54880 Inverness Way · La Quinta, CA 92253

$464,000

2 bd · 2.0 ba · 1,330 sqft · Condo public records · 64 Days on market

Built 1987 $806/mo HOA · 19% of rent

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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).

• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Best-priced Champion 1 on the market -- priced $40,000 below the competition for a quick sale. Welcome to PGA West, one of the desert's most desirable communities, located in the beautiful city of La Quinta. Home to the world-renowned American Express Golf Tournament each January, PGA West represents the pinnacle of luxury desert living. This beautifully updated Champion 1 condo features 2 bedrooms, 2 bathrooms, and approximately 1,330 square feet of comfortable living space. Ideally situated on the Stadium Course, Hole 4, within the exclusive Stadium community, the property offers stunning golf course views from your private covered patio--perfect for relaxing, entertaining, or enjoying tournament action. Inside, the home showcases new flooring, updated lighting, and fresh paint, creating a clean, modern feel throughout. The well-designed layout offers both comfort and functionality, making it ideal as a full-time residence, vacation home, or investment property. Residents enjoy a 24-hour guard-gated community, offering privacy, security, and a true resort-style atmosphere. A community pool and spa are just steps away, providing the perfect place to unwind and enjoy the desert lifestyle. Low-maintenance and move-in ready, this is an exceptional opportunity to own in one of La Quinta's most sought-after golf communities. Accepting backup offers

Key facts

• Community pool
• Community spa
• Move in ready

Tags

• GOLF COURSE VIEWS
• PRIVATE COVERED PATIO
• 24 HOUR GUARD GATED COMMUNITY
• COMMUNITY POOL
• COMMUNITY SPA
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $464k.

Deal economics

• At list price, monthly cash flow is $-512 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $374k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $434k (6.6% below list).
• Recommended offer: $374k (19.5% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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.
• 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: 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); 70% 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 $4,336/mo this rent would consume 52% 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 $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

• It's been on market 64 days — a 6% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago; this cycle's ask has dropped $56k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $373,510 (19.5% 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 64 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.93% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.73%
• DSCR: 0.79
• GRM: 8.9

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: -19.5%
• Equity multiple: 0.29×
• Total profit: $-91,727
• Equity at exit: $69,184

10-year hold

• IRR: -5.1%
• Equity multiple: 0.61×
• Total profit: $-51,194
• Equity at exit: $40,118

Cash invested: $129,920 (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: 656
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $4,336 high
• Mortgage (P&I): −$2,433
• Tax from tax record: −$505 /mo · $6,060/yr
• Insurance: −$193
• HOA: −$806
• Vacancy / Maint / Mgmt: −$911
• Net cashflow: $-512

