1011 W 8th · Pomona, CA 91766

$950,000

8 bd · 4.0 ba · 3,500 sqft · MultiFamily public records · 33 Days on market

Built 1964 10,713 sqft lot $271/sqft · 9% below area Est $1049k · 9% under

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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 +19.0/30.0
• ARV discount +11.8/15.0
• DSCR +6.0/10.0
• 1% rule +4.0/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Well-located 4-unit income property featuring a two-story layout with approximately 3,500 sq ft of building area. Strong investment opportunity with four separate units, including one renovated unit, carport parking, and convenient access to the Interstate 10, shopping, dining, and regional employment centers. Ideal for investors seeking rental income potential, value-add upside, or long-term portfolio growth. Buyer to verify all information, unit mix, rents, and condition.

Key facts

• 0.25 acre lot
• 4 parking spots
• Built 1964

Property features AI

Finance

• Other: Parcel number 8342020025; No ADU on property
• Financial info: Property contains 4 total units; Gross scheduled income listed as $41,184; Gross income listed as $411,184; Rent control applies; Some assessments: Special Assessments; Actual rent reported for three units: $1,144 each
• HOA & community: Community features include curbs; Lot features: 0-1 unit per acre

Exterior

• Parking: Carport; Parking available for 4 vehicles
• Utilities: Public sewer; District/public water; Four separate water meters; Four separate gas meters; Four separate electric meters
• Home design: Attached property; Two-story building; One building on the parcel; 2+ common walls
• Construction: Year built from assessor; Total building area 3,500
• Exterior features: No pool

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Multiple 2-bedroom units (each unit includes 2 bedrooms)
• Flooring: Carpet in 4 units
• Bathrooms: Each unit includes 1 full bathroom
• Heating & cooling: Wall heaters
• Interior features: Ground-level entry; Entry on first floor
• Laundry & utility: Community laundry facilities; Tenants pay all utilities

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $950k.

Deal economics

• At list price, monthly cash flow is $999 ($12k/yr) — positive. Per door: $250/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $858k (9.7% below list).
• Recommended offer: $858k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 rising (+1.7%/yr); 110 active listings in the ZIP; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $8,578/mo this rent would consume 126% of the median local household income ($82k/yr) (locally 2479% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $28k 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 33 days — a 3% lower offer ($922k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $857,800 (9.7% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (median comp): $1,049,480
• List price: $950,000
• Delta: -9.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1064 Waters	0.17mi	8/4.0	3,904 (+12%)	1mo	$1,050,000	$269	72

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 · 1.66% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.62×
• Total profit: $-102,060
• Equity at exit: $141,648

10-year hold

• IRR: -3.2%
• Equity multiple: 0.80×
• Total profit: $-53,942
• Equity at exit: $82,139

Cash invested: $266,000 (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 91766

• Rents YoY: 1.7%
• Active inventory: 110
• Price-to-rent: 36.9×

Monthly cashflow live

• Estimated rent: $8,578 high
• Mortgage (P&I): −$4,982
• Tax from tax record: −$400 /mo · $4,794/yr
• Insurance: −$396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,801
• Net cashflow: $999

Break-even live

Break-even rent $7,313

Max offer price $950,000

Occupancy floor 83%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$8,576
Total (4 units)			$8,578

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $950,000 Active 33 DOM
2. 2026-06-17
   days on market $950,000 Active 32 DOM
3. 2026-06-16
   days on market $950,000 Active 31 DOM
4. 2026-06-15
   days on market $950,000 Active 30 DOM
5. 2026-06-13
   days on market $950,000 Active 28 DOM
6. 2026-06-13
   days on market $950,000 Active 27 DOM
7. 2026-06-09
   days on market $950,000 Active 24 DOM
8. 2026-06-08
   days on market $950,000 Active 23 DOM
9. 2026-06-07
   days on market $950,000 Active 22 DOM
10. 2026-06-04
    days on market $950,000 Active 19 DOM
11. 2026-06-03
    days on market $950,000 Active 18 DOM
12. 2026-06-02
    days on market $950,000 Active 17 DOM
13. 2026-06-01
    days on market $950,000 Active 16 DOM
14. 2026-05-31
    days on market $950,000 Active 15 DOM
15. 2026-05-16
    listed $950,000 Active 478-char remark
16. 2026-04-28
    historical $950,000 478-char remark

ⓘ 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: $4,794 · $400/mo
• Projected year-2 tax: $7,220 · $602/mo
• Expected delta: +$2,426/yr (+$202/mo · 50.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 20 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: $102,936
• − Mortgage interest: −$53,215
• − Property taxes: −$4,794
• − Insurance: −$4,750
• − Repairs & maintenance: −$8,235
• − Management: −$8,235
• − Depreciation: −$27,636
• Taxable loss: −$3,929
• Est. tax savings @ 24.0%: +$943
• After-tax cash flow: $12,935/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.

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): 69,327
• Household income: $81,991
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 2479.0

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 Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 20% Asian 13% White 8% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 62%
• Foreign-born: 37% · Canada, China, South Korea
• Languages at home: 31% English-only · Spanish 57% Chinese 5% Tagalog/Filipino 2%

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: ▼ -691.41%
• Current HPI: 405.6315
• Rent YoY: ▲ 1.66%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-16 Listed $950,000 CRMLS
• 2026-04-28 Coming Soon $950,000 CRMLS

Property tax history

+2.8%/yr

Latest (2025): $4,794 · +12.6% YoY. Source: county tax records.