3800 Bradford #28 · La Verne, CA 91750

$329,000

2 bd · 2.0 ba · 1,736 sqft · Manufactured public records · 91 Days on market

Built 2007 Fair condition $190/sqft · 21% above area Est $254k · 30% over ↓ 3% 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 +24.3/30.0
• DSCR +7.8/10.0
• Schools +5.9/10.0
• 1% rule +5.2/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fabulous 2-bedroom, 2 full bath home with a versatile third room—ideal for an office, craft room, or den (add a closet to create a true third bedroom!)—located in the desirable Twin Oaks Senior Community (55+) in La Verne. This light and bright home features a spacious living room with high ceilings and abundant natural light. The open floor plan flows into a large kitchen with tile countertops, gas oven and cooktop, laminate flooring, ample cabinetry and storage, a center island, and a cozy breakfast nook. All appliances are included. A separate formal dining room just off the kitchen is perfect for entertaining. Additional highlights include carpeting throughout, tile flooring in the bathrooms, dual-pane windows, and a generously sized indoor laundry room with direct access to the carport. The carport includes an electronic lift for convenient wheelchair or grocery access. Enjoy outdoor living with a charming covered front porch and a private side and backyard featuring a concrete patio, garden potential, and space to relax. Twin Oaks offers resort-style amenities, including a clubhouse with a fully equipped kitchen, card room, fitness center, swimming pool, spa, BBQ area, and RV storage, along with a variety of social events. Conveniently located near shopping, dining, hospitals, airports, public transportation, and major freeways. Experience comfort, convenience, and vibrant senior living—retire in style! Call NOW to make your appointment to see this beautiful home! (NEW Space rent is: $870.48/month - This home is on property tax. )

Key facts

• Cozy breakfast nook
• Covered front porch
• Formal dining room

Tags

• VERSATILE THIRD ROOM
• LARGE KITCHEN
• COZY BREAKFAST NOOK
• FORMAL DINING ROOM
• INDOOR LAUNDRY ROOM
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $329k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $329k).
• Recommended offer: $299k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.0% 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.
• Market conditions: Rents rising (+2.4%/yr); 94 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• This rent runs 39% 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 $2k of loan paydown is wiped out by about $10k 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 91 days — a 9% lower offer ($299k) is reasonable based on typical stale-listing flexibility.

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 $299,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.02% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.60%
• DSCR: 1.38
• GRM: 8.2

CMA / ARV

• ARV (median comp): $253,502
• List price: $329,000
• Delta: 29.78%
• Verdict: OVERPRICED
• 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 St #314	0.00mi	2/2.0	1,736 (0%)	4mo	$225,000	$130	96
3800 Bradford St #93	0.00mi	2/2.0	1,800 (+4%)	2mo	$269,000	$149	92
3800 Bradford St #57	0.00mi	2/2.0	1,776 (+2%)	8mo	$255,000	$144	90
3800 Bradford #188	0.17mi	2/2.0	1,680 (-3%)	7mo	$279,900	$167	81
3800 Bradford St #182	0.02mi	2/2.0	1,560 (-10%)	2mo	$260,000	$167	80
3800 Bradford St #47	0.02mi	2/2.0	1,920 (+11%)	8mo	$259,000	$135	75
3800 Bradford #233	0.20mi	3/2.0 (+1)	1,576 (-9%)	2mo	$399,000	$253	68
3945 Bradford #39	0.10mi	2/2.0	1,488 (-14%)	5mo	$162,000	$109	67
4095 Fruit St #608	0.48mi	2/2.0	1,596 (-8%)	6mo	$185,000	$116	60
4095 Fruit St #607	0.48mi	2/2.0	1,540 (-11%)	6mo	$334,379	$217	54
4095 Fruit St #603	0.48mi	2/2.0	1,512 (-13%)	5mo	$300,000	$198	52
4095 Fruit St #743	0.48mi	3/2.0 (+1)	1,954 (+13%)	7mo	$370,000	$189	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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-13,569
• Equity at exit: $49,055

