77137 Casa Del Sol B Unit B · La Quinta, CA 92253

$389,000

4 bd · 4.5 ba · 3,240 sqft · Other · 120 Days on market

◐ Fractional · 1/8 share Built 2019 Excellent condition 0.28 ac lot Garage $120/sqft · at area comps Est $400k · at est.

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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 +8.7/15.0
• Condition / age +4.8/5.0
• Rent growth +4.1/5.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

New co-ownership opportunity: Own one-eighth of this professionally managed, turnkey home. Nestled in the mountains within the private enclave of Flores Montanas, this modern new-construction residence offers a walled courtyard that enhances privacy. Each of the four bedrooms includes its own en suite bathroom for comfort and convenience. Enter through the gate to find two in-ground fire features set in a low-maintenance turf lawn, surrounded by thoughtfully designed landscaping. The custom glass front door opens to an airy, open-plan living space with 14-foot ceilings, plank tile floors, Cambria quartz counters, gold-toned fixtures, and custom lighting.

Key facts

• Walled courtyard
• 14-foot ceilings
• 0.28 acre lot

Tags

• WALLED COURTYARD
• IN-GROUND FIRE FEATURES
• LOW-MAINTENANCE TURF LAWN
• CUSTOM GLASS FRONT DOOR
• OPEN-PLAN LIVING SPACE
• 14-FOOT CEILINGS

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath other listed at $389k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-26k/yr) — negative.
• To cash-flow at today's rent, offer at most $75k (80.6% below list).
• Meets the 1% rule at list price ($5k rent vs $389k).
• Recommended offer: $75k (80.6% below list) — sets the bar for cash-flow.
• Cap rate -0.4% vs local median 3.4% in La Quinta — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• 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.
• Zoned schools: Benjamin Franklin Elementary (619 students, 78% FRL); La Quinta Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 754 students, 83% FRL); La Quinta High (math 31% / reading 65%, grade D, #380 of 1,170 statewide, top 33%, 2,500 students, 74% FRL) — zoned schools average 78% FRL vs 56% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.5%/yr); 1030 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $5,275/mo this rent would consume 64% 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 $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.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($354k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,377 (80.6% 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 120 days. Have you received any prior offers? Is the seller open to a 81% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1/8

Per-share economics — you buy 1/8 the property at this list price.

• 1% rule: 0.17% ✗
• Cap rate: -0.39%
• Cash-on-cash: -23.88%
• DSCR: -0.06
• GRM: 49.2

CMA / ARV Fractional list price

• ARV (whole property): $400,000
• List price (1/8 share): $389,000
• Whole-property price: $3,112,000
• Delta (whole vs ARV): 6.78%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 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
51225 Avenida Rubio	0.27mi	4/4.0	3,020 (-7%)	3mo	$1,025,000	$339	72
51340 Avenida Diaz	0.22mi	3/4.0 (-1)	2,895 (-11%)	2mo	$1,599,950	$553	63
53245 Avenida Martinez	1.02mi	5/3.5 (+1)	3,226 (-0%)	6mo	$970,000	$301	51
51230 Avenida Obregon	0.40mi	3/3.0 (-1)	3,594 (+11%)	2mo	$1,450,000	$403	50
50655 Calle Paloma	1.49mi	4/5.0	3,441 (+6%)	4mo	$1,000,000	$291	49
51425 Calle Quito	1.48mi	4/2.5	3,386 (+4%)	6mo	$925,000	$273	44
78225 Hacienda La Quinta Dr	1.43mi	3/3.5 (-1)	3,528 (+9%)	5mo	$2,087,500	$592	37
77745 Concha Ct	0.93mi	4/3.5	2,748 (-15%)	2mo	$1,585,000	$577	34
49040 Calle Flora	1.26mi	4/5.0	4,000 (+24%)	7mo	$2,200,000	$550	32
49055 Calle Flora	1.21mi	3/4.5 (-1)	4,000 (+24%)	5mo	$2,300,000	$575	31
78136 Calle Norte	1.18mi	3/3.0 (-1)	2,693 (-17%)	6mo	$929,000	$345	24
78159 Lago Dr	1.35mi	3/3.0 (-1)	2,452 (-24%)	7mo	$900,000	$367	23

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: -66.8%
• Equity multiple: -0.82×
• Total profit: $-198,698
• Equity at exit: $58,001

10-year hold

• IRR: —
• Equity multiple: -2.12×
• Total profit: $-340,300
• Equity at exit: $33,634

Cash invested: $108,920 (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: 1030
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $659 medium
• Mortgage (P&I): −$2,040
• Tax est. 1.5%: −$486 /mo · $5,835/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$138
• Net cashflow: $-2,167

