402 E Foothill Blvd #59 · Pomona, CA 91767

$119,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 56 Days on market

Built 1977 Average condition $113/sqft · 11% below area Est $134k · 11% under ↓ 2% since listing

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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
• ARV discount +12.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.3/10.0
• Rent growth +4.4/5.0
• Livability +2.9/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

JUST REDUCED- Seller Motivated! This 3bedroom 2bathroom located in an All-Age Community with Low Space Rent in Pomona features an open floor plan with light updates throughout. Home features laminate flooring and carpeting throughout. Kitchen has been remodeled including newer granite countertops with mahogany colored cabinetry, stainless steel sink, and newer faucet fixtures. Master bedroom features a large mirrored wardrobe and master bathroom. All bedrooms are spacious and can accommodate your full-sized furnishings. Exterior features 2-3 car parking with additional guest parking steps away. Community features a pool and clubhouse. Conveniently located close to restaurants, entertainment

Key facts

• Open floor plan
• Stainless steel sink
• Remodeled kitchen

Tags

• OPEN FLOOR PLAN
• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• MAHOGANY COLORED CABINETRY
• STAINLESS STEEL SINK
• MIRRORED WARDROBE

Property features AI

Finance

• Other: Park name: Foothill Mobile Manor; Pets: contact park for rules
• HOA & community: Land lease community (Foothill Mobile Manor); Rent includes pool access; Monthly land lease approximately $900

Exterior

• Parking: Total of 6 parking spaces; 3 uncovered spaces; 3 carport spaces; Driveway (gravel and asphalt), side-by-side and tandem uncovered parking
• Security: Carbon monoxide detector(s); Smoke detector(s); Resident manager on-site
• Utilities: Natural gas connected; Electricity connected (standard); Water connected (district/public); Sewer connected (or sewer/septic unknown); Cable available; Telephone available in street
• Home design: Single-story mobile home (Canyon Crest model); Faces east; Entry level: 1
• Construction: Aluminum exterior and skirt; Pillar/post/pier raised foundation; Mobile home dimensions approximately 24' x 44'
• Exterior features: Open patio; Community pool; One shed on the property; Suburban setting with street lighting; Has a view

Interior

• Kitchen: Kitchen present
• Flooring: Carpet flooring; Laminate flooring
• Bathrooms: 2 full bathrooms (remodeled)
• Heating & cooling: Wall/window cooling
• Interior features: Updated/remodeled interior; Left-side entry door; Carbon monoxide and smoke detectors; On-site resident manager
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $119k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.3% 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.
• Claremont Unified (suburban): math 50% / reading 64% proficiency, ranked #259 of 1,400 in CA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+7.4%/yr); 87 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 44% of the median local income ($79k/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 $823 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 + 7.4% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.46% ✓
• Cap rate: 21.30%
• Cash-on-cash: 53.59%
• DSCR: 3.38
• GRM: 3.4

CMA / ARV

• ARV (median comp): $134,242
• List price: $119,000
• Delta: -11.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 E Foothill Blvd #2	0.16mi	2/2.0 (-1)	1,080 (+2%)	10mo	$200,000	$185	76
301 Foothill Blvd #27	0.25mi	3/2.0	1,040 (-2%)	20mo	$140,000	$135	69
3727 Equation Rd #48	0.30mi	2/2.0 (-1)	1,080 (+2%)	21mo	$198,600	$184	60
3727 Equation Rd #106	0.30mi	3/2.0	1,176 (+11%)	10mo	$205,000	$174	59
301 E Foothill Blvd #28	0.25mi	2/1.0 (-1)	936 (-11%)	9mo	$152,500	$163	53
301 E Foothill Blvd #13	0.25mi	2/2.0 (-1)	1,176 (+11%)	23mo	$130,000	$111	45

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 · 7.41% rent growth · sell at horizon

5-year hold

• IRR: 56.7%
• Equity multiple: 3.67×
• Total profit: $89,096
• Equity at exit: $17,743

10-year hold

• IRR: 63.2%
• Equity multiple: 8.83×
• Total profit: $260,734
• Equity at exit: $10,289

Cash invested: $33,320 (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 91767

• Rents YoY: 7.4%
• Active inventory: 87
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,925 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $1,488

