52070 Avenida Cortez · La Quinta, CA 92253

$425,000

3 bd · 2.0 ba · 1,476 sqft · SingleFamily public records · 24 Days on market

Built 2001 4,792 sqft lot Est $549k · 23% under

---

Why this score? — see what drove the C- 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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Rent growth +4.1/5.0
• 1% rule +3.8/10.0
• Schools +3.8/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover an exceptional opportunity to own an affordable 3-bedroom, 2-bath home in South La Quinta. Ideally situated within the La Quinta Cove, this property showcases breathtaking mountain views of the surrounding mountains. Built in 2001, the home features a well-designed floor plan with a spacious great room and cozy fireplace, perfect for both relaxing and entertaining. The kitchen offers ample space for cooking and gathering, while three comfortably sized bedrooms provide flexibility for family, guests, or a home office. Enjoy the added benefit of no HOA fees, along with a prime location just minutes from scenic hiking trails, Old Town La Quinta, shopping, dining, and local parks. Whet

Key facts

• Scenic hiking trails
• No hoa fees
• Great room

Tags

• MOUNTAIN VIEWS
• GREAT ROOM
• COZY FIREPLACE
• NO HOA FEES
• SCENIC HIKING TRAILS
• PRIME LOCATION

Property features AI

Finance

• Other: Property sold as-is; Refrigerator, washer and dryer included; Possession at close of escrow; Sale terms: conventional, cash to new loan, or cash
• HOA & community: No monthly association fee

Exterior

• Parking: 2-car attached garage with garage door opener; Covered parking (2 spaces); Additional driveway parking; On-street parking; Total of 4 parking spaces
• Security: No security or gated community
• Utilities: Sewer connected and paid; No PUD
• Home design: Single-family residence, detached; One story; Tile roof; Property listed in fixer/needs cosmetic repair condition
• Construction: Stucco exterior; Slab foundation; Year built reported by assessor
• Exterior features: Front yard; Private yard; Block fencing; Sprinkler system; Mountain view

Interior

• Kitchen: Gas range; Gas oven; Range hood; Dishwasher; Refrigerator
• Bedrooms: Master suite with walk-in closet
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; Air conditioning; Ceiling fans
• Interior features: Cathedral ceilings; Sliding doors; Unfurnished; Gas fireplace in the great room
• Laundry & utility: Washer and dryer included; Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $374k (12.0% below list).
• Recommended offer: $374k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 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); 660 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• At $3,742/mo this rent would consume 45% 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 $13k 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 24 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $190k; list at $425k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $374,208 (12.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $549,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52070 Avenida Cortez	0.00mi	3/2.0	1,476 (0%)	1mo	$431,000	$292	99
51605 Avenue Carranza	0.39mi	3/2.0	1,534 (+4%)	0mo	$640,000	$417	75
52740 Avenida Alvarado	0.41mi	3/2.0	1,514 (+3%)	2mo	$335,000	$221	75
52725 Avenue Alvarado	0.37mi	3/2.0	1,529 (+4%)	3mo	$499,000	$326	74
52880 Avenida Velasco	0.66mi	3/2.0	1,482 (+0%)	0mo	$575,000	$388	68
77405 Calle Sonora	0.26mi	3/2.0	1,652 (+12%)	1mo	$660,000	$400	68
52200 Avenida Velasco	0.54mi	3/2.0	1,405 (-5%)	3mo	$587,000	$418	64
52860 Avenida Ramirez	0.54mi	3/2.0	1,380 (-6%)	2mo	$479,000	$347	62
52085 Avenida Herrera	0.46mi	3/2.0	1,654 (+12%)	0mo	$580,000	$351	58
52745 Avenida Obregon	0.43mi	2/2.0 (-1)	1,276 (-14%)	0mo	$475,000	$372	52
53210 Avenida Madero	0.56mi	3/2.0	1,665 (+13%)	2mo	$565,000	$339	51
52140 Avenida Herrera	0.49mi	4/2.0 (+1)	1,286 (-13%)	2mo	$525,000	$408	49

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: -9.5%
• Equity multiple: 0.64×
• Total profit: $-42,639
• Equity at exit: $63,369

10-year hold

• IRR: 3.9%
• Equity multiple: 1.32×
• Total profit: $38,390
• Equity at exit: $36,746

Cash invested: $119,000 (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: 660
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,742 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$349 /mo · $4,185/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$786
• Net cashflow: $202

Break-even live

Break-even rent $3,487

Max offer price $425,000

Occupancy floor 90%

Sensitivity live

Price	-10% $442	-5% $322	+0% $202	+5% $81	+10% $-39
Rent	-10% $-94	-5% $54	+0% $202	+5% $350	+10% $497
Rate	-1.0pp $416	-0.5pp $310	base $202	+0.5pp $92	+1.0pp $-20

