52300 Avenida Herrera · La Quinta, CA 92253

$470,000

3 bd · 2.0 ba · 1,494 sqft · SingleFamily public records · 1 Days on market

Built 1998 5,227 sqft lot Est $532k · 12% under

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Why this score? — see what drove the D 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 +12.7/15.0
• Cash flow +11.2/30.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• DSCR +3.3/10.0
• Livability +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained 3-bedroom, 2-bath home priced to sell -- currently the lowest priced home of its size in the area! Freshly painted with brand-new carpet, this move-in ready property offers comfort, value, and an unbeatable location. The spacious backyard is perfect for entertaining family and friends while enjoying stunning mountain views. Conveniently located within walking distance to hiking trails, restaurants, shopping, and all that downtown La Quinta has to offer. Plus, all appliances are included, making this an incredible opportunity for buyers looking for a turnkey home in the desert.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1998

Property features AI

Finance

• Other: Fee simple land; Property sold as-is; Directions: Use GPS; Cross street Calle Sonora; Listing accepts Conventional, VA, FHA, and Cash financing; seller will consider offers (Submit)
• HOA & community: No monthly association fee

Exterior

• Parking: Driveway; Attached garage with 2 covered garage spaces; 6 total parking spaces (including 2 uncovered/assigned spaces)
• Security: No security system
• Utilities: Sewer: In-street paid; PUD: No
• Home design: Single-family detached residence; One-story
• Construction: Stucco exterior; Clay tile roof; Built year from assessor; One level
• Exterior features: Sprinkler system; Has mountain view; No security features noted

Interior

• Kitchen: Tile countertops; Refrigerator; Dishwasher; Gas range or stove not specified
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Propane gas heating; Central air conditioning; Gas fireplace in living room (1 fireplace)
• Interior features: Unfurnished; Living room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $470k.

Deal economics

• At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $438k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $361k (23.1% below list).
• Recommended offer: $361k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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); 50% 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).
• This rent runs 44% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $214k; list at $470k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $361,499 (23.1% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.66%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $531,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52260 Avenida Villa	0.25mi	3/2.0	1,494 (0%)	0mo	$532,000	$356	88
52880 Avenida Velasco	0.29mi	3/2.0	1,482 (-1%)	0mo	$575,000	$388	85
51605 Avenue Carranza	0.38mi	3/2.0	1,534 (+3%)	0mo	$640,000	$417	78
52085 Avenida Herrera	0.12mi	3/2.0	1,654 (+11%)	0mo	$580,000	$351	76
52070 Avenida Cortez	0.50mi	3/2.0	1,476 (-1%)	1mo	$431,000	$292	74
77405 Calle Sonora	0.25mi	3/2.0	1,652 (+11%)	1mo	$660,000	$400	70
52145 Avenida Bermudas	0.33mi	3/2.0	1,360 (-9%)	1mo	$415,000	$305	69
52140 Avenida Herrera	0.09mi	4/2.0 (+1)	1,286 (-14%)	2mo	$525,000	$408	66
51885 Avenida Bermudas	0.39mi	3/2.0	1,656 (+11%)	2mo	$535,000	$323	62
52745 Avenida Obregon	0.33mi	2/2.0 (-1)	1,276 (-15%)	0mo	$475,000	$372	55
53210 Avenida Madero	0.64mi	3/2.0	1,665 (+11%)	2mo	$565,000	$339	50
53600 Avenida Diaz	0.73mi	3/2.0	1,704 (+14%)	2mo	$567,500	$333	41

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: -15.5%
• Equity multiple: 0.43×
• Total profit: $-74,859
• Equity at exit: $70,079

10-year hold

• IRR: -2.3%
• Equity multiple: 0.82×
• Total profit: $-23,240
• Equity at exit: $40,637

Cash invested: $131,600 (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: 10.8×

Monthly cashflow live

• Estimated rent: $3,615 high
• Mortgage (P&I): −$2,465
• Tax from tax record: −$378 /mo · $4,530/yr
• Insurance: −$196
• HOA: −$0
• Vacancy / Maint / Mgmt: −$759
• Net cashflow: $-182

Break-even live

Break-even rent $3,846

Max offer price $437,806

Occupancy floor —

Sensitivity live

Price	-10% $84	-5% $-49	+0% $-182	+5% $-315	+10% $-448
Rent	-10% $-468	-5% $-325	+0% $-182	+5% $-39	+10% $103
Rate	-1.0pp $54	-0.5pp $-63	base $-182	+0.5pp $-304	+1.0pp $-428

