinta, CA	3.0	2.0	1412	$2,495	$1.77	21d	1	0.49mi
52123 Avenida Diaz La Quinta, CA	3.0	3.0	1761	$5,500	$3.12	43d	1	0.50mi
77211 Calle Sonora La Quinta, CA	3.0	2.0	1700	$7,900	$4.65	43d	1	0.51mi
53755 Avenida Diaz La Quinta, CA	3.0	2.0	1325	$3,085	$2.33	24d	1	0.52mi
53720 Avenida Madero La Quinta, CA	3.0	2.5	1725	$9,000	$5.22	43d	1	0.54mi
51850 Avenida Vallejo La Quinta, CA	3.0	2.0	1233	$2,895	$2.35	19d	1	0.54mi
53740 Avenida Navarro La Quinta, CA	3.0	3.0	1664	$3,350	$2.01	24d	1	0.56mi
53980 Avenida Mendoza La Quinta, CA	3.0	2.0	1650	$4,800	$2.91	43d	1	0.60mi
53980 Avenida Mendoza La Quinta, CA	3.0	2.0	1404	$4,200	$2.99	5d	1	0.60mi
54052 Avenida Martinez La Quinta, CA	3.0	2.0	1849	$3,600	$1.95	5d	1	0.62mi
51980 Avenida Cortez La Quinta, CA	3.0	2.0	1374	$3,495	$2.54	43d	1	0.62mi
51685 Avenida Herrera La Quinta, CA	3.0	2.0	1320	$2,875	$2.18	24d	1	0.63mi
51880 Avenida Madero La Quinta, CA	3.0	2.0	1661	$3,500	$2.11	43d	1	0.63mi
54195 Avenida Martinez La Quinta, CA	3.0	2.0	1714	$3,150	$1.84	43d	1	0.66mi
51700 Avenida Martinez La Quinta, CA	3.0	2.0	1200	$2,900	$2.42	43d	1	0.66mi
54270 Avenida Alvarado La Quinta, CA	2.0	2.0	1454	$5,000	$3.44	43d	1	0.70mi
54277 Avenida Diaz La Quinta, CA	3.0	2.0	1861	$3,500	$1.88	43d	1	0.74mi
54200 Avenida Cortez La Quinta, CA	3.0	2.0	1857	$6,000	$3.23	43d	1	0.77mi
51345 Avenida Velasco La Quinta, CA	3.0	2.0	1233	$3,000	$2.43	43d	1	0.80mi
54560 Avenida Carranza La Quinta, CA	3.0	2.0	1517	$2,625	$1.73	18d	1	0.82mi
51260 Avenida Vallejo La Quinta, CA	3.0	2.0	1713	$2,595	$1.51	21d	1	0.83mi

Listing history 6 events

1. 2026-06-17
   pricestatusdays on marketlisting id $340,000 Pending
2. 2026-05-31
   days on market $329,000 Active Under Contract 163 DOM
3. 2026-01-01
   historical Active Under Contract
4. 2025-12-19
   listed $329,000 Active
5. 1986-04-10
   soldstatus $54,000
6. 1981-12-01
   soldstatus $50,000

ⓘ 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: $2,121 · $177/mo
• Projected year-2 tax: $2,584 · $215/mo
• Expected delta: +$463/yr (+$39/mo · 21.8%)

ⓘ 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 7 d/yr ≥113°F today · 21 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: $47,354
• − Mortgage interest: −$19,045
• − Property taxes: −$2,121
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,788
• − Management: −$3,788
• − Depreciation: −$9,891
• Taxable income: $7,020
• Est. tax owed @ 24.0%: −$1,685
• After-tax cash flow: $10,508/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

+558.0% since first listed

4 events — show timeline

• 2026-01-01 Contingent — GPSMLS
• 2025-12-19 Listed $329,000 GPSMLS
• 1986-04-10 Sold (Public Records) $54,000 Public Records
• 1981-12-01 Sold (Public Records) $50,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,121 · +3.7% YoY. Source: county tax records.