55384 Laurel Vly · La Quinta, CA 92253

$450,000

3 bd · 2.0 ba · 2,129 sqft · Condo public records · 142 Days on market

Built 1990 $211/sqft · 7% below area Est $484k · 7% under $812/mo HOA · 12% of rent

---

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 +28.3/30.0
• ARV discount +10.6/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Rent growth +4.1/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your perfect desert getaway awaits! Experience resort-style living in the prestigious golf community of PGA West. This beautifully maintained 3-bedroom, 2-bath residence is ideally situated on the 5th hole of the Nicklaus Tournament Course and is sold turnkey furnished—ready for immediate enjoyment. The open floor plan offers effortless entertaining, complemented by a HUGE bonus room featuring a bar and built-in entertainment center, in addition to three spacious bedrooms. Recent bathroom updates, ample storage, and a two-car garage add comfort and convenience. Located just steps from the community pool and spa, this home truly has it all. The HOA provides exceptional value, covering exterior building and landscape maintenance, irrigation water and equipment, roof, exterior paint, cable, internet, trash service, roving security, and guard-gated access. Now is the time to enjoy the PGA West lifestyle!

Key facts

• Community pool
• Bonus room
• Guard-gated access

Tags

• 5TH HOLE
• BONUS ROOM
• BUILT-IN ENTERTAINMENT CENTER
• COMMUNITY POOL
• GUARD-GATED ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $450k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $450k).
• Recommended offer: $396k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $6,538/mo this rent would consume 79% 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.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $126k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y ago; this cycle's ask has dropped $25k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; list at $450k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $396,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.45% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.68%
• DSCR: 1.61
• GRM: 5.7

CMA / ARV

• ARV (median comp): $483,802
• List price: $450,000
• Delta: -6.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.2%
• Equity multiple: 1.34×
• Total profit: $42,534
• Equity at exit: $67,096

10-year hold

• IRR: 20.6%
• Equity multiple: 3.07×
• Total profit: $260,238
• Equity at exit: $38,908

Cash invested: $126,000 (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: 5.7×

Monthly cashflow live

• Estimated rent: $6,538 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$369 /mo · $4,429/yr
• Insurance: −$188
• HOA: −$812
• Vacancy / Maint / Mgmt: −$1,373
• Net cashflow: $1,437

Break-even live

Break-even rent $4,720

Max offer price $450,000

Occupancy floor 73%

Sensitivity live

Price	-10% $1,691	-5% $1,564	+0% $1,437	+5% $1,309	+10% $1,182
Rent	-10% $920	-5% $1,178	+0% $1,437	+5% $1,695	+10% $1,953
Rate	-1.0pp $1,663	-0.5pp $1,551	base $1,437	+0.5pp $1,320	+1.0pp $1,201

