995 Pomona #63 · Corona, CA 92882

$175,000

3 bd · 2.0 ba · 1,153 sqft · Manufactured · 132 Days on market

Built 2021 $152/sqft · at area comps Est $170k · at est.

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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
• ARV discount +6.2/15.0
• Schools +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained, newer manufactured home offering 3 bedrooms and 2 full bathrooms in a quiet, well-kept community ideal for families or anyone looking for comfortable, affordable living. This home features a bright, open-concept floor plan with a spacious living area that flows seamlessly into the kitchen and dining space, perfect for everyday living and entertaining. The kitchen offers modern cabinetry, an island with additional storage, and newer appliances. The private primary suite includes a full bathroom, while two additional bedrooms provide flexibility for family, guests, or a home office. Step outside to enjoy your private vinyl-fenced backyard featuring artificial turf, perfect for pets and easy maintenance. Built in 2021, this home provides the comfort of newer construction with energy-efficient features and low-maintenance living. Additional highlights include a separate indoor laundry room and a covered carport with space for two larger vehicles. Community amenities include a swimming pool, clubhouse, and playground. Located in a desirable area with easy commuter access, this home offers convenient travel to Orange County and Los Angeles County while still enjoying the comfort of a peaceful neighborhood setting.

Key facts

• Modern cabinetry
• Artificial turf
• Indoor laundry room

Tags

• OPEN-CONCEPT FLOOR PLAN
• MODERN CABINETRY
• PRIVATE VINYL-FENCED BACKYARD
• ARTIFICIAL TURF
• ENERGY-EFFICIENT FEATURES
• INDOOR LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 2.9% in Corona — 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 63/100 on livability (#461 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A-; Watch: commute C-, health & safety D, amenities F.
• Corona-Norco Unified (suburban): math 46% / reading 61% proficiency, ranked #312 of 1,400 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Parkridge Elementary (658 students, 96% FRL); Auburndale Intermediate (592 students, 88% FRL); Corona High (2,251 students, 86% FRL) — zoned schools average 90% FRL vs 35% district-wide (55 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 124 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 B-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: 1.64% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.08%
• DSCR: 2.29
• GRM: 5.1

CMA / ARV

• ARV (median comp): $170,000
• List price: $175,000
• Delta: 2.94%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
995 Pomona Rd #47	0.01mi	2/1.0 (-1)	1,152 (-0%)	20mo	$75,000	$65	74
995 Pomona Rd #94	0.01mi	4/2.0 (+1)	1,050 (-9%)	18mo	$97,500	$93	64
995 Pomona Rd #38	0.01mi	2/2.0 (-1)	1,000 (-13%)	22mo	$90,000	$90	54
1203 W 6th St #10	0.51mi	2/2.0 (-1)	1,050 (-9%)	9mo	$82,500	$79	49
1203 W 6th St #69	0.46mi	2/2.0 (-1)	1,056 (-8%)	22mo	$115,000	$109	42
1225 W 8th St #45	0.68mi	3/2.0	1,320 (+14%)	20mo	$148,000	$112	27

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 · 1.45% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 1.87×
• Total profit: $42,814
• Equity at exit: $26,093

10-year hold

• IRR: 28.9%
• Equity multiple: 3.39×
• Total profit: $116,951
• Equity at exit: $15,131

Cash invested: $49,000 (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 92882

• Rents YoY: 1.4%
• Active inventory: 124
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,877 high
• Mortgage (P&I): −$918
• Tax from tax record: −$95 /mo · $1,135/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $1,187

Break-even live

Break-even rent $1,374

Max offer price $175,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,286	-5% $1,237	+0% $1,187	+5% $1,138	+10% $1,088
Rent	-10% $960	-5% $1,074	+0% $1,187	+5% $1,301	+10% $1,415
Rate	-1.0pp $1,275	-0.5pp $1,232	base $1,187	+0.5pp $1,142	+1.0pp $1,096

