2755 Arrow Hwy #159 · La Verne, CA 91750

$255,999

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 160 Days on market

Built 2023 Excellent condition $213/sqft · 49% above area Est $172k · 49% over ↓ 10% 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 +23.6/30.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• Schools +5.9/10.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming single-family property in La Verne offers picturesque mountain views and a range of amenities within the Kings Way Gardens community. Built-in October 2023, this modern manufactured home boasts an inviting open floor plan with 2 bedrooms/2 bathrooms and a den that could also serve as a 3rd bedroom, home office, or kids' playroom. This park is located near the fairgrounds, which offers a variety of venues and family fun. Comes with stainless steel appliances, including a refrigerator with an ice maker. This open-concept layout includes central air and heat, ceiling fans, vaulted ceilings, a quartz countertop, hardwood cabinets, and a 2-3vehicle carport. There is a utility/laundry room. This home is bright and has natural light throughout the interior spaces. The house is designed for social gatherings, featuring an oversized front patio that seamlessly connects to the main living areas. Residents can enjoy the community, swimming pool & two spas, along with a playground. There is also an onsite laundry room and an event clubhouse for your social gatherings. This dream home is conveniently located near shops, restaurants, and easy access to freeways. This is in the La Verne school district, which is known for its above-average educational experience.

Key facts

• Open floor plan
• Mountain views
• Event clubhouse

Tags

• MOUNTAIN VIEWS
• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• OVERSIZED FRONT PATIO
• COMMUNITY SWIMMING POOL
• EVENT CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $256k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $256k).
• Recommended offer: $225k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 33% 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $225,279 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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 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?
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $171,606
• List price: $255,999
• Delta: 49.18%
• Verdict: OVERPRICED
• 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 Hwy #28	0.19mi	2/2.0	1,200 (0%)	4mo	$77,000	$64	88
2717 Arrow #154	0.15mi	3/2.0 (+1)	1,200 (0%)	1mo	$212,000	$177	87
2755 Arrow Highway #38 #38	0.01mi	2/2.0	1,100 (-8%)	2mo	$150,000	$136	84
2755 Arrow Hwy #3	0.13mi	2/2.0	1,152 (-4%)	8mo	$130,900	$114	80
2717 E Arrow Hwy #21	0.15mi	3/2.0 (+1)	1,152 (-4%)	2mo	$225,000	$195	80
2755 Arrow Hwy #88	0.12mi	2/1.0	1,080 (-10%)	0mo	$61,000	$56	73
2755 Arrow #98	0.12mi	3/2.0 (+1)	1,296 (+8%)	4mo	$204,000	$157	73
2717 Arrow #130	0.15mi	3/2.0 (+1)	1,152 (-4%)	11mo	$217,500	$189	72
2755 Arrow Hwy #106	0.12mi	3/2.0 (+1)	1,321 (+10%)	3mo	$165,000	$125	70
2755 Arrow Hwy #13	0.12mi	3/2.0 (+1)	1,344 (+12%)	4mo	$208,999	$156	66
2755 Arrow Hwy #19	0.12mi	2/2.0	1,040 (-13%)	9mo	$82,500	$79	65
2755 Arrow Hwy #70	0.12mi	3/2.0 (+1)	1,344 (+12%)	15mo	$161,500	$120	57

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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-12,414
• Equity at exit: $38,170

10-year hold

• IRR: 4.3%
• Equity multiple: 1.30×
• Total profit: $21,619
• Equity at exit: $22,134

Cash invested: $71,680 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,853 high
• Mortgage (P&I): −$1,342
• Tax est. 1.5%: −$320 /mo · $3,840/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $485

Break-even live

Break-even rent $2,239

Max offer price $255,999

Occupancy floor 78%

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: $64,000
• Closing costs: $7,680
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	$2,930	$2.75	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
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
2408 Pepper St La Verne, CA	2.0	1.0	836	$2,650	$3.17	24d	1	0.99mi
235 W Grove St Pomona, CA	1.0–2.0	1.0–2.0	800	$2,576	$3.22	1d	10	1.01mi
2366 Lomeli Ln La Verne, CA	2.0	1.0	836	$2,470	$2.95	43d	1	1.09mi
150 Drake St Pomona, CA	2.0	2.0	924	$2,514	$2.72	1d	2	1.11mi
2429 College Ln La Verne, CA	2.0	1.0	836	$2,350	$2.81	43d	1	1.13mi
2577 Sycamore Dr La Verne, CA	3.0	2.0	1350	$2,895	$2.14	43d	1	1.16mi
1886 Bonita Ave La Verne, CA	2.0	1.0	777	$2,895	$3.73	43d	1	1.17mi
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
2855 Foothill Blvd La Verne, CA	1.0	1.0	765	$2,622	$3.43	1d	3	1.34mi
795 Hazel Way Pomona, CA	3.0	3.0	1401	$3,100	$2.21	10d	1	1.34mi
2710 N Towne Ave Pomona, CA	1.0	1.0	770	$2,635	$3.42	1d	11	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
2042 Evergreen St La Verne, CA	2.0	1.0	825	$2,150	$2.61	43d	1	1.40mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	43d	1	1.41mi

