3825 Valley Blvd #46 · Pomona, CA 91789

$69,888

1 bd · 1.0 ba · 576 sqft · Manufactured · 165 Days on market

Manufactured home Built 1973 Good condition $121/sqft · 16% below area Est $84k · 16% under ↓ 22% since listing

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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
• ARV discount +14.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.6/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.4

Listing remarks MLS

Prime Walnut Mobile Home – Endless Potential! Move-in ready 1973 Skyline with 1 bedroom, 1 bath, and a bright, open layout. Features laminated floors, built-in stovetop, in-wall oven, refrigerator, and an outside shed for extra storage. Enjoy the community pool and on-site laundry, all in a prime location with easy access to Highways 57, 60, and 71 for OC, LA, or Inland Empire commutes. Close to Cal Poly, Mt. SAC, shopping, dining favorites like IN-N-OUT, Chipotle, Chick-fil-A, Pollo Loco, and more. Public transport and supermarkets just minutes away. Act fast—this home won’t last long! Schedule your showing today.

Key facts

• On site laundry
• Built in stovetop
• Community pool

Tags

• MOVE IN READY
• LAMINATED FLOORS
• BUILT IN STOVETOP
• IN WALL OVEN
• COMMUNITY POOL
• ON SITE LAUNDRY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $989 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.3% vs local median 2.6% 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: crime F, amenities F, cost of living 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.
• Zoned schools: Kellogg Polytechnic Elementary (430 students, 92% FRL); Marshall Middle (440 students, 97% FRL); Ganesha High (math 22% / reading 47%, grade F, #618 of 1,170 statewide, top 56%, 936 students, 96% FRL) — zoned schools average 95% FRL vs 73% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 22% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Pomona Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 165 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent is only 18% of the median local income ($126k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

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 $61,501 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 2.67% ✓
• Cap rate: 23.28%
• Cash-on-cash: 60.66%
• DSCR: 3.70
• GRM: 3.1

CMA / ARV

• ARV (median comp): $83,548
• List price: $69,888
• Delta: -16.35%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3825 Valley Blvd #55	0.05mi	1/1.0	560 (-3%)	9mo	$74,000	$132	86
3825 VALLEY Blvd #11	0.02mi	2/1.0 (+1)	660 (+15%)	12mo	$95,000	$144	60
3825 VALLEY Blvd #44	0.00mi	1/1.0	480 (-17%)	22mo	$89,950	$187	56
3825 Valley Blvd #30	0.05mi	2/2.0 (+1)	690 (+20%)	14mo	$150,000	$217	52
3825 Valley Blvd #41	0.05mi	2/1.0 (+1)	672 (+17%)	19mo	$99,800	$149	52

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: 56.4%
• Equity multiple: 3.39×
• Total profit: $46,860
• Equity at exit: $10,421

10-year hold

• IRR: 60.4%
• Equity multiple: 6.27×
• Total profit: $103,203
• Equity at exit: $6,043

Cash invested: $19,569 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $117,000 ($173/sqft)
• Median days on market: 180 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -16.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 91789

• Rents YoY: 0.3%
• Active inventory: 165
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,863 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $989

Break-even live

Break-even rent $611

Max offer price $69,888

Occupancy floor 42%

Sensitivity live

Price	-10% $1,037	-5% $1,013	+0% $989	+5% $965	+10% $941
Rent	-10% $842	-5% $916	+0% $989	+5% $1,063	+10% $1,136
Rate	-1.0pp $1,024	-0.5pp $1,007	base $989	+0.5pp $971	+1.0pp $953

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: $17,472
• Closing costs: $2,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Appian Way Pomona, CA	2.0	1.0–2.0	624	$2,272	$3.64	0d	36	1.30mi