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 N Buena Vista Ave Corona, CA	2.0	2.0	747	$2,100	$2.81	13d	1	0.11mi
125 N Buena Vista Ave Apt H Corona, CA	2.0	2.0	785	$2,000	$2.55	26d	1	0.13mi
1242 D St Corona, CA	4.0	2.0	1246	$2,995	$2.40	16d	1	0.57mi
1211 W 6th St Corona, CA	1.0–2.0	1.0–2.0	723	$2,435	$3.37	0d	3	0.63mi
260 W 3rd St Corona, CA	2.0	1.5	832	$2,250	$2.70	45d	1	0.65mi
211 W Rincon St Corona, CA	1.0–2.0	1.0–2.0	936	$3,005	$3.21	1d	14	0.68mi
111 W Harrison St Corona, CA	1.0–2.0	1.0–2.0	900	$3,160	$3.51	1d	16	0.69mi
418 N Main St Corona, CA	1.0–2.0	1.0–2.0	999	$2,940	$2.94	0d	13	0.71mi
1261 Ryan Ln Corona, CA	2.0	1.5–2.0	860	$2,425	$2.82	26d	2	0.77mi
604 W 10th St Unit 1 Corona, CA	3.0	2.0	1450	$2,595	$1.79	18d	1	0.82mi
901 S Smith Ave Corona, CA	2.0	2.0	985	$1,950	$1.98	45d	1	0.88mi
461 River Rd Unit 473-B Corona, CA	2.0	1.5	1072	$2,100	$1.96	18d	1	0.88mi
508 S Victoria Ave Apt 21 Corona, CA	2.0	1.5	705	$1,895	$2.69	26d	1	0.93mi
928 N Vicentia Ave Unit C Corona, CA	2.0	1.5	1050	$2,100	$2.00	7d	1	0.98mi
931 Rebecca Way Corona, CA	1.0–2.0	1.0–2.0	766	$2,485	$3.24	1d	8	0.99mi
985 Samar Ct Corona, CA	2.0	2.0	945	$2,208	$2.34	7d	3	1.01mi
730 Via De Luna Corona, CA	1.0–2.0	1.0	690	$2,161	$3.13	1d	8	1.01mi
219 E Parkridge Ave Corona, CA	2.0	1.0	730	$2,300	$3.15	45d	1	1.12mi
1617 Toyon Pl Corona, CA	3.0	2.0	1497	$3,490	$2.33	4d	1	1.25mi
929 E Grand Blvd Corona, CA	2.0	1.5	1425	$2,800	$1.96	4d	1	1.31mi
1704 Lorraine Dr Unit 2 Corona, CA	3.0	2.0	1176	$3,599	$3.06	45d	1	1.31mi
1705 Lorraine Ave Corona, CA	3.0	2.0	1429	$4,349	$3.04	45d	1	1.32mi
1734 Lorraine Dr Unit 2 Corona, CA	3.0	2.0	1176	$3,649	$3.10	45d	1	1.33mi
1735 Lorraine Dr Unit 2 Corona, CA	3.0	2.0	1176	$3,869	$3.29	45d	1	1.35mi
680 Susanne St Unit 2 Corona, CA	3.0	2.0	1176	$3,599	$3.06	0d	1	1.36mi
662 Susanne St Unit 2 Corona, CA	3.0	2.0	1176	$3,669	$3.12	45d	1	1.37mi
990 Margarita Dr Corona, CA	2.0	2.0	888	$2,185	$2.46	1d	1	1.38mi
639 W Citron St Corona, CA	3.0	2.0	1429	$4,099	$2.87	45d	1	1.38mi
629 Citron St Unit 2 Corona, CA	3.0	2.0	1176	$3,639	$3.09	26d	1	1.39mi
810 Pine St Corona, CA	3.0	2.0	1000	$2,700	$2.70	23d	1	1.44mi
1700 Via Pacifica Corona, CA	3.0	1.0–2.0	900	$3,299	$3.67	0d	26	1.47mi
1428 Camelot Dr Corona, CA	3.0	1.5	1495	$2,800	$1.87	20d	1	1.49mi