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: $117,500
• Closing costs: $14,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52395 Avenida Carranza La Quinta, CA	3.0	2.0	1272	$2,500	$1.97	44d	1	0.17mi
52228 Avenida Obregon La Quinta, CA	2.0	2.0	1350	$3,350	$2.48	44d	1	0.17mi
51850 Avenida Vallejo La Quinta, CA	3.0	2.0	1233	$2,895	$2.35	20d	1	0.20mi
52225 Avenida Obregon La Quinta, CA	3.0	2.0	1611	$5,200	$3.23	44d	1	0.20mi
52221 Avenida Villa La Quinta, CA	4.0	4.0	1676	$2,850	$1.70	25d	1	0.25mi
51685 Avenida Herrera La Quinta, CA	3.0	2.0	1320	$2,875	$2.18	25d	1	0.28mi
52637 Avenida Villa La Quinta, CA	4.0	2.0	1410	$6,000	$4.26	44d	1	0.32mi
51700 Avenida Martinez La Quinta, CA	3.0	2.0	1200	$2,900	$2.42	44d	1	0.33mi
52123 Avenida Diaz La Quinta, CA	3.0	3.0	1761	$5,500	$3.12	44d	1	0.35mi
52420 Avenida Juarez La Quinta, CA	3.0	2.0	1424	$3,700	$2.60	25d	1	0.38mi
52680 Avenida Juarez La Quinta, CA	3.0	2.0	1440	$3,500	$2.43	44d	1	0.43mi
77211 Calle Sonora La Quinta, CA	3.0	2.0	1700	$7,900	$4.65	44d	1	0.44mi
51345 Avenida Velasco La Quinta, CA	3.0	2.0	1233	$3,000	$2.43	44d	1	0.45mi
51880 Avenida Madero La Quinta, CA	3.0	2.0	1661	$3,500	$2.11	44d	1	0.45mi
51980 Avenida Cortez La Quinta, CA	3.0	2.0	1374	$3,495	$2.54	44d	1	0.48mi
51260 Avenida Vallejo La Quinta, CA	3.0	2.0	1713	$2,595	$1.51	22d	1	0.48mi
51225 Avenida Ramirez La Quinta, CA	3.0	2.0	1476	$6,000	$4.07	44d	1	0.52mi
53170 Avenida Diaz La Quinta, CA	3.0	2.0	1724	$3,500	$2.03	2d	1	0.57mi
51099 Eisenhower Dr Unit 9 La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	22d	1	0.58mi
51099 Eisenhower Dr Unit 7 La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	3d	1	0.59mi
51099 Eisenhower Dr Unit 7 La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	44d	1	0.59mi
51020 Eisenhower Dr Unit 7 La Quinta, CA	2.0	1.0	1000	$1,995	$2.00	22d	1	0.59mi
51020 Eisenhower Dr Unit 6 La Quinta, CA	2.0	1.0	1000	$1,995	$2.00	3d	1	0.59mi
53220 Avenida Navarro La Quinta, CA	3.0	2.0	1808	$5,250	$2.90	44d	1	0.59mi
51049 Eisenhower Dr Unit J La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	22d	1	0.60mi
51049 Eisenhower Dr Unit G La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	44d	1	0.60mi
51049 Eisenhower Dr Unit 9 La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	3d	1	0.60mi
53420 Avenida Velasco La Quinta, CA	3.0	2.0	1532	$4,000	$2.61	44d	1	0.60mi
51080 Eisenhower Dr Unit 27 La Quinta, CA	2.0	1.5	1000	$2,195	$2.19	22d	1	0.60mi
51080 Eisenhower Dr Unit A La Quinta, CA	2.0	1.5	1000	$2,195	$2.19	44d	1	0.60mi
51080 Eisenhower Dr Unit 30 La Quinta, CA	2.0	1.5	1000	$2,195	$2.19	3d	1	0.60mi
51025 Avenue Martinez Unit 2 La Quinta, CA	2.0	2.5	1000	$2,195	$2.19	3d	1	0.61mi
51025 Avenue Martinez Unit 9 La Quinta, CA	2.0	2.5	1000	$2,195	$2.19	22d	1	0.61mi
53445 Eisenhower Dr La Quinta, CA	3.0	2.0	1797	$3,900	$2.17	44d	1	0.62mi
53390 Avenida Navarro La Quinta, CA	3.0	2.0	1701	$4,500	$2.65	6d	1	0.67mi
53390 Avenida Navarro La Quinta, CA	3.0	2.0	1701	$4,500	$2.65	44d	1	0.67mi
53360 Avenida Juarez La Quinta, CA	3.0	2.0	1621	$2,900	$1.79	6d	1	0.68mi
53655 Avenida Ramirez La Quinta, CA	3.0	2.0	1378	$3,500	$2.54	44d	1	0.72mi
53665 Avenida Vallejo La Quinta, CA	3.0	2.0	1248	$2,600	$2.08	25d	1	0.72mi
53720 Avenida Obregon La Quinta, CA	2.0	2.0	1222	$2,300	$1.88	25d	1	0.76mi

Listing history 5 events

1. 2026-05-23
   historical $470,000
2. 2003-10-08
   soldstatus $214,000
3. 2003-09-10
   historical
4. 2003-08-11
   listed $209,000
5. 1998-07-01
   soldstatus $112,000

ⓘ 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: $4,530 · $378/mo
• Projected year-2 tax: $4,530 · $378/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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 8 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: $43,380
• − Mortgage interest: −$26,327
• − Property taxes: −$4,530
• − Insurance: −$2,350
• − Repairs & maintenance: −$3,470
• − Management: −$3,470
• − Depreciation: −$13,673
• Taxable loss: −$10,441
• Est. tax savings @ 24.0%: +$2,506
• After-tax cash flow: $319/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

+319.6% since first listed

5 events — show timeline

• 2026-05-23 Coming Soon $470,000 GPSMLS
• 2003-10-08 Sold (Public Records) $214,000 Public Records
• 2003-09-10 Listing Removed — GPSMLS
• 2003-08-11 Listed $209,000 GPSMLS
• 1998-07-01 Sold (Public Records) $112,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $4,530 · +2.8% YoY. Source: county tax records.