2755 Arrow #25 · La Verne, CA 91750

$179,999

3 bd · 2.0 ba · 1,258 sqft · Manufactured · 22 Days on market

Built 1975 Good condition $143/sqft · 5% above area Est $171k · 5% over

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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
• Schools +5.9/10.0
• ARV discount +5.2/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your beautifully reimagined home in the highly sought-after city of La Verne, nestled within a private and quiet community. This stunning 3-bedroom, 2-bathroom residence offers the perfect blend of modern upgrades, convenience, and lifestyle. Step inside and you’ll immediately notice the brand-new waterproof vinyl flooring, recessed lighting, and fresh interior paint that create a bright and inviting atmosphere. The all-new kitchen features granite counters, stainless steel appliances, and modern cabinetry — the ideal space for both everyday living and entertaining. Both bathrooms have been fully renovated with walk-in showers and the primary suite boasts a luxurious dual-sink quartz vanity. Energy efficiency and comfort were top of mind in this renovation, with new insulation, Tyvek home wrap, dual-pane windows, and new water heater; new central AC The exterior has also been completely refreshed with new T-11 siding and fresh paint, ensuring curb appeal that lasts. New Water Heater This home also includes a dedicated laundry room and, to make moving in seamless, all appliances are included — making it truly turn-key. Located in the highly rated Bonita Unified School District, residents enjoy access to some of the best schools in the region. With convenient access to freeways (210 fwy; 10 fwy; 57 fwy, 71 fwy), shopping, dining, and parks, this home offers both privacy and connection to everything La Verne has to offer. Don’t miss this opportunity to own a move-in-ready home where every detail has already been done for you.

Key facts

• New water heater
• Private community
• Recessed lighting

Tags

• PRIVATE COMMUNITY
• PET FRIENDLY COMMUNITY
• AWARD WINNING SCHOOL DISTRICT
• BRAND NEW CENTRAL AC
• NEW WATER HEATER
• RECESSED LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 3.0% in La Verne — 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 75/100 on livability (#110 in CA, #3,858 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, commute A; Watch: cost of living F, health & safety F.
• Bonita Unified (suburban): math 59% / reading 70% proficiency, ranked #151 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.4%/yr); 94 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 37% of the median local income ($104k/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 $5k 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 + 2.4% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $30k; list at $180k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,299 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.79% ✓
• Cap rate: 15.01%
• Cash-on-cash: 31.12%
• DSCR: 2.38
• GRM: 4.6

CMA / ARV

• ARV (median comp): $171,116
• List price: $179,999
• Delta: 5.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2755 Arrow #98	0.12mi	3/2.0	1,296 (+3%)	4mo	$204,000	$157	86
2717 Arrow #154	0.15mi	3/2.0	1,200 (-5%)	1mo	$212,000	$177	84
2755 Arrow Hwy #106	0.12mi	3/2.0	1,321 (+5%)	3mo	$165,000	$125	84
2755 Arrow Hwy #13	0.12mi	3/2.0	1,344 (+7%)	4mo	$208,999	$156	79
2717 E Arrow Hwy #21	0.15mi	3/2.0	1,152 (-8%)	2mo	$225,000	$195	77
2755 Arrow Hwy #28	0.19mi	2/2.0 (-1)	1,200 (-5%)	4mo	$77,000	$64	75
2755 Arrow Highway #38 #38	0.01mi	2/2.0 (-1)	1,100 (-13%)	2mo	$150,000	$136	72
2755 Arrow Hwy #126	0.01mi	2/2.0 (-1)	1,440 (+14%)	1mo	$137,000	$95	70
2717 Arrow #130	0.15mi	3/2.0	1,152 (-8%)	11mo	$217,500	$189	70
2755 Arrow Hwy #3	0.13mi	2/2.0 (-1)	1,152 (-8%)	8mo	$130,900	$114	68
2755 Arrow #12	0.12mi	4/2.0 (+1)	1,440 (+14%)	1mo	$188,000	$131	64
2755 Arrow Hwy #88	0.12mi	2/1.0 (-1)	1,080 (-14%)	0mo	$61,000	$56	61

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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.03×
• Total profit: $52,035
• Equity at exit: $26,838

10-year hold

• IRR: 32.5%
• Equity multiple: 3.86×
• Total profit: $144,211
• Equity at exit: $15,563