Listing history 16 events

1. 2026-06-21
   days on market $175,000 Active 132 DOM
2. 2026-06-18
   days on market $175,000 Active 129 DOM
3. 2026-06-17
   days on market $175,000 Active 128 DOM
4. 2026-06-16
   days on market $175,000 Active 127 DOM
5. 2026-06-15
   days on market $175,000 Active 126 DOM
6. 2026-06-13
   days on market $175,000 Active 124 DOM
7. 2026-06-13
   days on market $175,000 Active 123 DOM
8. 2026-06-09
   days on market $175,000 Active 120 DOM
9. 2026-06-08
   days on market $175,000 Active 119 DOM
10. 2026-06-07
    days on market $175,000 Active 118 DOM
11. 2026-06-04
    days on market $175,000 Active 115 DOM
12. 2026-06-03
    days on market $175,000 Active 114 DOM
13. 2026-06-02
    days on market $175,000 Active 113 DOM
14. 2026-06-01
    days on market $175,000 Active 112 DOM
15. 2026-05-31
    days on market $175,000 Active 111 DOM
16. 2026-02-09
    listed $175,000 Active 1267-char remark

    Show marketing remark (1267 chars)

    Welcome to this beautifully maintained, newer manufactured home offering 3 bedrooms and 2 full bathrooms in a quiet, well-kept community ideal for families or anyone looking for comfortable, affordable living. This home features a bright, open-concept floor plan with a spacious living area that flows seamlessly into the kitchen and dining space, perfect for everyday living and entertaining. The kitchen offers modern cabinetry, an island with additional storage, and newer appliances. The private primary suite includes a full bathroom, while two additional bedrooms provide flexibility for family, guests, or a home office. Step outside to enjoy your private vinyl-fenced backyard featuring artificial turf, perfect for pets and easy maintenance. Built in 2021, this home provides the comfort of newer construction with energy-efficient features and low-maintenance living. Additional highlights include a separate indoor laundry room and a covered carport with space for two larger vehicles. Community amenities include a swimming pool, clubhouse, and playground. Located in a desirable area with easy commuter access, this home offers convenient travel to Orange County and Los Angeles County while still enjoying the comfort of a peaceful neighborhood setting.

ⓘ 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: $1,135 · $95/mo
• Projected year-2 tax: $1,330 · $111/mo
• Expected delta: +$195/yr (+$16/mo · 17.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,520
• − Mortgage interest: −$9,803
• − Property taxes: −$1,135
• − Insurance: −$875
• − Repairs & maintenance: −$2,762
• − Management: −$2,762
• − Depreciation: −$5,091
• Taxable income: $12,093
• Est. tax owed @ 24.0%: −$2,902
• After-tax cash flow: $11,346/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: Corona-Norco Unified
• NCES district ID: 0609850
• Math proficiency: 46% ▲ 1.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $83,380
• Composite: 50.72/100
• National rank: #3920
• State rank: #312 of 1400 in CA

Livability — Corona

• Score: 63/100
• State rank: #461
• US rank: #15787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corona, CA
• County: Riverside County · 2,287,001 people
• City population: 188,369
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 68,715
• Household income: $104,457
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 1971.0

Population outlook (Riverside County) Hauer SSP2

• Today (2025): 2,664,475 people
• By 2030: 2,802,692 · +5.2%
• By 2040: 3,050,904 · +14.5%
• By 2050: 3,256,783 · +22.2%
• By 2075: 3,655,058 · +37.2%
• By 2100: 3,766,594 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 52% White 31% Two or more races 17% Asian 9% Black 4%
• Hispanic origin (detail): Mexican 44% Puerto Rican 1%
• Common ancestry: Italian 4% Romanian 1% Portuguese 1%
• Foreign-born: 24% · Canada, South Korea, China
• Languages at home: 54% English-only · Spanish 36% Other Indo-European 3% Arabic 2%

Political lean MEDSL · Riverside

• 2024 margin: Toss-up / Even · D 48.0% · R 49.3% · Other 2.6%
• 2008→2024 swing: -3.6pp toward R · 2008: 2.3pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: D+8.0 2016: D+4.3 2012: R+0.4 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -707.65%
• Current HPI: 367.5939
• Rent YoY: ▲ 1.45%
• Metro: Riverside-San Bernardino-Ontario, 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

1 event — show timeline

• 2026-02-09 Listed $175,000 CRMLS

Property tax history

+9.4%/yr

Latest (2025): $1,135 · +3.4% YoY. Source: county tax records.