83054 55th Ave · Vista Santa Rosa, CA 92274

$630,000

4 bd · 2.0 ba · 2,639 sqft · SingleFamily public records · 90 Days on market

Built 2005 10,019 sqft lot $239/sqft · 18% above area Est $532k · 18% over ↓ 48% since listing

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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
• Appreciation +10.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This is the home you've been waiting for in Vista Santa Rosa! Located just outside the city limits of Indio and La Quinta, enjoy the rare benefit of no HOA, no Mello Roos, and no city taxes saving you thousands each year. This one of a kind property features impressive high ceilings, a grand double door entrance, and a beautiful water fountain upon entry that creates a stunning first impression. The spacious layout offers 4 bedrooms and 3 bathrooms with an open concept design, perfect for modern living and entertaining. Enjoy both a formal dining area and a separate breakfast area. Tile flooring runs throughout the home, adding both style and durability. The property also includes a 3 car garage and RV parking with a private gate. The private backyard provides the perfect space to relax or entertain. This is a unique opportunity you don't want to miss!

Key facts

• Double door entrance
• Open concept design
• Formal dining area

Tags

• HIGH CEILINGS
• DOUBLE DOOR ENTRANCE
• WATER FOUNTAIN
• OPEN CONCEPT DESIGN
• FORMAL DINING AREA
• SEPARATE BREAKFAST AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $630k.

Deal economics

• At list price, monthly cash flow is $5k ($60k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $630k).
• Recommended offer: $592k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 45/100 on livability (#1,288 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+, crime B; Watch: schools F, amenities F, commute F.
• Coachella Valley Unified (rural): math 12% / reading 23% proficiency, ranked #481 of 517 in CA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 492 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• In year one you build about $67k of equity ($4k loan paydown + $63k appreciation (10.0% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $176k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$108k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($592k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 20y 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.
• Current owner paid $224k; list at $630k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $592,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.83% ✓
• Cap rate: 15.84%
• Cash-on-cash: 34.09%
• DSCR: 2.52
• GRM: 4.6

CMA / ARV

• ARV (median comp): $531,672
• List price: $630,000
• Delta: 18.49%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54859 Bodine Dr	0.06mi	4/3.0	2,639 (0%)	17mo	$575,000	$218	79
83162 55th Ave	0.09mi	5/3.5 (+1)	2,915 (+10%)	9mo	$595,000	$204	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.4%
• Equity multiple: 4.75×
• Total profit: $662,260
• Equity at exit: $567,554

10-year hold

• IRR: 44.0%
• Equity multiple: 10.63×
• Total profit: $1,699,304
• Equity at exit: $1,223,951

Cash invested: $176,400 (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 92274

• Home prices YoY: 31.9%
• Active inventory: 492
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $11,519 high
• Mortgage (P&I): −$3,304
• Tax from tax record: −$523 /mo · $6,278/yr
• Insurance: −$262
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,419
• Net cashflow: $5,011

Break-even live

Break-even rent $5,177

Max offer price $630,000

Occupancy floor 52%

Sensitivity live

Price	-10% $5,367	-5% $5,189	+0% $5,011	+5% $4,832	+10% $4,654
Rent	-10% $4,101	-5% $4,556	+0% $5,011	+5% $5,466	+10% $5,921
Rate	-1.0pp $5,328	-0.5pp $5,171	base $5,011	+0.5pp $4,847	+1.0pp $4,681

