3800 Bradford #293 · La Verne, CA 91750

$195,000

2 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 177 Days on market

Manufactured home 55+ age-restricted Built 1976 Fair condition $116/sqft · 24% below area Est $258k · 24% under ↓ 2% since listing

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.5/10.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -5.5

Listing remarks MLS

LOCATION, LOCATION, LOCATION. 55+ COMMUNITY LIVING. . Welcome to Twin Oaks living. Seller is motivated and waiting for you to make this your home. This two bedroom and two bath home is the perfect space for you. Double wide home with carport parking and custom shed for storage. Appliances that are within the home stay, including washer & dryer. The carport entry opens into your own laundry room. the kitchen has a movable island that will remain with the property and opens to a large family room. The front door is located off a large front patio and opens into a expansive family/dinning area. There is a built in hutch that allows for abundant storage and is waiting for you to add your personal touches. Carpet & living areas have been freshly cleaned prior to listing. Master bath includes a large relaxing tub and shower while the second bath offers a shower. The front porch is perfect for am coffee at an already present table. The park offers a wide variety of amenities including but not limited to a gym, pool, spa, poker room, community hall with kitchen and Library. The park provides and plans monthly activities as well to keep the socialization and vitality of its residents thriving. This park is located near freeway access and all the local shopping including the closeness of downtown La Verne and its plethora events.

Key facts

• Large family room
• Built in hutch
• Carport parking

Tags

• CARPORT PARKING
• CUSTOM SHED FOR STORAGE
• MOVABLE ISLAND
• LARGE FAMILY ROOM
• EXPANSIVE FAMILY DINING AREA
• BUILT IN HUTCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $195k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $840 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 2.8% in La Verne — 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 75/100 on livability (#110 in CA, #3,858 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, commute A; Watch: cost of living F, health & safety F.
• Bonita Unified (suburban): math 59% / reading 70% proficiency, ranked #151 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: J. Marion Roynon Elementary (841 students, 44% FRL); Ramona Middle (1,304 students, 35% FRL); Bonita High (1,883 students, 28% FRL).
• Market conditions: Rents rising (+2.4%/yr); 120 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 + 2.4% rent growth), your $55k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
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: 1.29% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.47%
• DSCR: 1.82
• GRM: 6.5

CMA / ARV

• ARV (median comp): $258,205
• List price: $195,000
• Delta: -24.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3800 Bradford #28	0.00mi	2/2.0	1,620 (-4%)	1mo	$318,000	$196	94
3800 Bradford St #314	0.00mi	2/2.0	1,736 (+3%)	6mo	$225,000	$130	89
3800 Bradford St #93	0.00mi	2/2.0	1,800 (+7%)	4mo	$269,000	$149	85
3800 Bradford St #182	0.02mi	2/2.0	1,560 (-7%)	4mo	$260,000	$167	84
3800 Bradford #233	0.20mi	3/2.0 (+1)	1,576 (-6%)	4mo	$399,000	$253	72
3945 Bradford #39	0.10mi	2/2.0	1,488 (-11%)	6mo	$162,000	$109	71
3800 Bradford #26	0.00mi	2/3.0	1,440 (-14%)	4mo	$275,000	$191	69
3945 Bradford #111	0.10mi	2/2.0	1,440 (-14%)	4mo	$155,000	$108	68
3800 Bradford St #311	0.11mi	2/2.0	1,440 (-14%)	4mo	$280,000	$194	68
3800 Bradford St #265	0.13mi	2/2.0	1,440 (-14%)	5mo	$275,000	$191	66
4095 Fruit St #603	0.48mi	2/2.0	1,512 (-10%)	7mo	$300,000	$198	56
4095 Fruit St #324	0.61mi	2/2.0	1,440 (-14%)	2mo	$135,000	$94	46

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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.37×
• Total profit: $20,211
• Equity at exit: $29,075

10-year hold

• IRR: 18.1%
• Equity multiple: 2.46×
• Total profit: $79,559
• Equity at exit: $16,860

Cash invested: $54,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 6 under contract
• Months of supply: 6.9 mo (14%/mo absorbed)
• Median asking: $215,000 ($134/sqft)
• Median days on market: 37 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +15.1% above current asking $/sqft

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

ZIP-level market 91750

• Rents YoY: 2.4%
• Active inventory: 120
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,519 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$45 /mo · $546/yr
• Insurance: −$81
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $840

Break-even live

Break-even rent $1,455

Max offer price $195,000

Occupancy floor 62%

Sensitivity live

Price	-10% $951	-5% $896	+0% $840	+5% $785	+10% $730
Rent	-10% $641	-5% $741	+0% $840	+5% $940	+10% $1,039
Rate	-1.0pp $939	-0.5pp $890	base $840	+0.5pp $790	+1.0pp $739