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51980 Avenida Cortez La Quinta, CA	3.0	2.0	1374	$3,495	$2.54	45d	1	0.06mi
77211 Calle Sonora La Quinta, CA	3.0	2.0	1700	$7,900	$4.65	45d	1	0.09mi
51880 Avenida Madero La Quinta, CA	3.0	2.0	1661	$3,500	$2.11	45d	1	0.11mi
52123 Avenida Diaz La Quinta, CA	3.0	3.0	1761	$5,500	$3.12	45d	1	0.12mi
52420 Avenida Juarez La Quinta, CA	3.0	2.0	1424	$3,700	$2.60	26d	1	0.19mi
52225 Avenida Obregon La Quinta, CA	3.0	2.0	1611	$5,200	$3.23	45d	1	0.27mi
52228 Avenida Obregon La Quinta, CA	2.0	2.0	1350	$3,350	$2.48	45d	1	0.29mi
52680 Avenida Juarez La Quinta, CA	3.0	2.0	1440	$3,500	$2.43	45d	1	0.30mi
52395 Avenida Carranza La Quinta, CA	3.0	2.0	1272	$2,500	$1.97	45d	1	0.34mi
51850 Avenida Vallejo La Quinta, CA	3.0	2.0	1233	$2,895	$2.35	21d	1	0.46mi
51685 Avenida Herrera La Quinta, CA	3.0	2.0	1320	$2,875	$2.18	26d	1	0.50mi
51225 Avenida Ramirez La Quinta, CA	3.0	2.0	1476	$6,000	$4.07	45d	1	0.57mi
53170 Avenida Diaz La Quinta, CA	3.0	2.0	1724	$3,500	$2.03	3d	1	0.57mi
51260 Avenida Vallejo La Quinta, CA	3.0	2.0	1713	$2,595	$1.51	23d	1	0.60mi
51345 Avenida Velasco La Quinta, CA	3.0	2.0	1233	$3,000	$2.43	45d	1	0.63mi
53360 Avenida Juarez La Quinta, CA	3.0	2.0	1621	$2,900	$1.79	7d	1	0.64mi
51700 Avenida Martinez La Quinta, CA	3.0	2.0	1200	$2,900	$2.42	45d	1	0.67mi
52221 Avenida Villa La Quinta, CA	4.0	4.0	1676	$2,850	$1.70	26d	1	0.71mi
51099 Eisenhower Dr Unit 9 La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	23d	1	0.75mi
51099 Eisenhower Dr Unit 7 La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	45d	1	0.75mi
51099 Eisenhower Dr Unit 7 La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	3d	1	0.75mi
51049 Eisenhower Dr Unit J La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	23d	1	0.76mi
51049 Eisenhower Dr Unit G La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	45d	1	0.76mi
51049 Eisenhower Dr Unit 9 La Quinta, CA	2.0	1.5	1000	$1,995	$2.00	3d	1	0.76mi
52637 Avenida Villa La Quinta, CA	4.0	2.0	1410	$6,000	$4.26	45d	1	0.76mi
51020 Eisenhower Dr Unit 6 La Quinta, CA	2.0	1.0	1000	$1,995	$2.00	4d	1	0.78mi
51020 Eisenhower Dr Unit 7 La Quinta, CA	2.0	1.0	1000	$1,995	$2.00	23d	1	0.78mi
51080 Eisenhower Dr Unit 27 La Quinta, CA	2.0	1.5	1000	$2,195	$2.19	23d	1	0.79mi
51080 Eisenhower Dr Unit A La Quinta, CA	2.0	1.5	1000	$2,195	$2.19	45d	1	0.79mi
51080 Eisenhower Dr Unit 30 La Quinta, CA	2.0	1.5	1000	$2,195	$2.19	3d	1	0.79mi
51025 Avenue Martinez Unit 9 La Quinta, CA	2.0	2.5	1000	$2,195	$2.19	23d	1	0.80mi
51025 Avenue Martinez Unit 2 La Quinta, CA	2.0	2.5	1000	$2,195	$2.19	4d	1	0.80mi
53720 Avenida Madero La Quinta, CA	3.0	2.5	1725	$9,000	$5.22	45d	1	0.81mi
53755 Avenida Diaz La Quinta, CA	3.0	2.0	1325	$3,085	$2.33	26d	1	0.85mi
53420 Avenida Velasco La Quinta, CA	3.0	2.0	1532	$4,000	$2.61	45d	1	0.85mi
53720 Avenida Obregon La Quinta, CA	2.0	2.0	1222	$2,300	$1.88	26d	1	0.86mi
53655 Avenida Ramirez La Quinta, CA	3.0	2.0	1378	$3,500	$2.54	45d	1	0.86mi
53445 Eisenhower Dr La Quinta, CA	3.0	2.0	1797	$3,900	$2.17	45d	1	0.88mi
53665 Avenida Vallejo La Quinta, CA	3.0	2.0	1248	$2,600	$2.08	26d	1	0.89mi
53220 Avenida Navarro La Quinta, CA	3.0	2.0	1808	$5,250	$2.90	45d	1	0.97mi

Listing history 9 events

1. 2026-05-21
   status Pending
2. 2026-04-28
   historical Active Under Contract
3. 2026-04-27
   listed $425,000 Active
4. 2003-02-27
   soldstatus $190,000
5. 2003-01-14
   historical
6. 2002-12-05
   listed $192,900
7. 2002-03-20
   soldstatus $173,500
8. 2002-02-18
   historical
9. 2002-01-09
   listed $169,000

ⓘ 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: $4,185 · $349/mo
• Projected year-2 tax: $4,185 · $349/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 5/10 Major
• 🌡 Heat 9/10 Extreme 8 d/yr ≥113°F today · 22 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: $44,905
• − Mortgage interest: −$23,807
• − Property taxes: −$4,185
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,592
• − Management: −$3,592
• − Depreciation: −$12,364
• Taxable loss: −$4,760
• Est. tax savings @ 24.0%: +$1,142
• After-tax cash flow: $3,563/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

+151.5% since first listed

9 events — show timeline

• 2026-05-21 Pending — GPSMLS
• 2026-04-28 Contingent — GPSMLS
• 2026-04-27 Listed $425,000 GPSMLS
• 2003-02-27 Sold (Public Records) $190,000 Public Records
• 2003-01-14 Listing Removed — GPSMLS
• 2002-12-05 Listed $192,900 GPSMLS
• 2002-03-20 Sold (Public Records) $173,500 Public Records
• 2002-02-18 Listing Removed — GPSMLS
• 2002-01-09 Listed $169,000 GPSMLS

Property tax history

+2.3%/yr

Latest (2025): $4,185 · +2.9% YoY. Source: county tax records.