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: $157,500
• Closing costs: $18,900
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55150 Monroe St La Quinta, CA	2.0–4.0	2.0–4.0	1686	$4,082	$2.42	0d	35	1.02mi
55120 Autumn Valley Ct La Quinta, CA	4.0	4.5	3180	$12,000	$3.77	44d	1	1.10mi
55100 Autumn Valley Ct La Quinta, CA	3.0	4.0	3180	$12,000	$3.77	44d	1	1.11mi
55615 Turnberry Way La Quinta, CA	4.0	4.5	3708	$30,000	$8.09	44d	1	1.16mi
55121 Summer Lynn Ct La Quinta, CA	4.0	4.5	3217	$10,000	$3.11	44d	1	1.20mi
55140 Spring Creek Ct La Quinta, CA	4.0	4.5	3075	$15,000	$4.88	44d	1	1.22mi
81945 Elynor Ct La Quinta, CA	3.0	3.0	2673	$14,000	$5.24	44d	1	1.24mi
81805 Four Seasons Pl La Quinta, CA	4.0	4.0	3370	$7,000	$2.08	44d	1	1.28mi
56705 Village Dr La Quinta, CA	3.0	3.0	2987	$7,775	$2.60	44d	1	1.34mi
81620 Tiburon Dr La Quinta, CA	4.0	3.5	3412	$6,325	$1.85	44d	1	1.46mi
81600 Macbeth St La Quinta, CA	3.0	4.0	3131	$15,000	$4.79	44d	1	1.49mi
81600 Macbeth St La Quinta, CA	3.0	4.0	3131	$15,000	$4.79	6d	1	1.49mi
81670 Haflinger Way La Quinta, CA	4.0	4.5	3314	$15,000	$4.53	44d	1	1.49mi

Listing history 50 events

1. 2026-06-18
   days on market $630,000 Active 90 DOM
2. 2026-06-17
   days on market $630,000 Active 89 DOM
3. 2026-06-16
   days on market $630,000 Active 88 DOM
4. 2026-06-15
   days on market $630,000 Active 87 DOM
5. 2026-06-13
   days on market $630,000 Active 85 DOM
6. 2026-06-13
   days on market $630,000 Active 84 DOM
7. 2026-06-09
   days on market $630,000 Active 81 DOM
8. 2026-06-08
   days on market $630,000 Active 80 DOM
9. 2026-06-07
   days on market $630,000 Active 79 DOM
10. 2026-06-04
    days on market $630,000 Active 76 DOM
11. 2026-06-03
    days on market $630,000 Active 75 DOM
12. 2026-06-02
    days on market $630,000 Active 74 DOM
13. 2026-06-01
    days on market $630,000 Active 73 DOM
14. 2026-05-31
    days on market $630,000 Active 72 DOM
15. 2026-03-20
    listed $630,000 Active 864-char remark

    Show marketing remark (864 chars)

    This is the home you've been waiting for in Vista Santa Rosa! Located just outside the city limits of Indio and La Quinta, enjoy the rare benefit of no HOA, no Mello Roos, and no city taxes saving you thousands each year. This one of a kind property features impressive high ceilings, a grand double door entrance, and a beautiful water fountain upon entry that creates a stunning first impression. The spacious layout offers 4 bedrooms and 3 bathrooms with an open concept design, perfect for modern living and entertaining. Enjoy both a formal dining area and a separate breakfast area. Tile flooring runs throughout the home, adding both style and durability. The property also includes a 3 car garage and RV parking with a private gate. The private backyard provides the perfect space to relax or entertain. This is a unique opportunity you don't want to miss!

16. 2023-03-14
    historical
17. 2022-09-13
    listed $639,900 Active
18. 2014-03-24
    soldstatus $223,500 Closed
19. 2014-02-04
    status Pending
20. 2014-01-31
    status Active
21. 2013-12-03
    status Pending
22. 2013-11-23
    listed $220,500 Active
23. 2012-11-30
    historical
24. 2012-06-29
    status Backup Offers Accepted
25. 2012-06-29
    listed $140,000 Active
26. 2011-12-16
    price $535,000 Expired
27. 2011-12-16
    price $375,000 Cancelled
28. 2009-01-30
    historical
29. 2009-01-29
    soldstatus $245,000
30. 2008-12-16
    historical
31. 2008-12-02
    price $245,000
32. 2008-11-13
    listed $255,000
33. 2008-11-12
    historical
34. 2008-09-26
    price $249,900
35. 2008-09-26
    status
36. 2008-09-20
    historical
37. 2008-09-12
    listed $274,900
38. 2008-09-11
    historical
39. 2008-08-19
    price $274,900
40. 2008-06-11
    listed $299,900
41. 2008-01-24
    historical
42. 2008-01-15
    price $349,900
43. 2007-11-21
    listed $375,000
44. 2007-04-12
    historical
45. 2007-03-28
    soldstatus $535,000 Closed Sale
46. 2007-02-22
    price $535,000
47. 2007-02-18
    historical
48. 2007-01-19
    listed $385,000
49. 2006-12-04
    listed $505,000
50. 2006-12-02
    historical