Break-even live

Break-even rent $27,223

Max offer price $75,377

Occupancy floor —

Sensitivity live

Price	-10% $-1,899	-5% $-2,033	+0% $-2,167	+5% $-2,302	+10% $-2,436
Rent	-10% $-2,219	-5% $-2,193	+0% $-2,167	+5% $-2,141	+10% $-2,115
Rate	-1.0pp $-1,971	-0.5pp $-2,068	base $-2,167	+0.5pp $-2,268	+1.0pp $-2,371

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: $97,250
• Closing costs: $11,670
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51116 Avenida Mendoza La Quinta, CA	4.0	4.5	2239	$25,000	$11.17	10d	1	0.80mi
76900 Avenida Fernando La Quinta, CA	4.0	4.5	3105	$25,000	$8.05	7d	1	0.87mi
76900 Avenida Fernando La Quinta, CA	4.0	4.5	3105	$25,000	$8.05	6d	1	0.87mi
76895 Avenida Fernando La Quinta, CA	4.0	3.5	3508	$25,000	$7.13	72d	1	0.89mi
76895 Avenida Fernando La Quinta, CA	4.0	3.5	3508	$21,000	$5.99	10d	1	0.89mi
51120 Avenida Navarro La Quinta, CA	4.0	4.5	2250	$25,000	$11.11	10d	1	0.90mi
77010 Avenida Fernando La Quinta, CA	3.0	3.0	2885	$7,500	$2.60	129d	1	0.99mi
53725 Avenida Alvarado La Quinta, CA	4.0	4.5	2798	$5,775	$2.06	10d	1	1.05mi
78174 Calle Norte La Quinta, CA	3.0	3.0	2613	$5,300	$2.03	184d	1	1.13mi
49845 Lago Dr La Quinta, CA	3.0	3.0	2332	$10,000	$4.29	10d	1	1.21mi
78025 Lago Dr La Quinta, CA	3.0	2.5	2191	$11,000	$5.02	46d	1	1.24mi
78025 Lago Dr La Quinta, CA	3.0	2.5	2191	$11,000	$5.02	10d	1	1.24mi
78118 Lago Dr La Quinta, CA	3.0	3.0	2389	$4,500	$1.88	10d	1	1.38mi
78328 Calle Las Ramblas La Quinta, CA	3.0	3.0	2412	$4,200	$1.74	10d	1	1.40mi
54217 Eisenhower Dr La Quinta, CA	4.0	5.0	2290	$7,000	$3.06	10d	1	1.41mi
78370 Calle Las Ramblas La Quinta, CA	3.0	3.0	2412	$6,700	$2.78	10d	1	1.44mi
51425 Calle Paloma La Quinta, CA	4.0	3.0	2682	$4,250	$1.58	10d	1	1.45mi

Property features AI

Finance

• Other: Fee simple landDirections: From Hwy 111, go south on Washington St, left on Avenida Montezuma, right on Casa Del Sol, home on right. Cross streets: Avenida Madero & Avenida MontezumaListing terms: Cash or conventional financingStandard saleShort term rentals not allowedWill not consider leaseDisclosures: None
• HOA & community: No monthly association fee

Exterior

• Parking: DrivewayAttached garageThree garage spacesThree carport spacesTotal of 11 parking spacesFive covered parking spaces
• Security: Security features presentCommunity is gated
• Utilities: Sewer: otherNo PUD
• Home design: Single-story homeOne level
• Construction: Built per assessor records
• Exterior features: Private in-ground poolPrivate in-ground spa/hot tubSprinkler system with timerDrip irrigationGated communityHas view of mountainsDetached property

Interior

• Flooring: Tile flooring
• Bathrooms: One full bathroomThree 3/4 bathroomsOne half bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Fully furnishedLiving room fireplace with glass doorsDining roomLiving roomFamily roomMountain view