Listing history 24 events

1. 2026-06-18
   days on market $255,999 Active 160 DOM
2. 2026-06-17
   days on market $255,999 Active 159 DOM
3. 2026-06-16
   days on market $255,999 Active 158 DOM
4. 2026-06-15
   days on market $255,999 Active 157 DOM
5. 2026-06-13
   days on market $255,999 Active 155 DOM
6. 2026-06-13
   days on market $255,999 Active 154 DOM
7. 2026-06-09
   days on market $255,999 Active 151 DOM
8. 2026-06-08
   days on market $255,999 Active 150 DOM
9. 2026-06-07
   days on market $255,999 Active 149 DOM
10. 2026-06-04
    days on market $255,999 Active 146 DOM
11. 2026-06-03
    days on market $255,999 Active 145 DOM
12. 2026-06-02
    days on market $255,999 Active 144 DOM
13. 2026-06-01
    days on market $255,999 Active 143 DOM
14. 2026-05-31
    days on market $255,999 Active 142 DOM
15. 2026-03-20
    price $255,999 1288-char remark

    Show marketing remark (1288 chars)

    This charming single-family property in La Verne offers picturesque mountain views and a range of amenities within the Kings Way Gardens community. Built-in October 2023, this modern manufactured home boasts an inviting open floor plan with 2 bedrooms/2 bathrooms and a den that could also serve as a 3rd bedroom, home office, or kids' playroom. This park is located near the fairgrounds, which offers a variety of venues and family fun. Comes with stainless steel appliances, including a refrigerator with an ice maker. This open-concept layout includes central air and heat, ceiling fans, vaulted ceilings, a quartz countertop, hardwood cabinets, and a 2-3vehicle carport. There is a utility/laundry room. This home is bright and has natural light throughout the interior spaces. The house is designed for social gatherings, featuring an oversized front patio that seamlessly connects to the main living areas. Residents can enjoy the community, swimming pool & two spas, along with a playground. There is also an onsite laundry room and an event clubhouse for your social gatherings. This dream home is conveniently located near shops, restaurants, and easy access to freeways. This is in the La Verne school district, which is known for its above-average educational experience.

16. 2026-01-23
    price $262,999 1288-char remark

    Show marketing remark (1288 chars)

    This charming single-family property in La Verne offers picturesque mountain views and a range of amenities within the Kings Way Gardens community. Built-in October 2023, this modern manufactured home boasts an inviting open floor plan with 2 bedrooms/2 bathrooms and a den that could also serve as a 3rd bedroom, home office, or kids' playroom. This park is located near the fairgrounds, which offers a variety of venues and family fun. Comes with stainless steel appliances, including a refrigerator with an ice maker. This open-concept layout includes central air and heat, ceiling fans, vaulted ceilings, a quartz countertop, hardwood cabinets, and a 2-3vehicle carport. There is a utility/laundry room. This home is bright and has natural light throughout the interior spaces. The house is designed for social gatherings, featuring an oversized front patio that seamlessly connects to the main living areas. Residents can enjoy the community, swimming pool & two spas, along with a playground. There is also an onsite laundry room and an event clubhouse for your social gatherings. This dream home is conveniently located near shops, restaurants, and easy access to freeways. This is in the La Verne school district, which is known for its above-average educational experience.

17. 2026-01-09
    listed $275,999 Active 1288-char remark

    Show marketing remark (1288 chars)

    This charming single-family property in La Verne offers picturesque mountain views and a range of amenities within the Kings Way Gardens community. Built-in October 2023, this modern manufactured home boasts an inviting open floor plan with 2 bedrooms/2 bathrooms and a den that could also serve as a 3rd bedroom, home office, or kids' playroom. This park is located near the fairgrounds, which offers a variety of venues and family fun. Comes with stainless steel appliances, including a refrigerator with an ice maker. This open-concept layout includes central air and heat, ceiling fans, vaulted ceilings, a quartz countertop, hardwood cabinets, and a 2-3vehicle carport. There is a utility/laundry room. This home is bright and has natural light throughout the interior spaces. The house is designed for social gatherings, featuring an oversized front patio that seamlessly connects to the main living areas. Residents can enjoy the community, swimming pool & two spas, along with a playground. There is also an onsite laundry room and an event clubhouse for your social gatherings. This dream home is conveniently located near shops, restaurants, and easy access to freeways. This is in the La Verne school district, which is known for its above-average educational experience.

18. 2025-06-23
    historical
19. 2025-01-20
    listed $275,999 Active
20. 2024-12-31
    historical
21. 2024-11-27
    status Active
22. 2024-11-25
    historical
23. 2024-10-24
    price $283,999
24. 2024-08-01
    listed $285,999 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: $34,238
• − Mortgage interest: −$14,340
• − Property taxes: −$3,840
• − Insurance: −$1,280
• − Repairs & maintenance: −$2,739
• − Management: −$2,739
• − Depreciation: −$7,447
• Taxable income: $1,853
• Est. tax owed @ 24.0%: −$445
• After-tax cash flow: $5,373/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 · 2 photos

Excellent 95/100 None rehab

This modern manufactured home in La Verne is in excellent condition with no visible repairs needed. It offers a good return on investment with updates like landscaping and interior paint that can significantly increase its value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Interior paint — Fresh paint can make the home more appealing
• Both Lighting — Improved lighting can make the home more inviting

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Interior paint — Fresh paint can make the home more appealing ↑
• Both Lighting — Improved lighting can make the home more inviting ↑

ⓘ 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

-10.5% since first listed

10 events — show timeline

• 2026-03-20 Price Changed $255,999 CRMLS
• 2026-01-23 Price Changed $262,999 CRMLS
• 2026-01-09 Listed $275,999 CRMLS
• 2025-06-23 Listing Removed — CRMLS
• 2025-01-20 Listed $275,999 CRMLS
• 2024-12-31 Listing Removed — CRMLS
• 2024-11-27 Relisted — CRMLS
• 2024-11-25 Listing Removed — CRMLS
• 2024-10-24 Price Changed $283,999 CRMLS
• 2024-08-01 Listed $285,999 CRMLS