669-,687,651 Weber St · Pomona, CA 91768

$3,380,000

8 bd · 4.0 ba · 3,600 sqft · MultiFamily public records · 67 Days on market

Built 1982 0.69 ac lot $939/sqft · 177% above area Est $3660k · 8% under

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Why this score? — see what drove the F 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).

• ARV discount +10.9/15.0
• Cash flow +7.7/30.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• DSCR +1.8/10.0
• 1% rule +1.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 12 units. estimate disagrees with records

Listing remarks MLS

Investor’s Dream: Three Contiguous three Fourplexes on a Prime Corner Lot An exceptional opportunity to acquire The Weber Apartments—a well-maintained, 12-unit multifamily portfolio in the heart of Pomona. This rare, value-add offering includes three contiguous fourplexes, each on its own parcel, totaling approximately 30,284 SF of land and 10,800 rentable SF. Each building features four spacious 2-bedroom, 1-bath units (approx. 900 SF per unit), all individually metered for gas and electricity. The property offers ample parking with total around 36-40 parking spaces. (12 garages and 24+4 surface parking spaces. ) Additional amenities include two community laundry rooms, a large storage area, and secure perimeter fencing (iron and stucco) surrounding the corner lot. Built in 1982, this asset is ideal for investors seeking long-term stability with substantial upside through interior renovations and rent optimization. All lease current is Month to Month Lease. Strategically located near schools, public transportation, shopping centers, and major freeways, The Weber Apartments combine strong fundamentals with significant potential for growth.

Key facts

• Large storage area
• Ample parking
• Prime corner lot

Tags

• PRIME CORNER LOT
• 12 UNIT MULTIFAMILY PORTFOLIO
• THREE CONTIGUOUS FOURPLEXES
• AMPLE PARKING
• COMMUNITY LAUNDRY ROOMS
• LARGE STORAGE AREA

What this means for you Summary

Snapshot

• This is a 12 × 1-bed/?-bath units multifamily listed at $3.38M.

Deal economics

• At list price, monthly cash flow is $-4k ($-47k/yr) — negative. Per door: $-327/mo.
• To cash-flow at today's rent, offer at most $2.69M (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.05M (39.5% below list).
• Recommended offer: $2.05M (39.5% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: 60 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 $20,452/mo this rent would consume 323% of the median local household income ($76k/yr) (locally 1403% 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 $23k of loan paydown is wiped out by about $101k 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 67 days — a 6% lower offer ($3.18M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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.
• Current owner paid $872k; list at $3.38M implies a 288% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire 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 $2,045,200 (39.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.61% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.97%
• DSCR: 0.78
• GRM: 13.8

CMA / ARV

• ARV (median comp): $3,660,182
• List price: $3,380,000
• Delta: -7.65%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
678 Del Rosa Pl	0.13mi	8/4.0	3,600 (0%)	20mo	$1,100,000	$306	77
871 W Wilson	0.43mi	9/5.0 (+1)	3,307 (-8%)	6mo	$1,250,000	$378	52
610 Fillmore Pl	0.34mi	9/5.0 (+1)	3,955 (+10%)	9mo	$1,275,000	$322	51

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.8%
• Equity multiple: 0.16×
• Total profit: $-799,160
• Equity at exit: $503,969

10-year hold

• IRR: -20.8%
• Equity multiple: -0.08×
• Total profit: $-1,024,420
• Equity at exit: $292,241

Cash invested: $946,400 (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 91768

• Active inventory: 60
• Price-to-rent: 165.3×

Monthly cashflow live

• Estimated rent: $20,452 medium
• Mortgage (P&I): −$17,725
• Tax from tax record: −$945 /mo · $11,339/yr
• Insurance: −$1,408
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,295
• Net cashflow: $-3,921

Break-even live

Break-even rent $25,416

Max offer price $2,687,290

Occupancy floor —

Sensitivity live

Price	-10% $-2,008	-5% $-2,965	+0% $-3,921	+5% $-4,878	+10% $-5,835
Rent	-10% $-5,537	-5% $-4,729	+0% $-3,921	+5% $-3,113	+10% $-2,306
Rate	-1.0pp $-2,219	-0.5pp $-3,062	base $-3,921	+0.5pp $-4,797	+1.0pp $-5,688