Listing history 50 events

1. 2026-11-08
   days on market $389,000 Active 120 DOM
2. 2026-11-07
   days on market $389,000 Active 119 DOM
3. 2026-11-06
   days on market $389,000 Active 118 DOM
4. 2026-11-05
   days on market $389,000 Active 117 DOM
5. 2026-11-04
   days on market $389,000 Active 116 DOM
6. 2026-11-02
   days on market $389,000 Active 114 DOM
7. 2026-11-01
   days on market $389,000 Active 113 DOM
8. 2026-10-31
   days on market $389,000 Active 112 DOM
9. 2026-10-30
   days on market $389,000 Active 111 DOM
10. 2026-10-29
    days on market $389,000 Active 110 DOM
11. 2026-10-28
    days on market $389,000 Active 109 DOM
12. 2026-10-27
    days on market $389,000 Active 108 DOM
13. 2026-10-26
    days on market $389,000 Active 107 DOM
14. 2026-10-25
    days on market $389,000 Active 106 DOM
15. 2026-10-24
    days on market $389,000 Active 105 DOM
16. 2026-10-23
    days on market $389,000 Active 104 DOM
17. 2026-10-22
    days on market $389,000 Active 103 DOM
18. 2026-10-21
    days on market $389,000 Active 102 DOM
19. 2026-10-20
    days on market $389,000 Active 101 DOM
20. 2026-10-19
    days on market $389,000 Active 100 DOM
21. 2026-10-18
    days on market $389,000 Active 99 DOM
22. 2026-10-17
    days on market $389,000 Active 98 DOM
23. 2026-10-16
    days on market $389,000 Active 97 DOM
24. 2026-10-15
    days on market $389,000 Active 96 DOM
25. 2026-10-14
    days on market $389,000 Active 95 DOM
26. 2026-10-13
    days on market $389,000 Active 94 DOM
27. 2026-10-12
    days on market $389,000 Active 93 DOM
28. 2026-10-11
    days on market $389,000 Active 92 DOM
29. 2026-10-10
    days on market $389,000 Active 91 DOM
30. 2026-10-09
    days on market $389,000 Active 90 DOM
31. 2026-10-09
    price $389,000 Active 89 DOM
32. 2026-10-08
    days on market $399,000 Active 89 DOM
33. 2026-10-07
    days on market $399,000 Active 88 DOM
34. 2026-10-06
    days on market $399,000 Active 87 DOM
35. 2026-10-05
    days on market $399,000 Active 86 DOM
36. 2026-10-04
    days on market $399,000 Active 85 DOM
37. 2026-10-04
    days on market $399,000 Active 84 DOM
38. 2026-10-02
    days on market $399,000 Active 83 DOM
39. 2026-10-01
    days on market $399,000 Active 82 DOM
40. 2026-09-30
    days on market $399,000 Active 81 DOM
41. 2026-09-29
    days on market $399,000 Active 80 DOM
42. 2026-09-28
    days on market $399,000 Active 79 DOM
43. 2026-09-27
    days on market $399,000 Active 78 DOM
44. 2026-09-26
    days on market $399,000 Active 77 DOM
45. 2026-09-25
    days on market $399,000 Active 76 DOM
46. 2026-09-24
    days on market $399,000 Active 75 DOM
47. 2026-09-23
    days on market $399,000 Active 74 DOM
48. 2026-09-22
    days on market $399,000 Active 73 DOM
49. 2026-09-21
    days on market $399,000 Active 72 DOM
50. 2026-09-20
    days on market $399,000 Active 71 DOM

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥113°F today · 23 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: $7,913
• − Mortgage interest: −$21,790
• − Property taxes: −$5,835
• − Insurance: −$1,945
• − Repairs & maintenance: −$633
• − Management: −$633
• − Depreciation: −$11,316
• Taxable loss: −$34,240
• Est. tax savings @ 24.0%: +$8,218
• After-tax cash flow: $-17,791/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

Excellent 95/100 None rehab

This modern, co-ownership home in La Quinta, CA, offers a turnkey living experience with excellent condition and minimal maintenance needs. Potential buyers can focus on enjoying the property's amenities and location.

Value-add opportunities

• Both Landscaping improvements — Enhance curb appeal and increase property value ↑
• Both Add smart home features — Improve convenience and attract tech-savvy buyers ↑
• Both Install smart thermostat — Reduce energy costs and attract eco-conscious buyers ↑

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Benjamin Franklin Elementary Middle La Quinta Middle F CA #277/498 Nat'l #10,474/14,009 High La Quinta High D CA #380/1,170 Nat'l #6,224/17,239

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

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%
• 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

Property features AI

Finance

• Other: Fee simple landDirections: From Hwy 111, go south on Washington St, left on Avenida Montezuma, right on Casa Del Sol, home on right. Cross streets: Avenida Madero & Avenida MontezumaListing terms: Cash or conventional financingStandard saleShort term rentals not allowedWill not consider leaseDisclosures: None
• HOA & community: No monthly association fee

Exterior

• Parking: DrivewayAttached garageThree garage spacesThree carport spacesTotal of 11 parking spacesFive covered parking spaces
• Security: Security features presentCommunity is gated
• Utilities: Sewer: otherNo PUD
• Home design: Single-story homeOne level
• Construction: Built per assessor records
• Exterior features: Private in-ground poolPrivate in-ground spa/hot tubSprinkler system with timerDrip irrigationGated communityHas view of mountainsDetached property

Interior

• Flooring: Tile flooring
• Bathrooms: One full bathroomThree 3/4 bathroomsOne half bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Fully furnishedLiving room fireplace with glass doorsDining roomLiving roomFamily roomMountain view

Price history

1 event — show timeline

• 2026-04-14 Listed $435,000 GPSMLS