48614 Calle Esperanza · La Quinta, CA 92253

$399,000

2 bd · 2.0 ba · 1,562 sqft · Condo public records · 94 Days on market

Built 1995 $765/mo HOA · 15% of rent ↓ 30% 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 +21.8/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +7.0/10.0
• 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 MLS

Charming two-bedroom, two-bath home in the guard-gated lake community of Laguna De La Paz. The living room welcomes you with a fireplace and entertainment center. The kitchen features a breakfast nook and a center island, flowing into a dining room surrounded by windows that comfortably seats eight and offers an airy, open feel. The primary suite includes space for a sitting area, two large closets, and an ensuite bath with a double vanity, separate soaking tub, and seperate shower. The guest bedroom and bath provide comfortable accommodations for visitors. Outside, a large brick private patio with an Alumawood cover creates an ideal spot for entertaining or relaxing. Community amenities include a 5-acre lake with an electric boat and two paddle boats, catch and reless fishing, tennis and pickleball courts, a fitness room, a clubhouse, and more. The location is close to premier desert golf and tennis, live entertainment and concerts, restaurants, hiking and biking trails, hotels, and spas.

Key facts

• Breakfast nook
• Double vanity
• Ensuite bath

Tags

• GUARD GATED LAKE COMMUNITY
• LARGE BRICK PRIVATE PATIO
• BREAKFAST NOOK
• CENTER ISLAND
• ENSUITE BATH
• DOUBLE VANITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $399k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $399k).
• Recommended offer: $363k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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); 659 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $4,945/mo this rent would consume 60% 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 $3k of loan paydown is wiped out by about $12k 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 $112k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($363k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $363,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.45% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-6,972
• Equity at exit: $59,492

10-year hold

• IRR: 12.0%
• Equity multiple: 2.12×
• Total profit: $124,687
• Equity at exit: $34,498

Cash invested: $111,720 (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: 659
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $4,945 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$263 /mo · $3,151/yr
• Insurance: −$166
• HOA: −$765
• Vacancy / Maint / Mgmt: −$1,039
• Net cashflow: $621

Break-even live

Break-even rent $4,160

Max offer price $399,000

Occupancy floor 82%

Sensitivity live

Price	-10% $846	-5% $733	+0% $621	+5% $508	+10% $395
Rent	-10% $230	-5% $425	+0% $621	+5% $816	+10% $1,011
Rate	-1.0pp $821	-0.5pp $722	base $621	+0.5pp $517	+1.0pp $412