10-year hold

• IRR: 5.0%
• Equity multiple: 1.36×
• Total profit: $32,994
• Equity at exit: $28,446

Cash invested: $92,120 (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 91750

• Rents YoY: 2.4%
• Active inventory: 94
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,357 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$129 /mo · $1,549/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$705
• Net cashflow: $660

Break-even live

Break-even rent $2,521

Max offer price $329,000

Occupancy floor 75%

Sensitivity live

Price	-10% $846	-5% $753	+0% $660	+5% $567	+10% $474
Rent	-10% $395	-5% $528	+0% $660	+5% $793	+10% $925
Rate	-1.0pp $826	-0.5pp $744	base $660	+0.5pp $575	+1.0pp $488

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	19d	1	0.31mi
3836 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,500	$2.82	44d	1	0.35mi
3748 Verdana Cir La Verne, CA	3.0	3.0	1493	$4,500	$3.01	16d	1	0.38mi
2577 Sycamore Dr La Verne, CA	3.0	2.0	1350	$2,895	$2.14	44d	1	0.40mi
2644 Sycamore Dr La Verne, CA	3.0	2.5	1825	$4,100	$2.25	2d	1	0.43mi
235 W Grove St Pomona, CA	1.0–2.0	1.0–2.0	800	$2,576	$3.22	2d	10	0.66mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	44d	1	0.72mi
2002 Canopy Ln La Verne, CA	3.0	3.0	1759	$3,450	$1.96	45d	1	0.79mi
3636 Sumner Ave #210 Pomona, CA	2.0	2.0	1290	$2,400	$1.86	7d	1	0.84mi
2935 Gayridge St Pomona, CA	3.0	2.0	1507	$3,595	$2.39	2d	1	0.88mi
2958 Gramercy St Pomona, CA	3.0	2.0	1364	$3,350	$2.46	7d	1	0.88mi
3807 Abbey Way La Verne, CA	3.0	2.0	1159	$3,150	$2.72	44d	1	1.06mi
1623 Heather Dr La Verne, CA	3.0	1.5	1121	$3,250	$2.90	19d	1	1.06mi
1090 Foothill Blvd Claremont, CA	3.0	4.0	2231	$3,850	$1.73	44d	1	1.15mi
1051 Amador St Claremont, CA	3.0	2.0	1469	$4,200	$2.86	2d	1	1.21mi
2109 N White Ave La Verne, CA	3.0	4.0	1911	$3,975	$2.08	44d	1	1.22mi
2728 Crozier Ct Pomona, CA	3.0	3.0	1497	$3,295	$2.20	2d	1	1.23mi
2771 N Garey Ave Pomona, CA	1.0–3.0	1.0–2.0	1065	$2,930	$2.75	2d	8	1.26mi
2707 Erebus Ct Pomona, CA	3.0	3.0	1497	$3,400	$2.27	44d	1	1.27mi
2892 Cedar Ln Pomona, CA	3.0	3.5	1818	$3,300	$1.82	44d	1	1.39mi
795 Hazel Way Pomona, CA	3.0	3.0	1401	$3,100	$2.21	11d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $329,000 Active 91 DOM
2. 2026-06-17
   days on market $329,000 Active 90 DOM
3. 2026-06-16
   days on market $329,000 Active 89 DOM
4. 2026-06-15
   days on market $329,000 Active 88 DOM
5. 2026-06-13
   days on market $329,000 Active 86 DOM
6. 2026-06-13
   days on market $329,000 Active 85 DOM
7. 2026-06-09
   days on market $329,000 Active 82 DOM
8. 2026-06-08
   days on market $329,000 Active 81 DOM
9. 2026-06-07
   days on market $329,000 Active 80 DOM
10. 2026-06-04
    days on market $329,000 Active 77 DOM
11. 2026-06-03
    days on market $329,000 Active 76 DOM
12. 2026-06-02
    days on market $329,000 Active 75 DOM
13. 2026-06-01
    days on market $329,000 Active 74 DOM
14. 2026-05-31
    days on market $329,000 Active 73 DOM
15. 2026-05-08
    price $329,000 1583-char remark