Break-even live

Break-even rent $4,984

Max offer price $373,510

Occupancy floor —

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: $116,000
• Closing costs: $13,920
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54838 Oak-Tree La Quinta, CA	3.0	2.0	1627	$5,500	$3.38	43d	1	0.20mi
54673 Oakhill La Quinta, CA	2.0	2.0	1330	$2,899	$2.18	17d	1	0.28mi
54780 Shoal Crk La Quinta, CA	3.0	2.0	1627	$5,999	$3.69	43d	1	0.35mi
80601 Oak Tree La Quinta, CA	2.0	2.0	1330	$2,500	$1.88	5d	1	0.41mi
55523 Oakhill La Quinta, CA	2.0	2.0	1288	$4,400	$3.42	43d	1	0.42mi
54635 Shoal Crk La Quinta, CA	2.0	2.5	1627	$7,000	$4.30	43d	1	0.42mi
54575 Shoal Crk La Quinta, CA	2.0	2.0	1549	$6,500	$4.20	43d	1	0.45mi
54492 Shoal Crk La Quinta, CA	2.0	2.0	1549	$10,000	$6.46	18d	1	0.46mi
55235 Laurel Vly La Quinta, CA	3.0	2.0	1828	$8,500	$4.65	43d	1	0.52mi
55111 Tanglewood La Quinta, CA	3.0	2.5	1621	$3,375	$2.08	43d	1	0.52mi
79822 Olympia Flds La Quinta, CA	3.0	3.0	1621	$6,500	$4.01	43d	1	0.53mi
54137 Oakhill La Quinta, CA	2.0	2.0	1549	$2,600	$1.68	18d	1	0.53mi
55435 Tanglewood La Quinta, CA	2.0	2.5	1410	$2,600	$1.84	10d	1	0.55mi
79804 Olympia Flds La Quinta, CA	2.0	3.0	1472	$2,899	$1.97	43d	1	0.55mi
55459 Tanglewood La Quinta, CA	2.0	2.0	1283	$3,950	$3.08	43d	1	0.55mi
79791 Olympia Flds La Quinta, CA	3.0	2.5	1621	$6,000	$3.70	43d	1	0.55mi
79773 Olympia Flds La Quinta, CA	2.0	2.0	1492	$5,000	$3.35	43d	1	0.57mi
54970 Firestone La Quinta, CA	2.0	2.5	1410	$4,999	$3.55	43d	1	0.58mi
54101 Oakhill La Quinta, CA	2.0	1.5	1330	$6,500	$4.89	43d	1	0.58mi
55108 Firestone La Quinta, CA	2.0	2.5	1410	$3,274	$2.32	43d	1	0.59mi
55102 Firestone La Quinta, CA	2.0	2.0	1492	$4,200	$2.82	43d	1	0.59mi
55288 Firestone La Quinta, CA	3.0	2.5	1621	$6,500	$4.01	43d	1	0.60mi
55430 Laurel Vly La Quinta, CA	3.0	2.0	1515	$5,999	$3.96	43d	1	0.61mi
55456 Firestone La Quinta, CA	2.0	3.5	1492	$2,750	$1.84	2d	1	0.61mi
54790 Firestone La Quinta, CA	2.0	2.5	1410	$4,999	$3.55	43d	1	0.62mi
80377 Redstone Way La Quinta, CA	3.0	2.0	1592	$3,600	$2.26	16d	1	0.68mi
80377 Redstone Way La Quinta, CA	3.0	2.0	1592	$3,600	$2.26	43d	1	0.68mi
55559 Winged Foot La Quinta, CA	2.0	2.0	1288	$2,900	$2.25	43d	1	0.70mi
55646 Riviera La Quinta, CA	3.0	2.0	1627	$6,000	$3.69	43d	1	0.75mi
52478 Hawthorn Ct La Quinta, CA	2.0	3.0	1694	$2,500	$1.48	43d	1	1.19mi
52430 Hawthorn Ct La Quinta, CA	2.0	2.0	1100	$2,500	$2.27	1d	1	1.20mi
80092 Ironbark Way La Quinta, CA	2.0	2.5	1668	$3,498	$2.10	4d	1	1.24mi
52298 Rosewood Ln La Quinta, CA	3.0	3.0	1725	$5,000	$2.90	43d	1	1.25mi
52233 Rosewood Ln La Quinta, CA	3.0	2.5	1656	$3,500	$2.11	5d	1	1.29mi
52202 Rosewood Ln La Quinta, CA	3.0	3.0	1708	$4,500	$2.63	43d	1	1.29mi
80175 Avenue 52 La Quinta, CA	1.0–2.0	1.0–2.0	965	$2,759	$2.86	2d	5	1.30mi
55087 Tanglewood Unit 1 La Quinta, CA	3.0	2.0	1500	$5,800	$3.87	43d	1	1.35mi
52082 Rosewood Ln La Quinta, CA	2.0	2.5	1246	$3,000	$2.41	24d	1	1.37mi
52050 Rosewood Ln La Quinta, CA	3.0	3.0	1725	$3,500	$2.03	43d	1	1.38mi
57420 Via Vis La Quinta, CA	2.0	2.5	1561	$3,600	$2.31	43d	1	1.39mi

HOA detail condo

• Monthly dues: $806 · $9,672/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-03
   statusdays on market $464,000 Pending 64 DOM
2. 2026-06-02
   days on market $464,000 Active Under Contract 63 DOM
3. 2026-06-01
   days on market $464,000 Active Under Contract 62 DOM
4. 2026-05-31
   days on market $464,000 Active Under Contract 61 DOM
5. 2026-05-18
   historical Active Under Contract 1366-char remark

   Show marketing remark (1366 chars)