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55430 Laurel Vly La Quinta, CA	3.0	2.0	1515	$5,999	$3.96	44d	1	0.04mi
55480 Laurel Vly La Quinta, CA	3.0	2.0	2129	$7,000	$3.29	44d	1	0.07mi
55235 Laurel Vly La Quinta, CA	3.0	2.0	1828	$8,500	$4.65	44d	1	0.07mi
80671 Cherry Hills Dr La Quinta, CA	3.0	3.5	2846	$4,000	$1.41	44d	1	0.44mi
54612 Inverness Way La Quinta, CA	4.0	3.5	2846	$6,000	$2.11	44d	1	0.51mi
80409 Champions Way La Quinta, CA	3.0	3.5	2260	$25,000	$11.06	25d	1	0.53mi
80325 Champions Way La Quinta, CA	3.0	3.5	2260	$8,500	$3.76	44d	1	0.56mi
80450 Platinum Way La Quinta, CA	3.0	2.5	2034	$4,950	$2.43	44d	1	0.59mi
80389 Redstone Way La Quinta, CA	3.0	3.0	1960	$3,200	$1.63	25d	1	0.62mi
80377 Redstone Way La Quinta, CA	3.0	2.0	1592	$3,600	$2.26	17d	1	0.63mi
80377 Redstone Way La Quinta, CA	3.0	2.0	1592	$3,600	$2.26	44d	1	0.63mi
54877 Inverness Way La Quinta, CA	3.0	3.0	2846	$12,000	$4.22	44d	1	0.64mi
55764 Oak Tree La Quinta, CA	2.0	4.0	2596	$8,500	$3.27	6d	1	0.67mi
55764 Oak Tree La Quinta, CA	2.0	4.0	2596	$8,500	$3.27	44d	1	0.67mi
80118 Whisper Rock Way La Quinta, CA	3.0	2.5	1960	$4,000	$2.04	4d	1	0.68mi
80913 Spanish Bay La Quinta, CA	3.0	3.5	2973	$8,300	$2.79	44d	1	0.69mi
54838 Oak-Tree La Quinta, CA	3.0	2.0	1627	$5,500	$3.38	44d	1	0.77mi
55105 Oakhill La Quinta, CA	4.0	4.0	2472	$6,000	$2.43	25d	1	0.81mi
55069 Oakhill La Quinta, CA	3.0	3.5	2472	$6,000	$2.43	44d	1	0.82mi
56645 Mountain Vw La Quinta, CA	3.0	3.5	2501	$12,000	$4.80	44d	1	0.89mi
56495 Jack Nicklaus Blvd La Quinta, CA	3.0	3.0	2101	$7,000	$3.33	44d	1	0.92mi
54780 Shoal Crk La Quinta, CA	3.0	2.0	1627	$5,999	$3.69	44d	1	0.93mi
80305 Cedar Crst La Quinta, CA	3.0	3.0	2205	$5,974	$2.71	44d	1	0.94mi
56738 Palms Dr La Quinta, CA	3.0	3.0	2883	$16,000	$5.55	44d	1	0.94mi
80824 Hermitage La Quinta, CA	3.0	3.0	2379	$7,000	$2.94	44d	1	0.94mi
79840 Arnold Palmer La Quinta, CA	3.0	3.5	2353	$6,425	$2.73	44d	1	0.97mi
56825 Mountain Vw La Quinta, CA	3.0	3.0	2844	$12,000	$4.22	44d	1	0.97mi
56825 Mountain Vw La Quinta, CA	3.0	3.0	2844	$12,000	$4.22	0d	1	0.97mi
55408 Tanglewood La Quinta, CA	3.0	3.0	2800	$5,999	$2.14	44d	1	0.97mi
55390 Tanglewood La Quinta, CA	3.0	3.0	2204	$5,222	$2.37	44d	1	0.98mi
79832 Arnold Palmer La Quinta, CA	3.0	3.5	2645	$5,172	$1.96	44d	1	0.98mi
54635 Shoal Crk La Quinta, CA	2.0	2.5	1627	$7,000	$4.30	44d	1	1.01mi
55435 Tanglewood La Quinta, CA	2.0	2.5	1410	$2,600	$1.84	11d	1	1.01mi
80937 Via Puerta Azul La Quinta, CA	2.0	2.5	1557	$4,999	$3.21	44d	1	1.02mi
55120 Tanglewood La Quinta, CA	3.0	3.0	2819	$6,425	$2.28	44d	1	1.02mi
55102 Tanglewood La Quinta, CA	3.0	3.0	2400	$5,375	$2.24	44d	1	1.02mi
54994 Tanglewood La Quinta, CA	3.0	3.0	2400	$5,872	$2.45	44d	1	1.03mi
56840 Jack Nicklaus Blvd La Quinta, CA	3.0	3.0	2379	$5,974	$2.51	44d	1	1.03mi
54575 Shoal Crk La Quinta, CA	2.0	2.0	1549	$6,500	$4.20	44d	1	1.03mi
55935 Pinehurst La Quinta, CA	3.0	3.5	2353	$12,000	$5.10	44d	1	1.04mi