    Show marketing remark (1583 chars)

    Fabulous 2-bedroom, 2 full bath home with a versatile third room—ideal for an office, craft room, or den (add a closet to create a true third bedroom!)—located in the desirable Twin Oaks Senior Community (55+) in La Verne. This light and bright home features a spacious living room with high ceilings and abundant natural light. The open floor plan flows into a large kitchen with tile countertops, gas oven and cooktop, laminate flooring, ample cabinetry and storage, a center island, and a cozy breakfast nook. All appliances are included. A separate formal dining room just off the kitchen is perfect for entertaining. Additional highlights include carpeting throughout, tile flooring in the bathrooms, dual-pane windows, and a generously sized indoor laundry room with direct access to the carport. The carport includes an electronic lift for convenient wheelchair or grocery access. Enjoy outdoor living with a charming covered front porch and a private side and backyard featuring a concrete patio, garden potential, and space to relax. Twin Oaks offers resort-style amenities, including a clubhouse with a fully equipped kitchen, card room, fitness center, swimming pool, spa, BBQ area, and RV storage, along with a variety of social events. Conveniently located near shopping, dining, hospitals, airports, public transportation, and major freeways. Experience comfort, convenience, and vibrant senior living—retire in style! Call NOW to make your appointment to see this beautiful home! (NEW Space rent is: $870.48/month - This home is on property tax. )

16. 2026-03-19
    listed $339,000 Active 1583-char remark

    Show marketing remark (1583 chars)

    Fabulous 2-bedroom, 2 full bath home with a versatile third room—ideal for an office, craft room, or den (add a closet to create a true third bedroom!)—located in the desirable Twin Oaks Senior Community (55+) in La Verne. This light and bright home features a spacious living room with high ceilings and abundant natural light. The open floor plan flows into a large kitchen with tile countertops, gas oven and cooktop, laminate flooring, ample cabinetry and storage, a center island, and a cozy breakfast nook. All appliances are included. A separate formal dining room just off the kitchen is perfect for entertaining. Additional highlights include carpeting throughout, tile flooring in the bathrooms, dual-pane windows, and a generously sized indoor laundry room with direct access to the carport. The carport includes an electronic lift for convenient wheelchair or grocery access. Enjoy outdoor living with a charming covered front porch and a private side and backyard featuring a concrete patio, garden potential, and space to relax. Twin Oaks offers resort-style amenities, including a clubhouse with a fully equipped kitchen, card room, fitness center, swimming pool, spa, BBQ area, and RV storage, along with a variety of social events. Conveniently located near shopping, dining, hospitals, airports, public transportation, and major freeways. Experience comfort, convenience, and vibrant senior living—retire in style! Call NOW to make your appointment to see this beautiful home! (NEW Space rent is: $870.48/month - This home is on property tax. )

ⓘ 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: $1,549 · $129/mo
• Projected year-2 tax: $2,500 · $208/mo
• Expected delta: +$951/yr (+$79/mo · 61.4%)

ⓘ 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: $40,278
• − Mortgage interest: −$18,429
• − Property taxes: −$1,549
• − Insurance: −$1,645
• − Repairs & maintenance: −$3,222
• − Management: −$3,222
• − Depreciation: −$9,571
• Taxable income: $2,640
• Est. tax owed @ 24.0%: −$634
• After-tax cash flow: $7,289/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

This home requires moderate repairs and maintenance, with potential for significant value increase through updates to the kitchen and exterior paint.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — slight wear
• Minor exterior paint — some fading

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace kitchen countertops — modernizes kitchen
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · slight wear	Minor	$500–3,000
exterior paint · some fading	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace kitchen countertops — modernizes kitchen ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ 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: 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

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 · 9,444,647 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: 872.0

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: 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%

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

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

-2.9% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $329,000 CRMLS
• 2026-03-19 Listed $339,000 CRMLS

Property tax history

+6.1%/yr

Latest (2025): $1,549 · +6.1% YoY. Source: county tax records.