Listing history 50 events

1. 2026-09-17
   days on market $69,888 Active 165 DOM
2. 2026-09-16
   days on market $69,888 Active 164 DOM
3. 2026-09-15
   days on market $69,888 Active 163 DOM
4. 2026-09-14
   days on market $69,888 Active 162 DOM
5. 2026-09-13
   days on market $69,888 Active 161 DOM
6. 2026-09-12
   days on market $69,888 Active 160 DOM
7. 2026-09-11
   days on market $69,888 Active 159 DOM
8. 2026-09-05
   days on market $69,888 Active 153 DOM
9. 2026-09-04
   days on market $69,888 Active 152 DOM
10. 2026-09-02
    days on market $69,888 Active 150 DOM
11. 2026-08-31
    days on market $69,888 Active 148 DOM
12. 2026-08-29
    days on market $69,888 Active 146 DOM
13. 2026-08-28
    days on market $69,888 Active 145 DOM
14. 2026-08-27
    days on market $69,888 Active 144 DOM
15. 2026-08-26
    days on market $69,888 Active 143 DOM
16. 2026-08-25
    days on market $69,888 Active 142 DOM
17. 2026-08-24
    days on market $69,888 Active 141 DOM
18. 2026-08-23
    days on market $69,888 Active 140 DOM
19. 2026-08-22
    days on market $69,888 Active 139 DOM
20. 2026-08-21
    days on market $69,888 Active 138 DOM
21. 2026-08-20
    days on market $69,888 Active 137 DOM
22. 2026-08-19
    days on market $69,888 Active 136 DOM
23. 2026-08-18
    days on market $69,888 Active 135 DOM
24. 2026-08-17
    days on market $69,888 Active 134 DOM
25. 2026-08-16
    days on market $69,888 Active 133 DOM
26. 2026-08-15
    days on market $69,888 Active 132 DOM
27. 2026-08-14
    remarks 693-char remark
28. 2026-08-14
    days on market $69,888 Active 131 DOM
29. 2026-08-13
    days on market $69,888 Active 130 DOM
30. 2026-08-12
    days on market $69,888 Active 129 DOM
31. 2026-08-11
    days on market $69,888 Active 128 DOM
32. 2026-08-10
    days on market $69,888 Active 127 DOM
33. 2026-08-09
    days on market $69,888 Active 126 DOM
34. 2026-08-08
    days on market $69,888 Active 125 DOM
35. 2026-08-06
    days on market $69,888 Active 123 DOM
36. 2026-08-05
    days on market $69,888 Active 122 DOM
37. 2026-08-04
    days on market $69,888 Active 121 DOM
38. 2026-08-03
    price $69,888 Active 120 DOM
39. 2026-07-14
    days on market $69,990 Active 120 DOM
40. 2026-07-13
    days on market $69,990 Active 119 DOM
41. 2026-07-13
    days on market $69,990 Active 118 DOM
42. 2026-07-11
    days on market $69,990 Active 117 DOM
43. 2026-07-10
    days on market $69,990 Active 116 DOM
44. 2026-07-09
    days on market $69,990 Active 115 DOM
45. 2026-07-07
    days on market $69,990 Active 113 DOM
46. 2026-07-06
    days on market $69,990 Active 112 DOM
47. 2026-07-06
    days on market $69,990 Active 111 DOM
48. 2026-07-05
    days on market $69,990 Active 110 DOM
49. 2026-07-03
    days on market $69,990 Active 109 DOM
50. 2026-07-02
    days on market $69,990 Active 108 DOM

ⓘ 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 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: $22,361
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$349
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$2,033
• Taxable income: $11,438
• Est. tax owed @ 24.0%: −$2,745
• After-tax cash flow: $9,124/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 75/100 Cosmetic rehab Est. rehab $2,880–$8,640 screening

This move-in ready mobile home offers a good condition with updated interiors and a prime location. Minor cosmetic updates could further enhance its value.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace window screens — Screens improve energy efficiency and security ↑
• Both Install smart home devices — Enhances home automation and energy management ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Kellogg Polytechnic Elementary Middle Marshall Middle High Ganesha High F CA #618/1,170 Nat'l #9,639/17,239

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

D Composite livability gradescore 58/100

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 · 10,940,515 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: 13% of renters

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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%

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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%

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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

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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

-22.2% since first listed

5 events — show timeline

• 2026-03-16 Listed $69,990 CRMLS
• 2022-08-19 Sold (MLS) $85,000 CRMLS
• 2022-08-17 Pending — CRMLS
• 2022-07-26 Contingent — CRMLS
• 2022-06-10 Listed $89,950 CRMLS