   Best-priced Champion 1 on the market -- priced $40,000 below the competition for a quick sale. Welcome to PGA West, one of the desert's most desirable communities, located in the beautiful city of La Quinta. Home to the world-renowned American Express Golf Tournament each January, PGA West represents the pinnacle of luxury desert living. This beautifully updated Champion 1 condo features 2 bedrooms, 2 bathrooms, and approximately 1,330 square feet of comfortable living space. Ideally situated on the Stadium Course, Hole 4, within the exclusive Stadium community, the property offers stunning golf course views from your private covered patio--perfect for relaxing, entertaining, or enjoying tournament action. Inside, the home showcases new flooring, updated lighting, and fresh paint, creating a clean, modern feel throughout. The well-designed layout offers both comfort and functionality, making it ideal as a full-time residence, vacation home, or investment property. Residents enjoy a 24-hour guard-gated community, offering privacy, security, and a true resort-style atmosphere. A community pool and spa are just steps away, providing the perfect place to unwind and enjoy the desert lifestyle. Low-maintenance and move-in ready, this is an exceptional opportunity to own in one of La Quinta's most sought-after golf communities. Accepting backup offers

6. 2026-05-11
   price $464,000 1366-char remark

   Show marketing remark (1366 chars)

   Best-priced Champion 1 on the market -- priced $40,000 below the competition for a quick sale. Welcome to PGA West, one of the desert's most desirable communities, located in the beautiful city of La Quinta. Home to the world-renowned American Express Golf Tournament each January, PGA West represents the pinnacle of luxury desert living. This beautifully updated Champion 1 condo features 2 bedrooms, 2 bathrooms, and approximately 1,330 square feet of comfortable living space. Ideally situated on the Stadium Course, Hole 4, within the exclusive Stadium community, the property offers stunning golf course views from your private covered patio--perfect for relaxing, entertaining, or enjoying tournament action. Inside, the home showcases new flooring, updated lighting, and fresh paint, creating a clean, modern feel throughout. The well-designed layout offers both comfort and functionality, making it ideal as a full-time residence, vacation home, or investment property. Residents enjoy a 24-hour guard-gated community, offering privacy, security, and a true resort-style atmosphere. A community pool and spa are just steps away, providing the perfect place to unwind and enjoy the desert lifestyle. Low-maintenance and move-in ready, this is an exceptional opportunity to own in one of La Quinta's most sought-after golf communities. Accepting backup offers

7. 2026-05-09
   price $469,999 1366-char remark

   Show marketing remark (1366 chars)

   Best-priced Champion 1 on the market -- priced $40,000 below the competition for a quick sale. Welcome to PGA West, one of the desert's most desirable communities, located in the beautiful city of La Quinta. Home to the world-renowned American Express Golf Tournament each January, PGA West represents the pinnacle of luxury desert living. This beautifully updated Champion 1 condo features 2 bedrooms, 2 bathrooms, and approximately 1,330 square feet of comfortable living space. Ideally situated on the Stadium Course, Hole 4, within the exclusive Stadium community, the property offers stunning golf course views from your private covered patio--perfect for relaxing, entertaining, or enjoying tournament action. Inside, the home showcases new flooring, updated lighting, and fresh paint, creating a clean, modern feel throughout. The well-designed layout offers both comfort and functionality, making it ideal as a full-time residence, vacation home, or investment property. Residents enjoy a 24-hour guard-gated community, offering privacy, security, and a true resort-style atmosphere. A community pool and spa are just steps away, providing the perfect place to unwind and enjoy the desert lifestyle. Low-maintenance and move-in ready, this is an exceptional opportunity to own in one of La Quinta's most sought-after golf communities. Accepting backup offers

8. 2026-05-04
   price $485,000 1366-char remark

   Show marketing remark (1366 chars)

   Best-priced Champion 1 on the market -- priced $40,000 below the competition for a quick sale. Welcome to PGA West, one of the desert's most desirable communities, located in the beautiful city of La Quinta. Home to the world-renowned American Express Golf Tournament each January, PGA West represents the pinnacle of luxury desert living. This beautifully updated Champion 1 condo features 2 bedrooms, 2 bathrooms, and approximately 1,330 square feet of comfortable living space. Ideally situated on the Stadium Course, Hole 4, within the exclusive Stadium community, the property offers stunning golf course views from your private covered patio--perfect for relaxing, entertaining, or enjoying tournament action. Inside, the home showcases new flooring, updated lighting, and fresh paint, creating a clean, modern feel throughout. The well-designed layout offers both comfort and functionality, making it ideal as a full-time residence, vacation home, or investment property. Residents enjoy a 24-hour guard-gated community, offering privacy, security, and a true resort-style atmosphere. A community pool and spa are just steps away, providing the perfect place to unwind and enjoy the desert lifestyle. Low-maintenance and move-in ready, this is an exceptional opportunity to own in one of La Quinta's most sought-after golf communities. Accepting backup offers