Cash invested: $50,400 (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 91750

• Rents YoY: 2.4%
• Active inventory: 94
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $3,229 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$678
• Net cashflow: $1,307

Break-even live

Break-even rent $1,575

Max offer price $179,999

Occupancy floor 55%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2728 Crozier Ct Pomona, CA	3.0	3.0	1497	$3,295	$2.20	1d	1	0.52mi
2707 Erebus Ct Pomona, CA	3.0	3.0	1497	$3,400	$2.27	43d	1	0.56mi
2771 N Garey Ave Pomona, CA	1.0–3.0	1.0–2.0	1065	$3,522	$3.31	1d	8	0.64mi
2018 Las Vegas Ave #8 Pomona, CA	3.0	2.0	1398	$2,750	$1.97	10d	1	0.70mi
245 E Grevillia St Pomona, CA	2.0	1.0	988	$2,400	$2.43	43d	1	0.70mi
2935 Gayridge St Pomona, CA	3.0	2.0	1507	$3,595	$2.39	1d	1	0.70mi
2958 Gramercy St Pomona, CA	3.0	2.0	1364	$3,350	$2.46	6d	1	0.80mi
2013 Walnut St Unit B La Verne, CA	2.0	1.0	900	$2,800	$3.11	43d	1	0.92mi
3054 Gladstone St #4 Pomona, CA	2.0	1.0	933	$2,500	$2.68	7d	1	0.98mi
235 W Grove St Pomona, CA	1.0–2.0	1.0–2.0	800	$2,576	$3.22	1d	10	1.01mi
340 Cindy Ct Pomona, CA	3.0	2.0	1618	$3,900	$2.41	43d	1	1.03mi
150 Drake St Pomona, CA	2.0	2.0	924	$2,514	$2.72	1d	2	1.11mi
2644 Sycamore Dr La Verne, CA	3.0	2.5	1825	$4,100	$2.25	1d	1	1.11mi
2577 Sycamore Dr La Verne, CA	3.0	2.0	1350	$2,895	$2.14	43d	1	1.16mi
2559 Yorkshire Way Pomona, CA	2.0	2.0	1100	$2,400	$2.18	24d	1	1.18mi
1490 N Park Ave Pomona, CA	3.0	2.0	1376	$3,395	$2.47	43d	1	1.20mi
450 W Foothill Blvd Pomona, CA	2.0	1.0–2.0	773	$2,565	$3.32	1d	8	1.28mi
1574 N Orange Grove Ave Pomona, CA	3.0	2.0	1330	$4,000	$3.01	43d	1	1.30mi
2892 Cedar Ln Pomona, CA	3.0	3.5	1818	$3,300	$1.82	43d	1	1.32mi
795 Hazel Way Pomona, CA	3.0	3.0	1401	$3,100	$2.21	10d	1	1.34mi
2870 N Towne Ave Pomona, CA	2.0	1.0–2.0	725	$2,500	$3.45	4d	4	1.38mi
2064 Evergreen St La Verne, CA	2.0	2.0	960	$2,400	$2.50	17d	1	1.38mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	43d	1	1.41mi
1554 3rd St La Verne, CA	4.0	2.0	1509	$3,600	$2.39	5d	1	1.44mi
2002 Canopy Ln La Verne, CA	3.0	3.0	1759	$3,450	$1.96	44d	1	1.50mi

Listing history 26 events

1. 2026-06-18
   days on market $179,999 Active 22 DOM
2. 2026-06-17
   days on market $179,999 Active 21 DOM
3. 2026-06-16
   days on market $179,999 Active 20 DOM
4. 2026-06-15
   days on market $179,999 Active 19 DOM
5. 2026-06-13
   days on market $179,999 Active 17 DOM
6. 2026-06-13
   days on market $179,999 Active 16 DOM
7. 2026-06-09
   days on market $179,999 Active 13 DOM
8. 2026-06-08
   days on market $179,999 Active 12 DOM
9. 2026-06-07
   days on market $179,999 Active 11 DOM
10. 2026-06-04
    days on market $179,999 Active 8 DOM
11. 2026-06-03
    days on market $179,999 Active 7 DOM
12. 2026-06-02
    days on market $179,999 Active 6 DOM
13. 2026-06-01
    days on market $179,999 Active 5 DOM
14. 2026-05-31
    days on market $179,999 Active 4 DOM
15. 2026-01-08
    listed $179,999 Active 1583-char remark

