3825 Valley Blvd #23 · Pomona, CA 91789

$199,900

3 bd · 2.0 ba · 1,288 sqft · Manufactured public records · 144 Days on market

Built 2022 Good condition 1,000 sqft lot $155/sqft · 11% above area Est $181k · 11% over ↓ 13% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• ARV discount +2.7/15.0
• Rent growth +2.6/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful 3 bedroom 2 bath ALL-AGES manufactured home in the city of Walnut!!! Built 2022, Main entrance welcomes you to the spacious living space. Open concept with contemporary kitchen furnished with stove and dishwasher. Master bedroom to the left with one closet. remodeled bathroom. To the right you have two more bedrooms with spacious closets. Laundry room. Property close to public transportation, freeways, restaurants. Close to Mt Sac community college and Cal Poly Pomona. Perfect for students. A lot of detail has gone into this wonderful home. A must see to appreciate!

Key facts

• Contemporary kitchen
• Remodeled bathroom
• Freeways

Tags

• CONTEMPORARY KITCHEN
• REMODELED BATHROOM
• PUBLIC TRANSPORTATION
• FREEWAYS
• RESTAURANTS
• MT SAC COMMUNITY COLLEGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 2.8% in Pomona — 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 (#676 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+; Watch: schools D, crime F, amenities F.
• Pomona Unified (suburban): math 12% / reading 31% proficiency, ranked #444 of 517 in CA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 137 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 34% of the median local income ($126k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $56k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.78% ✓
• Cap rate: 15.47%
• Cash-on-cash: 32.78%
• DSCR: 2.46
• GRM: 4.7

CMA / ARV

• ARV (median comp): $180,706
• List price: $199,900
• Delta: 10.62%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3825 VALLEY Blvd #14	0.00mi	3/2.0	1,259 (-2%)	9mo	$169,000	$134	88
3667 VALLEY Blvd #64	0.28mi	3/2.0	1,248 (-3%)	2mo	$205,000	$164	80
3745 Valley Blvd	0.13mi	3/2.0	1,440 (+12%)	1mo	$253,000	$176	73
3745 Valley Blvd #160	0.13mi	3/2.0	1,440 (+12%)	6mo	$255,000	$177	69
3667 Valley Blvd #54	0.28mi	2/2.0 (-1)	1,344 (+4%)	8mo	$175,000	$130	68
3745 Valley Blvd #84	0.14mi	2/2.0 (-1)	1,152 (-11%)	4mo	$160,000	$139	68
3745 Valley Blvd #50	0.13mi	2/2.0 (-1)	1,152 (-11%)	6mo	$127,000	$110	67
3667 Valley Blvd #143	0.28mi	3/2.0	1,104 (-14%)	5mo	$189,000	$171	59
3745 Valley Blvd #117	0.13mi	3/2.0	1,440 (+12%)	19mo	$198,000	$138	59
3745 VALLEY Blvd #167	0.13mi	4/2.0 (+1)	1,440 (+12%)	14mo	$320,000	$222	58
3667 Valley Blvd	0.25mi	3/2.0	1,458 (+13%)	16mo	$279,000	$191	53
3667 Valley Blvd #49	0.28mi	2/2.0 (-1)	1,120 (-13%)	11mo	$120,000	$107	51

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 · 0.35% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.00×
• Total profit: $55,762
• Equity at exit: $29,806

10-year hold

• IRR: 31.1%
• Equity multiple: 3.47×
• Total profit: $138,017
• Equity at exit: $17,284

Cash invested: $55,972 (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 91789

• Rents YoY: 0.3%
• Active inventory: 137
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $3,552 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$145 /mo · $1,743/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$746
• Net cashflow: $1,529

Break-even live

Break-even rent $1,616

Max offer price $199,900

Occupancy floor 52%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3507 Legato Ct Pomona, CA	2.0	2.0	920	$2,400	$2.61	44d	1	1.17mi
3435 Legato Ct Pomona, CA	2.0	2.0	930	$2,445	$2.63	13d	1	1.20mi
227 Red Cloud Dr Diamond Bar, CA	3.0	1.5	1449	$3,550	$2.45	7d	1	1.24mi
227 Red Cloud Dr Diamond Bar, CA	3.0	2.0	1449	$3,550	$2.45	10d	1	1.24mi
400 Appian Way Pomona, CA	2.0	1.0–2.0	624	$3,145	$5.04	5d	1	1.29mi
356 Carrione Ct Pomona, CA	2.0	2.5	1392	$3,500	$2.51	44d	1	1.37mi
24151 High Knob Rd Diamond Bar, CA	2.0	1.0	1174	$2,300	$1.96	13d	1	1.48mi