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: $48,750
• Closing costs: $5,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3816 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,300	$2.65	68d	1	0.31mi
3727 Mesa Oak Ln Pomona, CA	3.0	3.0	1497	$3,350	$2.24	0d	1	0.34mi
3836 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,500	$2.82	93d	1	0.35mi
3748 Verdana Cir La Verne, CA	3.0	3.0	1493	$4,500	$3.01	12d	1	0.38mi
2577 Sycamore Dr La Verne, CA	3.0	2.0	1350	$2,895	$2.14	93d	1	0.40mi
2644 Sycamore Dr La Verne, CA	3.0	2.5	1825	$3,950	$2.16	38d	1	0.43mi
235 W Grove St Pomona, CA	2.0	1.0–2.0	1004	$2,554	$2.54	0d	8	0.66mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	93d	1	0.72mi
2002 Canopy Ln La Verne, CA	3.0	3.0	1759	$3,450	$1.96	93d	1	0.79mi
3636 Sumner Ave #210 Pomona, CA	2.0	2.0	1290	$2,400	$1.86	55d	1	0.84mi
3636 Sumner Ave #210 Pomona, CA	2.0	2.0	1290	$2,350	$1.82	8d	1	0.84mi
3636 Sumner Ave #210 Pomona, CA	2.0	2.0	1290	$2,350	$1.82	28d	1	0.84mi
3636 Sumner Ave #210 Pomona, CA	2.0	2.0	1290	$2,350	$1.82	30d	1	0.84mi
1825 Foothill Blvd La Verne, CA	1.0–3.0	1.0	926	$2,709	$2.93	0d	8	0.86mi
1220 Shepherd Way Claremont, CA	3.0	2.0	1636	$3,300	$2.02	7d	1	0.87mi
2963 Glencrest St Pomona, CA	3.0	2.0	1546	$3,595	$2.33	46d	1	0.87mi
2935 Gayridge St Pomona, CA	3.0	2.0	1507	$3,595	$2.39	51d	1	0.88mi
2958 Gramercy St Pomona, CA	3.0	2.0	1364	$3,350	$2.46	55d	1	0.88mi
3807 Abbey Way La Verne, CA	3.0	2.0	1159	$3,150	$2.72	93d	1	1.06mi
1623 Heather Dr La Verne, CA	3.0	1.5	1121	$3,250	$2.90	68d	1	1.06mi
1090 Foothill Blvd Claremont, CA	3.0	4.0	2231	$3,850	$1.73	93d	1	1.15mi
135 Evergreen Ln Claremont, CA	3.0	3.5	1777	$3,700	$2.08	0d	1	1.19mi
135 Evergreen Ln Claremont, CA	3.0	3.5	1777	$3,700	$2.08	7d	1	1.19mi
1051 Amador St Claremont, CA	3.0	2.0	1469	$4,200	$2.86	46d	1	1.21mi
2109 N White Ave La Verne, CA	3.0	4.0	1911	$3,975	$2.08	93d	1	1.22mi
3327 Duke Ave Claremont, CA	3.0	2.0	1892	$4,150	$2.19	20d	1	1.23mi
2728 Crozier Ct Pomona, CA	3.0	3.0	1497	$3,100	$2.07	37d	1	1.23mi
2960 Sterling St Pomona, CA	3.0	2.0	1242	$3,700	$2.98	17d	1	1.26mi
2771 N Garey Ave Pomona, CA	1.0–2.0	1.0–2.0	951	$3,381	$3.56	0d	12	1.26mi
2707 Erebus Ct Pomona, CA	3.0	3.0	1497	$3,400	$2.27	93d	1	1.27mi
2892 Cedar Ln Pomona, CA	3.0	3.5	1818	$3,300	$1.82	93d	1	1.39mi
795 Hazel Way Pomona, CA	3.0	3.0	1401	$3,100	$2.21	59d	1	1.46mi