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

Units	Beds	Baths	Est. rent
▸ 12× units	1	—	$20,448
Total (12 units)			$20,452

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: $845,000
• Closing costs: $101,400
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $3,380,000 Active 67 DOM
2. 2026-06-18
   days on market $3,380,000 Active 64 DOM
3. 2026-06-17
   days on market $3,380,000 Active 63 DOM
4. 2026-06-16
   days on market $3,380,000 Active 62 DOM
5. 2026-06-15
   days on market $3,380,000 Active 61 DOM
6. 2026-06-13
   days on market $3,380,000 Active 59 DOM
7. 2026-06-13
   days on market $3,380,000 Active 58 DOM
8. 2026-06-09
   days on market $3,380,000 Active 55 DOM
9. 2026-06-08
   days on market $3,380,000 Active 54 DOM
10. 2026-06-07
    days on market $3,380,000 Active 53 DOM
11. 2026-06-04
    days on market $3,380,000 Active 50 DOM
12. 2026-06-03
    days on market $3,380,000 Active 49 DOM
13. 2026-06-02
    days on market $3,380,000 Active 48 DOM
14. 2026-06-01
    days on market $3,380,000 Active 47 DOM
15. 2026-05-31
    days on market $3,380,000 Active 46 DOM
16. 2026-04-15
    listed $3,380,000 Active 1170-char remark

    Show marketing remark (1170 chars)

    Investor’s Dream: Three Contiguous three Fourplexes on a Prime Corner Lot An exceptional opportunity to acquire The Weber Apartments—a well-maintained, 12-unit multifamily portfolio in the heart of Pomona. This rare, value-add offering includes three contiguous fourplexes, each on its own parcel, totaling approximately 30,284 SF of land and 10,800 rentable SF. Each building features four spacious 2-bedroom, 1-bath units (approx. 900 SF per unit), all individually metered for gas and electricity. The property offers ample parking with total around 36-40 parking spaces. (12 garages and 24+4 surface parking spaces. ) Additional amenities include two community laundry rooms, a large storage area, and secure perimeter fencing (iron and stucco) surrounding the corner lot. Built in 1982, this asset is ideal for investors seeking long-term stability with substantial upside through interior renovations and rent optimization. All lease current is Month to Month Lease. Strategically located near schools, public transportation, shopping centers, and major freeways, The Weber Apartments combine strong fundamentals with significant potential for growth.

17. 2025-09-30
    historical
18. 2025-08-05
    price $3,300,000
19. 2025-04-25
    listed $3,600,000 Active
20. 2014-11-26
    soldstatus $871,500
21. 2008-12-23
    historical
22. 2008-04-22
    listed $695,000
23. 2008-03-15
    historical
24. 2007-03-20
    listed $700,000
25. 2006-10-01
    historical
26. 2006-04-10
    listed $700,000
27. 2005-05-23
    soldstatus $485,000
28. 1985-06-28
    soldstatus $132,000
29. 1982-11-03
    soldstatus $202,000

ⓘ 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: $11,339 · $945/mo
• Projected year-2 tax: $25,688 · $2,141/mo
• Expected delta: +$14,349/yr (+$1,196/mo · 126.5%)

ⓘ 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) · 3% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°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: $245,424
• − Mortgage interest: −$189,333
• − Property taxes: −$11,339
• − Insurance: −$16,900
• − Repairs & maintenance: −$19,634
• − Management: −$19,634
• − Depreciation: −$98,327
• Taxable loss: −$109,743
• Est. tax savings @ 24.0%: +$26,338
• After-tax cash flow: $-20,717/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): 34,200
• Household income: $76,041
• Rent vs Own: 44.9% rent · 55.1% own
• Severe rent burden: 1403.0

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 (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 19% White 11% Asian 8% Black 4% Native American 4%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Italian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 31% · Canada, Vietnam, China
• Languages at home: 37% English-only · Spanish 54% Chinese 2% Vietnamese 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: ▼ -784.48%
• Current HPI: 425.8176
• Rent YoY: —
• 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

+1573.3% since first listed

14 events — show timeline

• 2026-04-15 Listed $3,380,000 CRMLS
• 2025-09-30 Listing Removed — CRMLS
• 2025-08-05 Price Changed $3,300,000 CRMLS
• 2025-04-25 Listed $3,600,000 CRMLS
• 2014-11-26 Sold (Public Records) $871,500 Public Records
• 2008-12-23 Listing Removed — CRMLS
• 2008-04-22 Listed $695,000 CRMLS
• 2008-03-15 Listing Removed — CRMLS
• 2007-03-20 Listed $700,000 CRMLS
• 2006-10-01 Listing Removed — CRMLS
• 2006-04-10 Listed $700,000 CRMLS
• 2005-05-23 Sold (Public Records) $485,000 Public Records
• 1985-06-28 Sold (Public Records) $132,000 Public Records
• 1982-11-03 Sold (Public Records) $202,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $11,339 · +9.5% YoY. Source: county tax records.