Listing history 11 events

1. 2026-06-13
   days on market $199,900 Active 144 DOM
2. 2026-06-09
   days on market $199,900 Active 141 DOM
3. 2026-06-08
   days on market $199,900 Active 140 DOM
4. 2026-06-07
   days on market $199,900 Active 139 DOM
5. 2026-06-04
   days on market $199,900 Active 136 DOM
6. 2026-06-03
   days on market $199,900 Active 135 DOM
7. 2026-06-02
   days on market $199,900 Active 134 DOM
8. 2026-06-01
   days on market $199,900 Active 133 DOM
9. 2026-05-31
   days on market $199,900 Active 132 DOM
10. 2026-02-03
    price $199,900 598-char remark

    Show marketing remark (598 chars)

    Welcome to this beautiful 3 bedroom 2 bath ALL-AGES manufactured home in the city of Walnut!!! Built 2022, Main entrance welcomes you to the spacious living space. Open concept with contemporary kitchen furnished with stove and dishwasher. Master bedroom to the left with one closet. remodeled bathroom. To the right you have two more bedrooms with spacious closets. Laundry room. Property close to public transportation, freeways, restaurants. Close to Mt Sac community college and Cal Poly Pomona. Perfect for students. A lot of detail has gone into this wonderful home. A must see to appreciate!

11. 2026-01-19
    listed $229,900 Active 598-char remark

    Show marketing remark (598 chars)

    Welcome to this beautiful 3 bedroom 2 bath ALL-AGES manufactured home in the city of Walnut!!! Built 2022, Main entrance welcomes you to the spacious living space. Open concept with contemporary kitchen furnished with stove and dishwasher. Master bedroom to the left with one closet. remodeled bathroom. To the right you have two more bedrooms with spacious closets. Laundry room. Property close to public transportation, freeways, restaurants. Close to Mt Sac community college and Cal Poly Pomona. Perfect for students. A lot of detail has gone into this wonderful home. A must see to appreciate!

ⓘ 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: $1,743 · $145/mo
• Projected year-2 tax: $1,743 · $145/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,622
• − Mortgage interest: −$11,198
• − Property taxes: −$1,743
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,410
• − Management: −$3,410
• − Depreciation: −$5,815
• Taxable income: $16,048
• Est. tax owed @ 24.0%: −$3,851
• After-tax cash flow: $14,498/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

Good 80/100 Cosmetic rehab

This all-ages manufactured home is in excellent condition with modern amenities and a good location. It's move-in ready and would benefit from some landscaping and painting to further enhance its value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — refreshes the interior and exterior
• Both upgrading appliances — modernizes the kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes the interior and exterior ↑
• Both upgrading appliances — modernizes the kitchen and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pomona Unified
• NCES district ID: 0631320
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $54,839
• Composite: 19.54/100
• National rank: #8761
• State rank: #444 of 517 in CA

Livability — Pomona

• Score: 58/100
• State rank: #676
• US rank: #20782

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pomona, CA
• County: Los Angeles County · 9,444,647 people
• City population: 152,679
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 40,298
• Household income: $125,720
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 603.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Asian (67%)
• Race & ethnicity: Asian 67% Hispanic / Latino 18% White 9% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 15%
• Foreign-born: 51% · China, South Korea, Canada
• Languages at home: 33% English-only · Chinese 38% Spanish 9% Tagalog/Filipino 6%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -884.62%
• Current HPI: 368.0775
• Rent YoY: ▲ 0.35%
• Metro: Los Angeles-Long Beach-Anaheim, 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

-13.0% since first listed

2 events — show timeline

• 2026-02-03 Price Changed $199,900 CRMLS
• 2026-01-19 Listed $229,900 CRMLS