HOA detail condo

• Monthly dues: $812 · $9,744/yr
• Likely covers: watertrashinternetcablepoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $450,000 Active 142 DOM
2. 2026-06-17
   days on market $450,000 Active 141 DOM
3. 2026-06-16
   days on market $450,000 Active 140 DOM
4. 2026-06-15
   days on market $450,000 Active 139 DOM
5. 2026-06-13
   days on market $450,000 Active 137 DOM
6. 2026-06-13
   days on market $450,000 Active 136 DOM
7. 2026-06-09
   days on market $450,000 Active 133 DOM
8. 2026-06-08
   days on market $450,000 Active 132 DOM
9. 2026-06-07
   days on market $450,000 Active 131 DOM
10. 2026-06-04
    days on market $450,000 Active 128 DOM
11. 2026-06-03
    days on market $450,000 Active 127 DOM
12. 2026-06-02
    days on market $450,000 Active 126 DOM
13. 2026-06-01
    days on market $450,000 Active 125 DOM
14. 2026-05-31
    days on market $450,000 Active 124 DOM
15. 2026-03-25
    price $450,000 919-char remark

    Show marketing remark (919 chars)

    Your perfect desert getaway awaits! Experience resort-style living in the prestigious golf community of PGA West. This beautifully maintained 3-bedroom, 2-bath residence is ideally situated on the 5th hole of the Nicklaus Tournament Course and is sold turnkey furnished—ready for immediate enjoyment. The open floor plan offers effortless entertaining, complemented by a HUGE bonus room featuring a bar and built-in entertainment center, in addition to three spacious bedrooms. Recent bathroom updates, ample storage, and a two-car garage add comfort and convenience. Located just steps from the community pool and spa, this home truly has it all. The HOA provides exceptional value, covering exterior building and landscape maintenance, irrigation water and equipment, roof, exterior paint, cable, internet, trash service, roving security, and guard-gated access. Now is the time to enjoy the PGA West lifestyle!

16. 2026-01-27
    listed $475,000 Active 919-char remark

    Show marketing remark (919 chars)

    Your perfect desert getaway awaits! Experience resort-style living in the prestigious golf community of PGA West. This beautifully maintained 3-bedroom, 2-bath residence is ideally situated on the 5th hole of the Nicklaus Tournament Course and is sold turnkey furnished—ready for immediate enjoyment. The open floor plan offers effortless entertaining, complemented by a HUGE bonus room featuring a bar and built-in entertainment center, in addition to three spacious bedrooms. Recent bathroom updates, ample storage, and a two-car garage add comfort and convenience. Located just steps from the community pool and spa, this home truly has it all. The HOA provides exceptional value, covering exterior building and landscape maintenance, irrigation water and equipment, roof, exterior paint, cable, internet, trash service, roving security, and guard-gated access. Now is the time to enjoy the PGA West lifestyle!

17. 2022-09-15
    historical
18. 2022-07-08
    listed $550,000 Active
19. 2002-08-28
    soldstatus $200,000
20. 2002-07-24
    historical
21. 2002-07-01
    listed $204,900
22. 2000-06-26
    soldstatus $175,000
23. 2000-06-14
    historical
24. 1999-09-01
    listed $215,000
25. 1992-04-16
    soldstatus $145,000

ⓘ 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: $4,429 · $369/mo
• Projected year-2 tax: $4,429 · $369/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 6 d/yr ≥114°F today · 16 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: $78,456
• − Mortgage interest: −$25,207
• − Property taxes: −$4,429
• − Insurance: −$2,250
• − Repairs & maintenance: −$6,276
• − Management: −$6,276
• − HOA: −$9,744
• − Depreciation: −$13,091
• Taxable income: $11,182
• Est. tax owed @ 24.0%: −$2,684
• After-tax cash flow: $14,555/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

+210.3% since first listed

11 events — show timeline

• 2026-03-25 Price Changed $450,000 GPSMLS
• 2026-01-27 Listed $475,000 GPSMLS
• 2022-09-15 Listing Removed — GPSMLS
• 2022-07-08 Listed $550,000 GPSMLS
• 2002-08-28 Sold (Public Records) $200,000 Public Records
• 2002-07-24 Listing Removed — GPSMLS
• 2002-07-01 Listed $204,900 GPSMLS
• 2000-06-26 Sold (Public Records) $175,000 Public Records
• 2000-06-14 Listing Removed — GPSMLS
• 1999-09-01 Listed $215,000 GPSMLS
• 1992-04-16 Sold (Public Records) $145,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $4,429 · +2.3% YoY. Source: county tax records.