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48625 Calle Esperanza La Quinta, CA	3.0	2.0	1852	$2,999	$1.62	25d	1	0.05mi
48602 Paseo Tarazo La Quinta, CA	2.0	2.0	1562	$3,100	$1.98	45d	1	0.12mi
48540 Via Amistad La Quinta, CA	3.0	2.0	2001	$4,500	$2.25	45d	1	0.17mi
77777 Tradition Dr Unit B La Quinta, CA	3.0	3.0	1706	$6,950	$4.07	45d	1	0.28mi
77772 Tradition Dr La Quinta, CA	3.0	3.5	1961	$6,975	$3.56	45d	1	0.29mi
77713 Tradition Dr La Quinta, CA	3.0	3.0	1706	$5,500	$3.22	25d	1	0.31mi
77709 Tradition Dr La Quinta, CA	2.0	2.0	1307	$4,500	$3.44	45d	1	0.32mi
48613 Classic Dr La Quinta, CA	2.0	2.0	1307	$4,500	$3.44	45d	1	0.34mi
48573 Classic Dr La Quinta, CA	2.0	2.0	1307	$4,500	$3.44	45d	1	0.36mi
48110 Calle Seranas La Quinta, CA	3.0	2.0	1581	$5,500	$3.48	45d	1	0.38mi
48114 Calle Seranas La Quinta, CA	2.0	2.0	1466	$6,000	$4.09	45d	1	0.40mi
48139 Calle Seranas La Quinta, CA	3.0	3.0	1894	$3,200	$1.69	12d	1	0.41mi
49005 Washington St La Quinta, CA	2.0	2.0	1368	$2,950	$2.16	19d	1	0.48mi
48137 Vista Cielo La Quinta, CA	3.0	3.0	1980	$7,000	$3.54	45d	1	0.49mi
48127 Vista Cielo La Quinta, CA	3.0	2.0	1950	$3,500	$1.79	45d	1	0.49mi
48200 Via Solana La Quinta, CA	3.0	3.0	2040	$12,000	$5.88	45d	1	0.62mi
49100 Tango Ct La Quinta, CA	3.0	2.5	1804	$3,000	$1.66	45d	1	0.64mi
47845 Via Firenze La Quinta, CA	3.0	2.0	2059	$6,500	$3.16	45d	1	0.71mi
78191 Cll Norte La Quinta, CA	2.0	2.0	2023	$5,000	$2.47	18d	1	0.77mi
78440 Calle Felipe La Quinta, CA	3.0	3.0	2037	$3,300	$1.62	13d	1	0.79mi
47785 Via Jardin La Quinta, CA	3.0	2.0	2059	$3,200	$1.55	45d	1	0.80mi
78205 Cortez Ln #178 Indian Wells, CA	2.0	2.0	1152	$3,000	$2.60	45d	1	0.82mi
78481 Calle Felipe La Quinta, CA	3.0	2.0	2168	$5,000	$2.31	45d	1	0.83mi
78700 Bottlebrush Dr La Quinta, CA	3.0	2.0	1302	$2,800	$2.15	45d	1	0.84mi
78130 Cortez Ln Indian Wells, CA	1.0–2.0	1.0–2.0	874	$3,500	$4.00	45d	2	0.87mi
78133 Calle Norte La Quinta, CA	2.0	2.0	1555	$4,500	$2.89	45d	1	0.88mi
78900 Rio Seco La Quinta, CA	3.0	2.0	2038	$12,000	$5.89	45d	1	0.90mi
46890 Highland Palms Dr La Quinta, CA	3.0	2.0	1588	$8,500	$5.35	6d	1	0.90mi
46890 Highland Palms Dr La Quinta, CA	3.0	2.0	1588	$8,500	$5.35	45d	1	0.90mi
77662 Avenida Madrugada La Quinta, CA	3.0	3.0	1922	$4,000	$2.08	45d	1	0.91mi
50008 Calle Oaxaca La Quinta, CA	3.0	2.0	1591	$13,500	$8.49	45d	1	0.92mi
46644 Arapahoe Unit A Indian Wells, CA	2.0	2.0	1446	$5,000	$3.46	45d	1	0.97mi
78322 Calle Las Ramblas La Quinta, CA	3.0	3.0	2093	$7,000	$3.34	5d	1	0.98mi
46632 Arapahoe Unit B Indian Wells, CA	2.0	2.0	1446	$4,200	$2.90	45d	1	0.98mi
46642 Arapahoe Unit B Indian Wells, CA	2.0	2.0	1446	$4,750	$3.28	45d	1	0.98mi
76993 Calle Mazatlan La Quinta, CA	3.0	3.5	2000	$9,000	$4.50	45d	1	0.99mi
46596 Arapahoe Indian Wells, CA	3.0	3.0	1791	$6,000	$3.35	23d	1	0.99mi
46594 Arapahoe Indian Wells, CA	3.0	3.0	1791	$7,900	$4.41	45d	1	1.00mi
46568 Arapahoe Unit A Indian Wells, CA	2.0	2.0	1446	$3,200	$2.21	25d	1	1.01mi
50075 Calle Rosarita La Quinta, CA	3.0	3.5	1922	$12,000	$6.24	45d	1	1.03mi

HOA detail condo

• Monthly dues: $765 · $9,180/yr
• Likely covers: electricsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-12
   price $399,000 1004-char remark

   Show marketing remark (1004 chars)

   Charming two-bedroom, two-bath home in the guard-gated lake community of Laguna De La Paz. The living room welcomes you with a fireplace and entertainment center. The kitchen features a breakfast nook and a center island, flowing into a dining room surrounded by windows that comfortably seats eight and offers an airy, open feel. The primary suite includes space for a sitting area, two large closets, and an ensuite bath with a double vanity, separate soaking tub, and seperate shower. The guest bedroom and bath provide comfortable accommodations for visitors. Outside, a large brick private patio with an Alumawood cover creates an ideal spot for entertaining or relaxing. Community amenities include a 5-acre lake with an electric boat and two paddle boats, catch and reless fishing, tennis and pickleball courts, a fitness room, a clubhouse, and more. The location is close to premier desert golf and tennis, live entertainment and concerts, restaurants, hiking and biking trails, hotels, and spas.

