3825 Valley Blvd #36 · Pomona, CA 91789

$117,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 166 Days on market

Built 2021 Good condition $174/sqft · 19% above area Est $98k · 19% over ↓ 16% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.6/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a great opportunity for someone looking for a mobile home in turkey condition. The home was built in 2021. It has stainless steel appliances, full size washer and dryer, dishwasher, and a 5-burner stove. Beautiful flooring throughout. It also has granite counter tops, nicely covered carport, and new side fence. There is also a community club house that you can rent for parties plus a community pool. This home is very close to shopping, restaurants, Cal Poly Pomona and Mt. San Antonio College, and freeway close. Seller is motivated and will consider all reasonable offers. Don't let this one get away!!

Key facts

• 5-burner stove
• New side fence
• Granite counter tops

Tags

• STAINLESS STEEL APPLIANCES
• FULL SIZE WASHER AND DRYER
• 5-BURNER STOVE
• GRANITE COUNTER TOPS
• NICELY COVERED CARPORT
• NEW SIDE FENCE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $117k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $117k).
• Recommended offer: $103k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.0% 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 flat; 137 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 $809 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y ago; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $102,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.66% ✓
• Cap rate: 24.01%
• Cash-on-cash: 63.28%
• DSCR: 3.82
• GRM: 3.1

CMA / ARV

• ARV (median comp): $98,482
• List price: $117,000
• Delta: 18.80%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3825 VALLEY Blvd #11	0.03mi	2/1.0	660 (-2%)	8mo	$95,000	$144	89
3825 Valley Blvd #41	0.00mi	2/1.0	672 (0%)	16mo	$99,800	$149	87
3825 Valley Blvd #30	0.00mi	2/2.0	690 (+3%)	11mo	$150,000	$217	82
3825 Valley Blvd #13	0.00mi	3/2.0 (+1)	720 (+7%)	20mo	$134,500	$187	62

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: 59.3%
• Equity multiple: 3.53×
• Total profit: $82,991
• Equity at exit: $17,445

10-year hold

• IRR: 63.2%
• Equity multiple: 6.57×
• Total profit: $182,515
• Equity at exit: $10,116

Cash invested: $32,760 (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: 137
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $3,108 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$65 /mo · $785/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $1,728

Break-even live

Break-even rent $921

Max offer price $117,000

Occupancy floor 39%

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: $29,250
• Closing costs: $3,510
• 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	$3,145	$5.04	4d	1	1.29mi

Listing history 38 events

1. 2026-06-18
   days on market $117,000 Active 166 DOM
2. 2026-06-17
   days on market $117,000 Active 165 DOM
3. 2026-06-16
   days on market $117,000 Active 164 DOM
4. 2026-06-15
   days on market $117,000 Active 163 DOM
5. 2026-06-13
   days on market $117,000 Active 161 DOM
6. 2026-06-13
   days on market $117,000 Active 160 DOM
7. 2026-06-09
   days on market $117,000 Active 157 DOM
8. 2026-06-08
   days on market $117,000 Active 156 DOM
9. 2026-06-07
   days on market $117,000 Active 155 DOM
10. 2026-06-04
    days on market $117,000 Active 152 DOM
11. 2026-06-03
    days on market $117,000 Active 151 DOM
12. 2026-06-02
    days on market $117,000 Active 150 DOM
13. 2026-06-01
    days on market $117,000 Active 149 DOM
14. 2026-05-31
    days on market $117,000 Active 148 DOM
15. 2026-01-31
    price $117,000 615-char remark

    Show marketing remark (615 chars)

    This is a great opportunity for someone looking for a mobile home in turkey condition. The home was built in 2021. It has stainless steel appliances, full size washer and dryer, dishwasher, and a 5-burner stove. Beautiful flooring throughout. It also has granite counter tops, nicely covered carport, and new side fence. There is also a community club house that you can rent for parties plus a community pool. This home is very close to shopping, restaurants, Cal Poly Pomona and Mt. San Antonio College, and freeway close. Seller is motivated and will consider all reasonable offers. Don't let this one get away!!