ⓘ 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: $6,278 · $523/mo
• Projected year-2 tax: $6,278 · $523/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 7/10 Severe
• 🌡 Heat 10/10 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: $138,230
• − Mortgage interest: −$35,290
• − Property taxes: −$6,278
• − Insurance: −$3,150
• − Repairs & maintenance: −$11,058
• − Management: −$11,058
• − Depreciation: −$18,327
• Taxable income: $53,068
• Est. tax owed @ 24.0%: −$12,736
• After-tax cash flow: $47,392/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: Coachella Valley Unified
• NCES district ID: 0609070
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $37,683
• Composite: 14.62/100
• National rank: #9408
• State rank: #481 of 517 in CA

Livability — Vista Santa Rosa

• Score: 45/100
• State rank: #1288
• US rank: #26540

Category grades

Amenities F Commute F Cost of living F Crime B Employment D- Housing B+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vista Santa Rosa, CA
• Population (ZIP): 17,909

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: Predominantly Hispanic (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 49% White 10%
• Hispanic origin (detail): Mexican 87%
• Common ancestry: Italian 1% Portuguese 1%
• Foreign-born: 42% · Canada
• Languages at home: 24% English-only · Spanish 76%

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: ▲ 179.97%
• Current HPI: 744.8454
• Rent YoY: —
• Metro: —
• 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

-47.5% since first listed

38 events — show timeline

• 2026-03-20 Listed $630,000 GPSMLS
• 2023-03-14 Listing Removed — GPSMLS
• 2022-09-13 Listed $639,900 GPSMLS
• 2014-03-24 Sold (MLS) $223,500 GPSMLS
• 2014-02-04 Pending — GPSMLS
• 2014-01-31 Relisted — GPSMLS
• 2013-12-03 Pending — GPSMLS
• 2013-11-23 Listed $220,500 GPSMLS
• 2012-11-30 Listing Removed — GPSMLS
• 2012-06-29 Pending — GPSMLS
• 2012-06-29 Listed $140,000 GPSMLS
• 2011-12-16 Price Changed $535,000 GPSMLS
• 2011-12-16 Price Changed $375,000 GPSMLS
• 2009-01-30 Listing Removed — GPSMLS
• 2009-01-29 Sold (Public Records) $245,000 Public Records
• 2008-12-16 Contingent — GPSMLS
• 2008-12-02 Price Changed $245,000 GPSMLS
• 2008-11-13 Listed $255,000 GPSMLS
• 2008-11-12 Listing Removed — GPSMLS
• 2008-09-26 Price Changed $249,900 GPSMLS
• 2008-09-26 Relisted — GPSMLS
• 2008-09-20 Listing Removed — GPSMLS
• 2008-09-12 Listed $274,900 GPSMLS
• 2008-09-11 Listing Removed — GPSMLS
• 2008-08-19 Price Changed $274,900 GPSMLS
• 2008-06-11 Listed $299,900 GPSMLS
• 2008-01-24 Listing Removed — GPSMLS
• 2008-01-15 Price Changed $349,900 GPSMLS
• 2007-11-21 Listed $375,000 GPSMLS
• 2007-04-12 Listing Removed — CRMLS
• 2007-03-28 Sold (MLS) $535,000 CRMLS
• 2007-02-22 Price Changed $535,000 CRMLS
• 2007-02-18 Listing Removed — GPSMLS
• 2007-01-19 Listed $385,000 GPSMLS
• 2006-12-04 Listed $505,000 CRMLS
• 2006-12-02 Listing Removed — GPSMLS
• 2006-09-12 Listed $479,900 GPSMLS
• 2002-05-29 Sold (Public Records) $1,200,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $6,278 · +2.8% YoY. Source: county tax records.