2. 2026-04-21
   price $429,000 1004-char remark

   Show marketing remark (1004 chars)

   Charming two-bedroom, two-bath home in the guard-gated lake community of Laguna De La Paz. The living room welcomes you with a fireplace and entertainment center. The kitchen features a breakfast nook and a center island, flowing into a dining room surrounded by windows that comfortably seats eight and offers an airy, open feel. The primary suite includes space for a sitting area, two large closets, and an ensuite bath with a double vanity, separate soaking tub, and seperate shower. The guest bedroom and bath provide comfortable accommodations for visitors. Outside, a large brick private patio with an Alumawood cover creates an ideal spot for entertaining or relaxing. Community amenities include a 5-acre lake with an electric boat and two paddle boats, catch and reless fishing, tennis and pickleball courts, a fitness room, a clubhouse, and more. The location is close to premier desert golf and tennis, live entertainment and concerts, restaurants, hiking and biking trails, hotels, and spas.

3. 2026-04-09
   price $439,000 1004-char remark

   Show marketing remark (1004 chars)

   Charming two-bedroom, two-bath home in the guard-gated lake community of Laguna De La Paz. The living room welcomes you with a fireplace and entertainment center. The kitchen features a breakfast nook and a center island, flowing into a dining room surrounded by windows that comfortably seats eight and offers an airy, open feel. The primary suite includes space for a sitting area, two large closets, and an ensuite bath with a double vanity, separate soaking tub, and seperate shower. The guest bedroom and bath provide comfortable accommodations for visitors. Outside, a large brick private patio with an Alumawood cover creates an ideal spot for entertaining or relaxing. Community amenities include a 5-acre lake with an electric boat and two paddle boats, catch and reless fishing, tennis and pickleball courts, a fitness room, a clubhouse, and more. The location is close to premier desert golf and tennis, live entertainment and concerts, restaurants, hiking and biking trails, hotels, and spas.

4. 2026-04-02
   price $459,000 1004-char remark

   Show marketing remark (1004 chars)

   Charming two-bedroom, two-bath home in the guard-gated lake community of Laguna De La Paz. The living room welcomes you with a fireplace and entertainment center. The kitchen features a breakfast nook and a center island, flowing into a dining room surrounded by windows that comfortably seats eight and offers an airy, open feel. The primary suite includes space for a sitting area, two large closets, and an ensuite bath with a double vanity, separate soaking tub, and seperate shower. The guest bedroom and bath provide comfortable accommodations for visitors. Outside, a large brick private patio with an Alumawood cover creates an ideal spot for entertaining or relaxing. Community amenities include a 5-acre lake with an electric boat and two paddle boats, catch and reless fishing, tennis and pickleball courts, a fitness room, a clubhouse, and more. The location is close to premier desert golf and tennis, live entertainment and concerts, restaurants, hiking and biking trails, hotels, and spas.

5. 2026-02-20
   listed $469,000 Active 1004-char remark

   Show marketing remark (1004 chars)

   Charming two-bedroom, two-bath home in the guard-gated lake community of Laguna De La Paz. The living room welcomes you with a fireplace and entertainment center. The kitchen features a breakfast nook and a center island, flowing into a dining room surrounded by windows that comfortably seats eight and offers an airy, open feel. The primary suite includes space for a sitting area, two large closets, and an ensuite bath with a double vanity, separate soaking tub, and seperate shower. The guest bedroom and bath provide comfortable accommodations for visitors. Outside, a large brick private patio with an Alumawood cover creates an ideal spot for entertaining or relaxing. Community amenities include a 5-acre lake with an electric boat and two paddle boats, catch and reless fishing, tennis and pickleball courts, a fitness room, a clubhouse, and more. The location is close to premier desert golf and tennis, live entertainment and concerts, restaurants, hiking and biking trails, hotels, and spas.

6. 1995-03-13
   soldstatus $572,000

ⓘ 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: $3,151 · $263/mo
• Projected year-2 tax: $3,151 · $263/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 19 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: $59,344
• − Mortgage interest: −$22,350
• − Property taxes: −$3,151
• − Insurance: −$1,995
• − Repairs & maintenance: −$4,748
• − Management: −$4,748
• − HOA: −$9,180
• − Depreciation: −$11,607
• Taxable income: $1,565
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $7,071/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

-30.2% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $399,000 GPSMLS
• 2026-04-21 Price Changed $429,000 GPSMLS
• 2026-04-09 Price Changed $439,000 GPSMLS
• 2026-04-02 Price Changed $459,000 GPSMLS
• 2026-02-20 Listed $469,000 GPSMLS
• 1995-03-13 Sold (Public Records) $572,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $3,151 · +3.2% YoY. Source: county tax records.