9. 2026-04-28
   price $492,000 1366-char remark

   Show marketing remark (1366 chars)

   Best-priced Champion 1 on the market -- priced $40,000 below the competition for a quick sale. Welcome to PGA West, one of the desert's most desirable communities, located in the beautiful city of La Quinta. Home to the world-renowned American Express Golf Tournament each January, PGA West represents the pinnacle of luxury desert living. This beautifully updated Champion 1 condo features 2 bedrooms, 2 bathrooms, and approximately 1,330 square feet of comfortable living space. Ideally situated on the Stadium Course, Hole 4, within the exclusive Stadium community, the property offers stunning golf course views from your private covered patio--perfect for relaxing, entertaining, or enjoying tournament action. Inside, the home showcases new flooring, updated lighting, and fresh paint, creating a clean, modern feel throughout. The well-designed layout offers both comfort and functionality, making it ideal as a full-time residence, vacation home, or investment property. Residents enjoy a 24-hour guard-gated community, offering privacy, security, and a true resort-style atmosphere. A community pool and spa are just steps away, providing the perfect place to unwind and enjoy the desert lifestyle. Low-maintenance and move-in ready, this is an exceptional opportunity to own in one of La Quinta's most sought-after golf communities. Accepting backup offers

10. 2026-04-15
    price $499,000 1366-char remark

    Show marketing remark (1366 chars)

    Best-priced Champion 1 on the market -- priced $40,000 below the competition for a quick sale. Welcome to PGA West, one of the desert's most desirable communities, located in the beautiful city of La Quinta. Home to the world-renowned American Express Golf Tournament each January, PGA West represents the pinnacle of luxury desert living. This beautifully updated Champion 1 condo features 2 bedrooms, 2 bathrooms, and approximately 1,330 square feet of comfortable living space. Ideally situated on the Stadium Course, Hole 4, within the exclusive Stadium community, the property offers stunning golf course views from your private covered patio--perfect for relaxing, entertaining, or enjoying tournament action. Inside, the home showcases new flooring, updated lighting, and fresh paint, creating a clean, modern feel throughout. The well-designed layout offers both comfort and functionality, making it ideal as a full-time residence, vacation home, or investment property. Residents enjoy a 24-hour guard-gated community, offering privacy, security, and a true resort-style atmosphere. A community pool and spa are just steps away, providing the perfect place to unwind and enjoy the desert lifestyle. Low-maintenance and move-in ready, this is an exceptional opportunity to own in one of La Quinta's most sought-after golf communities. Accepting backup offers

11. 2026-04-04
    price $504,999 1366-char remark

    Show marketing remark (1366 chars)

    Best-priced Champion 1 on the market -- priced $40,000 below the competition for a quick sale. Welcome to PGA West, one of the desert's most desirable communities, located in the beautiful city of La Quinta. Home to the world-renowned American Express Golf Tournament each January, PGA West represents the pinnacle of luxury desert living. This beautifully updated Champion 1 condo features 2 bedrooms, 2 bathrooms, and approximately 1,330 square feet of comfortable living space. Ideally situated on the Stadium Course, Hole 4, within the exclusive Stadium community, the property offers stunning golf course views from your private covered patio--perfect for relaxing, entertaining, or enjoying tournament action. Inside, the home showcases new flooring, updated lighting, and fresh paint, creating a clean, modern feel throughout. The well-designed layout offers both comfort and functionality, making it ideal as a full-time residence, vacation home, or investment property. Residents enjoy a 24-hour guard-gated community, offering privacy, security, and a true resort-style atmosphere. A community pool and spa are just steps away, providing the perfect place to unwind and enjoy the desert lifestyle. Low-maintenance and move-in ready, this is an exceptional opportunity to own in one of La Quinta's most sought-after golf communities. Accepting backup offers

12. 2026-03-31
    listed $520,000 Active 1366-char remark

    Show marketing remark (1366 chars)

