3825 Valley Blvd #46 · Pomona, CA 91789

$69,990

1 bd · 1.0 ba · 576 sqft · Manufactured · 97 Days on market

Built 1973 Good condition $122/sqft · 25% below area Est $94k · 25% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Rent growth +2.6/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

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 $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 33.7% vs local median 2.7% 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; 141 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 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 97 days — a 9% lower offer ($64k) 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 $63,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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: 3.76% ✓
• Cap rate: 33.67%
• Cash-on-cash: 97.79%
• DSCR: 5.35
• GRM: 2.2

CMA / ARV

• ARV (median comp): $93,547
• List price: $69,990
• Delta: -25.18%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 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%)	6mo	$74,000	$132	88
3825 VALLEY Blvd #11	0.02mi	2/1.0 (+1)	660 (+15%)	8mo	$95,000	$144	63

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: 95.8%
• Equity multiple: 5.26×
• Total profit: $83,573
• Equity at exit: $10,436

10-year hold

• IRR: 98.0%
• Equity multiple: 10.05×
• Total profit: $177,287
• Equity at exit: $6,051

Cash invested: $19,597 (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: 141
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,634 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $1,597

Break-even live

Break-even rent $612

Max offer price $69,990

Occupancy floor 34%

Sensitivity live

Price	-10% $1,645	-5% $1,621	+0% $1,597	+5% $1,573	+10% $1,549
Rent	-10% $1,389	-5% $1,493	+0% $1,597	+5% $1,701	+10% $1,805
Rate	-1.0pp $1,632	-0.5pp $1,615	base $1,597	+0.5pp $1,579	+1.0pp $1,560

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: $17,498
• Closing costs: $2,100
• 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	$2,952	$4.73	0d	1	1.30mi

Listing history 20 events

1. 2026-06-21
   days on market $69,990 Active 97 DOM
2. 2026-06-18
   days on market $69,990 Active 94 DOM
3. 2026-06-17
   days on market $69,990 Active 93 DOM
4. 2026-06-16
   days on market $69,990 Active 92 DOM
5. 2026-06-15
   days on market $69,990 Active 91 DOM
6. 2026-06-13
   days on market $69,990 Active 89 DOM
7. 2026-06-13
   days on market $69,990 Active 88 DOM
8. 2026-06-09
   days on market $69,990 Active 85 DOM
9. 2026-06-08
   days on market $69,990 Active 84 DOM
10. 2026-06-07
    days on market $69,990 Active 83 DOM
11. 2026-06-04
    days on market $69,990 Active 80 DOM
12. 2026-06-03
    days on market $69,990 Active 79 DOM
13. 2026-06-02
    days on market $69,990 Active 78 DOM
14. 2026-06-01
    days on market $69,990 Active 77 DOM
15. 2026-05-31
    days on market $69,990 Active 76 DOM
16. 2026-03-16
    listed $69,990 Active 641-char remark

    Show marketing remark (641 chars)

    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.

17. 2022-08-19
    soldstatus $85,000 Closed Sale 687-char remark

    Show marketing remark (687 chars)

    * * Good things do come in small packages * * CUTE AS A BUTTON AND CLEAN AS A WHISTLE * * REMODELED * * Move-in ready! This is the best of the affordable living in WALNUT! Nice area, comfortable living, and beautiful location. Great open floor plan with a very cozy living area! You would be surprised how nice and roomy this home is, with 1 bedroom and 1 full bathroom, freshly painted and new laminate wood floors throughout. . Close to the 10, 57, 71 and 60 Freeways. .. . Just minutes to Cal Poly, Mount Sac. , Claremont Colleges, La Verne University, Western University, this park has it all. You have to see it to appreciate it. .. It is waiting for you to call it HOME!!!

18. 2022-08-17
    status Pending Sale 687-char remark

    Show marketing remark (687 chars)

    * * Good things do come in small packages * * CUTE AS A BUTTON AND CLEAN AS A WHISTLE * * REMODELED * * Move-in ready! This is the best of the affordable living in WALNUT! Nice area, comfortable living, and beautiful location. Great open floor plan with a very cozy living area! You would be surprised how nice and roomy this home is, with 1 bedroom and 1 full bathroom, freshly painted and new laminate wood floors throughout. . Close to the 10, 57, 71 and 60 Freeways. .. . Just minutes to Cal Poly, Mount Sac. , Claremont Colleges, La Verne University, Western University, this park has it all. You have to see it to appreciate it. .. It is waiting for you to call it HOME!!!

19. 2022-07-26
    historical Active Under Contract 687-char remark

    Show marketing remark (687 chars)

    * * Good things do come in small packages * * CUTE AS A BUTTON AND CLEAN AS A WHISTLE * * REMODELED * * Move-in ready! This is the best of the affordable living in WALNUT! Nice area, comfortable living, and beautiful location. Great open floor plan with a very cozy living area! You would be surprised how nice and roomy this home is, with 1 bedroom and 1 full bathroom, freshly painted and new laminate wood floors throughout. . Close to the 10, 57, 71 and 60 Freeways. .. . Just minutes to Cal Poly, Mount Sac. , Claremont Colleges, La Verne University, Western University, this park has it all. You have to see it to appreciate it. .. It is waiting for you to call it HOME!!!

20. 2022-06-10
    listed $89,950 Active 687-char remark

    Show marketing remark (687 chars)

    * * Good things do come in small packages * * CUTE AS A BUTTON AND CLEAN AS A WHISTLE * * REMODELED * * Move-in ready! This is the best of the affordable living in WALNUT! Nice area, comfortable living, and beautiful location. Great open floor plan with a very cozy living area! You would be surprised how nice and roomy this home is, with 1 bedroom and 1 full bathroom, freshly painted and new laminate wood floors throughout. . Close to the 10, 57, 71 and 60 Freeways. .. . Just minutes to Cal Poly, Mount Sac. , Claremont Colleges, La Verne University, Western University, this park has it all. You have to see it to appreciate it. .. It is waiting for you to call it HOME!!!

ⓘ 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: $31,606
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$2,528
• − Management: −$2,528
• − Depreciation: −$2,036
• Taxable income: $19,193
• Est. tax owed @ 24.0%: −$4,606
• After-tax cash flow: $14,558/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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

-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