16. 2026-01-03
    listed $129,999 Active 615-char remark

    Show marketing remark (615 chars)

    This is a great opportunity for someone looking for a mobile home in turkey condition. The home was built in 2021. It has stainless steel appliances, full size washer and dryer, dishwasher, and a 5-burner stove. Beautiful flooring throughout. It also has granite counter tops, nicely covered carport, and new side fence. There is also a community club house that you can rent for parties plus a community pool. This home is very close to shopping, restaurants, Cal Poly Pomona and Mt. San Antonio College, and freeway close. Seller is motivated and will consider all reasonable offers. Don't let this one get away!!

17. 2025-12-01
    historical
18. 2025-11-13
    price $127,000
19. 2025-11-12
    price $127,950
20. 2025-10-01
    price $129,950
21. 2025-06-18
    listed $139,500 Active
22. 2024-05-31
    historical
23. 2024-02-17
    status Active
24. 2024-02-06
    price $143,000
25. 2023-11-10
    status Active
26. 2023-10-06
    status Active
27. 2023-07-07
    status Pending Sale
28. 2023-06-13
    price $157,500
29. 2023-05-09
    listed $169,500 Active
30. 2022-05-25
    soldstatus $135,000 Closed Sale
31. 2022-05-12
    status Pending Sale
32. 2022-05-02
    status Active
33. 2022-04-22
    status Pending Sale
34. 2022-04-15
    status Pending Sale
35. 2022-04-09
    status Active
36. 2022-03-23
    status Active
37. 2022-03-16
    status Pending Sale
38. 2022-02-09
    listed $139,950 Active

ⓘ 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: $785 · $65/mo
• Projected year-2 tax: $889 · $74/mo
• Expected delta: +$104/yr (+$9/mo · 13.3%)

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

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: $37,295
• − Mortgage interest: −$6,554
• − Property taxes: −$785
• − Insurance: −$585
• − Repairs & maintenance: −$2,984
• − Management: −$2,984
• − Depreciation: −$3,404
• Taxable income: $20,000
• Est. tax owed @ 24.0%: −$4,800
• After-tax cash flow: $15,930/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 · 1 photo

Good 80/100 Cosmetic rehab

This 2021 manufactured home is in excellent condition with stainless steel appliances and beautiful flooring. Minor cosmetic updates could further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics
• Both Replace carport roof if damaged — Improves durability and appearance
• Both Install new side fence if damaged — Enhances privacy and security
• Resale Upgrade appliances if outdated — Attracts more buyers with modern features

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Replace carport roof if damaged — Improves durability and appearance ↑
• Both Install new side fence if damaged — Enhances privacy and security ↑
• Resale Upgrade appliances if outdated — Attracts more buyers with modern features ↑

ⓘ 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

-16.4% since first listed

24 events — show timeline

• 2026-01-31 Price Changed $117,000 CRMLS
• 2026-01-03 Listed $129,999 CRMLS
• 2025-12-01 Listing Removed — CRMLS
• 2025-11-13 Price Changed $127,000 CRMLS
• 2025-11-12 Price Changed $127,950 CRMLS
• 2025-10-01 Price Changed $129,950 CRMLS
• 2025-06-18 Listed $139,500 CRMLS
• 2024-05-31 Listing Removed — CRMLS
• 2024-02-17 Relisted — CRMLS
• 2024-02-06 Price Changed $143,000 CRMLS
• 2023-11-10 Relisted — CRMLS
• 2023-10-06 Relisted — CRMLS
• 2023-07-07 Pending — CRMLS
• 2023-06-13 Price Changed $157,500 CRMLS
• 2023-05-09 Listed $169,500 CRMLS
• 2022-05-25 Sold (MLS) $135,000 CRMLS
• 2022-05-12 Pending — CRMLS
• 2022-05-02 Relisted — CRMLS
• 2022-04-22 Pending — CRMLS
• 2022-04-15 Pending — CRMLS
• 2022-04-09 Relisted — CRMLS
• 2022-03-23 Relisted — CRMLS
• 2022-03-16 Pending — CRMLS
• 2022-02-09 Listed $139,950 CRMLS

Property tax history

+6.4%/yr

Latest (2025): $785 · +6.4% YoY. Source: county tax records.