    Best-priced Champion 1 on the market -- priced $40,000 below the competition for a quick sale. Welcome to PGA West, one of the desert's most desirable communities, located in the beautiful city of La Quinta. Home to the world-renowned American Express Golf Tournament each January, PGA West represents the pinnacle of luxury desert living. This beautifully updated Champion 1 condo features 2 bedrooms, 2 bathrooms, and approximately 1,330 square feet of comfortable living space. Ideally situated on the Stadium Course, Hole 4, within the exclusive Stadium community, the property offers stunning golf course views from your private covered patio--perfect for relaxing, entertaining, or enjoying tournament action. Inside, the home showcases new flooring, updated lighting, and fresh paint, creating a clean, modern feel throughout. The well-designed layout offers both comfort and functionality, making it ideal as a full-time residence, vacation home, or investment property. Residents enjoy a 24-hour guard-gated community, offering privacy, security, and a true resort-style atmosphere. A community pool and spa are just steps away, providing the perfect place to unwind and enjoy the desert lifestyle. Low-maintenance and move-in ready, this is an exceptional opportunity to own in one of La Quinta's most sought-after golf communities. Accepting backup offers

13. 2026-01-19
    historical
14. 2025-12-21
    price $469,999
15. 2025-12-16
    price $473,999
16. 2025-11-09
    price $474,999
17. 2025-11-03
    price $479,999
18. 2025-10-29
    price $485,999
19. 2025-10-27
    price $488,999
20. 2025-10-22
    price $492,999
21. 2025-10-21
    price $505,000
22. 2025-10-15
    listed $509,999 Active
23. 2025-03-19
    soldstatus $425,000
24. 2024-12-30
    status Active
25. 2024-08-30
    status Active
26. 2024-07-02
    listed $565,000 Active
27. 2004-07-16
    soldstatus $269,000
28. 2004-05-11
    historical
29. 2004-05-11
    listed $279,000
30. 2000-06-06
    soldstatus $170,000
31. 2000-05-11
    historical
32. 2000-03-31
    listed $174,000
33. 1999-03-15
    soldstatus $1,500,000

ⓘ 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: $6,060 · $505/mo
• Projected year-2 tax: $6,060 · $505/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥115°F today · 17 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: $52,030
• − Mortgage interest: −$25,991
• − Property taxes: −$6,060
• − Insurance: −$2,320
• − Repairs & maintenance: −$4,162
• − Management: −$4,162
• − HOA: −$9,672
• − Depreciation: −$13,498
• Taxable loss: −$13,836
• Est. tax savings @ 24.0%: +$3,321
• After-tax cash flow: $-2,826/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 — 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

-69.1% since first listed

29 events — show timeline

• 2026-05-18 Contingent — GPSMLS
• 2026-05-11 Price Changed $464,000 GPSMLS
• 2026-05-09 Price Changed $469,999 GPSMLS
• 2026-05-04 Price Changed $485,000 GPSMLS
• 2026-04-28 Price Changed $492,000 GPSMLS
• 2026-04-15 Price Changed $499,000 GPSMLS
• 2026-04-04 Price Changed $504,999 GPSMLS
• 2026-03-31 Listed $520,000 GPSMLS
• 2026-01-19 Listing Removed — CRMLS
• 2025-12-21 Price Changed $469,999 CRMLS
• 2025-12-16 Price Changed $473,999 CRMLS
• 2025-11-09 Price Changed $474,999 CRMLS
• 2025-11-03 Price Changed $479,999 CRMLS
• 2025-10-29 Price Changed $485,999 CRMLS
• 2025-10-27 Price Changed $488,999 CRMLS
• 2025-10-22 Price Changed $492,999 CRMLS
• 2025-10-21 Price Changed $505,000 CRMLS
• 2025-10-15 Listed $509,999 CRMLS
• 2025-03-19 Sold (Public Records) $425,000 Public Records
• 2024-12-30 Relisted — CRMLS
• 2024-08-30 Relisted — CRMLS
• 2024-07-02 Listed $565,000 CRMLS
• 2004-07-16 Sold (Public Records) $269,000 Public Records
• 2004-05-11 Listed $279,000 GPSMLS
• 2004-05-11 Listing Removed — GPSMLS
• 2000-06-06 Sold (Public Records) $170,000 Public Records
• 2000-05-11 Listing Removed — GPSMLS
• 2000-03-31 Listed $174,000 GPSMLS
• 1999-03-15 Sold (Public Records) $1,500,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $6,060 · +14.3% YoY. Source: county tax records.