Listing history 50 events

1. 2026-08-08
   days on market $195,000 Active 177 DOM
2. 2026-08-06
   days on market $195,000 Active 175 DOM
3. 2026-08-05
   days on market $195,000 Active 174 DOM
4. 2026-08-04
   days on market $195,000 Active 173 DOM
5. 2026-08-03
   days on market $195,000 Active 172 DOM
6. 2026-07-31
   days on market $195,000 Active 169 DOM
7. 2026-07-30
   days on market $195,000 Active 168 DOM
8. 2026-07-30
   days on market $195,000 Active 167 DOM
9. 2026-07-28
   days on market $195,000 Active 166 DOM
10. 2026-07-26
    days on market $195,000 Active 164 DOM
11. 2026-07-24
    days on market $195,000 Active 162 DOM
12. 2026-07-23
    days on market $195,000 Active 161 DOM
13. 2026-07-22
    days on market $195,000 Active 160 DOM
14. 2026-07-21
    days on market $195,000 Active 159 DOM
15. 2026-07-20
    days on market $195,000 Active 158 DOM
16. 2026-07-18
    days on market $195,000 Active 156 DOM
17. 2026-07-18
    days on market $195,000 Active 155 DOM
18. 2026-07-16
    days on market $195,000 Active 154 DOM
19. 2026-07-15
    days on market $195,000 Active 153 DOM
20. 2026-07-14
    days on market $195,000 Active 152 DOM
21. 2026-07-13
    days on market $195,000 Active 151 DOM
22. 2026-07-13
    days on market $195,000 Active 150 DOM
23. 2026-07-11
    days on market $195,000 Active 149 DOM
24. 2026-07-10
    days on market $195,000 Active 148 DOM
25. 2026-07-09
    days on market $195,000 Active 147 DOM
26. 2026-07-07
    days on market $195,000 Active 145 DOM
27. 2026-07-06
    days on market $195,000 Active 144 DOM
28. 2026-07-06
    days on market $195,000 Active 143 DOM
29. 2026-07-05
    days on market $195,000 Active 142 DOM
30. 2026-07-03
    days on market $195,000 Active 141 DOM
31. 2026-07-02
    days on market $195,000 Active 140 DOM
32. 2026-07-01
    days on market $195,000 Active 139 DOM
33. 2026-06-30
    days on market $195,000 Active 138 DOM
34. 2026-06-29
    days on market $195,000 Active 137 DOM
35. 2026-06-28
    days on market $195,000 Active 136 DOM
36. 2026-06-27
    days on market $195,000 Active 135 DOM
37. 2026-06-26
    days on market $195,000 Active 134 DOM
38. 2026-06-24
    days on market $195,000 Active 132 DOM
39. 2026-06-22
    days on market $195,000 Active 130 DOM
40. 2026-06-21
    days on market $195,000 Active 129 DOM
41. 2026-06-18
    days on market $195,000 Active 126 DOM
42. 2026-06-17
    days on market $195,000 Active 125 DOM
43. 2026-06-16
    days on market $195,000 Active 124 DOM
44. 2026-06-15
    days on market $195,000 Active 123 DOM
45. 2026-06-13
    days on market $195,000 Active 121 DOM
46. 2026-06-13
    days on market $195,000 Active 120 DOM
47. 2026-06-09
    days on market $195,000 Active 117 DOM
48. 2026-06-08
    days on market $195,000 Active 116 DOM
49. 2026-06-07
    days on market $195,000 Active 115 DOM
50. 2026-06-04
    days on market $195,000 Active 112 DOM

ⓘ 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: $546 · $45/mo
• Projected year-2 tax: $1,482 · $124/mo
• Expected delta: +$936/yr (+$78/mo · 171.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 19 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: $30,225
• − Mortgage interest: −$10,923
• − Property taxes: −$546
• − Insurance: −$975
• − Repairs & maintenance: −$2,418
• − Management: −$2,418
• − Depreciation: −$5,673
• Taxable income: $7,272
• Est. tax owed @ 24.0%: −$1,745
• After-tax cash flow: $8,340/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

Fair 45/100 Moderate rehab Est. rehab $42,000–$75,600 screening

This two-bedroom, two-bath manufactured home requires moderate renovations to improve its condition and increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — outdated and in need of replacement
• Minor exterior siding — some discoloration

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace carpeted flooring — new flooring improves aesthetics and comfort ↑
• Both replace kitchen cabinets — new cabinets modernize the kitchen and improve functionality ↑
• Both replace bathroom fixtures — new fixtures modernize the bathrooms and improve functionality ↑

ⓘ Rehab cost is a screening estimate — Moderate 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.

Zoned Schools

Elementary J. Marion Roynon Elementary Middle Ramona Middle High Bonita High

Schools (NCES district)

• District: Bonita Unified
• NCES district ID: 0605610
• Math proficiency: 59% ▲ 3.00%
• Reading proficiency: 70% ▬ 0.00%
• Median HH income: $76,196
• Composite: 58.71/100
• National rank: #2001
• State rank: #151 of 1400 in CA

B Composite livability gradescore 75/100

Livability — La Verne

• Score: 75/100
• State rank: #110
• US rank: #3858

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Verne, CA
• County: Los Angeles County · 10,940,515 people
• City population: 32,692
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 32,692
• Household income: $104,195
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 7% 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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 44% Hispanic / Latino 36% Two or more races 20% Asian 10% Black 4%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 12% Chinese 3% Other Indo-European 3%

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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: ▼ -729.79%
• Current HPI: 373.7761
• Rent YoY: ▲ 2.35%
• 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

-2.5% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $195,000 CRMLS
• 2026-02-12 Listed $200,000 CRMLS
• 2026-02-11 Listing Removed — CRMLS
• 2026-01-30 Relisted — CRMLS
• 2025-12-16 Pending — CRMLS
• 2025-10-06 Listed $200,000 CRMLS

Property tax history

+8.1%/yr

Latest (2025): $546 · +8.1% YoY. Source: county tax records.