    Show marketing remark (1583 chars)

    Welcome to your beautifully reimagined home in the highly sought-after city of La Verne, nestled within a private and quiet community. This stunning 3-bedroom, 2-bathroom residence offers the perfect blend of modern upgrades, convenience, and lifestyle. Step inside and you’ll immediately notice the brand-new waterproof vinyl flooring, recessed lighting, and fresh interior paint that create a bright and inviting atmosphere. The all-new kitchen features granite counters, stainless steel appliances, and modern cabinetry — the ideal space for both everyday living and entertaining. Both bathrooms have been fully renovated with walk-in showers and the primary suite boasts a luxurious dual-sink quartz vanity. Energy efficiency and comfort were top of mind in this renovation, with new insulation, Tyvek home wrap, dual-pane windows, and new water heater; new central AC The exterior has also been completely refreshed with new T-11 siding and fresh paint, ensuring curb appeal that lasts. New Water Heater This home also includes a dedicated laundry room and, to make moving in seamless, all appliances are included — making it truly turn-key. Located in the highly rated Bonita Unified School District, residents enjoy access to some of the best schools in the region. With convenient access to freeways (210 fwy; 10 fwy; 57 fwy, 71 fwy), shopping, dining, and parks, this home offers both privacy and connection to everything La Verne has to offer. Don’t miss this opportunity to own a move-in-ready home where every detail has already been done for you.

16. 2026-01-06
    historical
17. 2025-09-06
    listed $179,999 Active
18. 2019-11-21
    soldstatus $30,000 Closed Sale
19. 2019-11-18
    status Pending Sale
20. 2019-10-23
    listed $35,000 Active
21. 2019-10-11
    historical
22. 2019-09-03
    price $35,000
23. 2019-07-05
    price $39,000
24. 2019-06-24
    price $50,000
25. 2019-05-31
    price $53,000
26. 2019-05-13
    listed $58,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 58% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 17 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,750
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$3,100
• − Management: −$3,100
• − Depreciation: −$5,236
• Taxable income: $13,631
• Est. tax owed @ 24.0%: −$3,272
• After-tax cash flow: $12,414/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 beautifully reimagined 3-bedroom, 2-bathroom home in La Verne is move-in ready with new appliances, paint, and landscaping, making it an excellent investment.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both exterior paint — refreshes the home's appearance
• Both interior paint — enhances the home's appearance and creates a fresh feel

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both exterior paint — refreshes the home's appearance ↑
• Both interior paint — enhances the home's appearance and creates a fresh feel ↑

ⓘ 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: Bonita Unified
• NCES district ID: 0605610
• Math proficiency: 59% ▲ 3.00%
• Reading proficiency: 70% ▬ 0.00%
• Median HH income: $76,196
• Composite: 58.71/100
• National rank: #2001
• State rank: #151 of 1400 in CA

Livability — La Verne

• Score: 75/100
• State rank: #110
• US rank: #3858

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Verne, CA
• County: Los Angeles County · 9,444,647 people
• City population: 32,692
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 32,692
• Household income: $104,195
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 872.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 44% Hispanic / Latino 36% Two or more races 20% Asian 10% Black 4%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 12% Chinese 3% Other Indo-European 3%

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: ▼ -729.79%
• Current HPI: 373.7761
• Rent YoY: ▲ 2.35%
• 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

+210.3% since first listed

12 events — show timeline

• 2026-01-08 Listed $179,999 CRMLS
• 2026-01-06 Listing Removed — CRMLS
• 2025-09-06 Listed $179,999 CRMLS
• 2019-11-21 Sold (MLS) $30,000 CRMLS
• 2019-11-18 Pending — CRMLS
• 2019-10-23 Listed $35,000 CRMLS
• 2019-10-11 Listing Removed — CRMLS
• 2019-09-03 Price Changed $35,000 CRMLS
• 2019-07-05 Price Changed $39,000 CRMLS
• 2019-06-24 Price Changed $50,000 CRMLS
• 2019-05-31 Price Changed $53,000 CRMLS
• 2019-05-13 Listed $58,000 CRMLS