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 44%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3636 Sumner Ave #210 Pomona, CA	2.0	2.0	1290	$2,400	$1.86	6d	1	0.16mi
150 Drake St Pomona, CA	2.0	2.0	924	$2,514	$2.72	1d	2	0.41mi
3054 Gladstone St #4 Pomona, CA	2.0	1.0	933	$2,500	$2.68	7d	1	0.42mi
1051 Amador St Claremont, CA	3.0	2.0	1469	$4,200	$2.86	1d	1	0.42mi
235 W Grove St Pomona, CA	1.0–2.0	1.0–2.0	800	$2,576	$3.22	1d	10	0.47mi
2958 Gramercy St Pomona, CA	3.0	2.0	1364	$3,350	$2.46	6d	1	0.60mi
795 Hazel Way Pomona, CA	3.0	3.0	1401	$3,100	$2.21	10d	1	0.65mi
2870 N Towne Ave Pomona, CA	2.0	1.0–2.0	725	$2,500	$3.45	4d	4	0.75mi
450 W Foothill Blvd Pomona, CA	2.0	1.0–2.0	773	$2,565	$3.32	1d	8	0.75mi
2771 N Garey Ave Pomona, CA	1.0–3.0	1.0–2.0	1065	$3,522	$3.31	1d	8	0.81mi
2577 Sycamore Dr La Verne, CA	3.0	2.0	1350	$2,895	$2.14	44d	1	0.86mi
2707 Erebus Ct Pomona, CA	3.0	3.0	1497	$3,400	$2.27	44d	1	0.87mi
2728 Crozier Ct Pomona, CA	3.0	3.0	1497	$3,295	$2.20	1d	1	0.88mi
708 Santa Barbara Dr W Claremont, CA	3.0	2.0	1400	$3,100	$2.21	15d	1	0.96mi
245 E Grevillia St Pomona, CA	2.0	1.0	988	$2,400	$2.43	44d	1	0.99mi
2559 Yorkshire Way Pomona, CA	2.0	2.0	1100	$2,400	$2.18	24d	1	1.01mi
1365 Lafayette Rd Unit C Claremont, CA	2.0	1.0	900	$2,750	$3.06	3d	1	1.01mi
2429 College Ln La Verne, CA	2.0	1.0	836	$2,350	$2.81	44d	1	1.04mi
2408 Pepper St La Verne, CA	2.0	1.0	836	$2,650	$3.17	24d	1	1.11mi
2366 Lomeli Ln La Verne, CA	2.0	1.0	836	$2,470	$2.95	44d	1	1.12mi
3816 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,300	$2.65	19d	1	1.13mi
167 N Cambridge Ave Unit 149 Claremont, CA	2.0	2.0	1100	$2,595	$2.36	7d	1	1.14mi
114 N Mountain Ave Unit 114 Claremont, CA	2.0	2.0	1045	$2,850	$2.73	24d	1	1.15mi
145 N Cambridge Ave Unit 129 Claremont, CA	2.0	2.0	1045	$2,850	$2.73	44d	1	1.15mi
3836 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,500	$2.82	44d	1	1.18mi
3748 Verdana Cir La Verne, CA	3.0	3.0	1493	$4,500	$3.01	15d	1	1.20mi
1250 N Indian Hill Blvd Claremont, CA	2.0	2.0	1000	$2,375	$2.38	5d	1	1.33mi
620 Asbury Dr Claremont, CA	3.0	3.5	1430	$3,650	$2.55	1d	1	1.34mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	44d	1	1.41mi
2064 Evergreen St La Verne, CA	2.0	2.0	960	$2,400	$2.50	17d	1	1.41mi
2042 Evergreen St La Verne, CA	2.0	1.0	825	$2,150	$2.61	44d	1	1.44mi

Listing history 15 events

1. 2026-06-18
   days on market $119,000 Active 56 DOM
2. 2026-06-17
   days on market $119,000 Active 55 DOM
3. 2026-06-16
   days on market $119,000 Active 54 DOM
4. 2026-06-15
   days on market $119,000 Active 53 DOM
5. 2026-06-13
   days on market $119,000 Active 51 DOM
6. 2026-06-13
   days on market $119,000 Active 50 DOM
7. 2026-06-09
   days on market $119,000 Active 47 DOM
8. 2026-06-08
   days on market $119,000 Active 46 DOM
9. 2026-06-07
   days on market $119,000 Active 45 DOM
10. 2026-06-04
    days on market $119,000 Active 42 DOM
11. 2026-06-03
    pricedays on market $119,000 Active 41 DOM
12. 2026-06-02
    days on market $120,000 Active 40 DOM
13. 2026-06-01
    days on market $120,000 Active 39 DOM
14. 2026-05-31
    days on market $120,000 Active 38 DOM
15. 2026-04-23
    listed $120,000 Active 745-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,097
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$2,808
• − Management: −$2,808
• − Depreciation: −$3,462
• Taxable income: $16,974
• Est. tax owed @ 24.0%: −$4,074
• After-tax cash flow: $13,784/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

Average 55/100 Cosmetic rehab

This 3-bedroom, 2-bathroom home in Pomona has good updates throughout, but some cosmetic repairs and landscaping improvements can further enhance its value.

Repairs flagged

• Minor Landscape — Overgrown vegetation
• Minor Fence — Lattice fence needs touch-up

Value-add opportunities

• Both Paint exterior — Fresh paint can improve curb appeal and home value
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and attract potential buyers
• Both Replace blinds — Fresh blinds can improve home's curb appeal and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscape · Overgrown vegetation	Minor	$500–3,000
Fence · Lattice fence needs touch-up	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Fresh paint can improve curb appeal and home value ↑
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and attract potential buyers ↑
• Both Replace blinds — Fresh blinds can improve home's curb appeal and functionality ↑

ⓘ 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: Claremont Unified
• NCES district ID: 0608760
• Math proficiency: 50% ▼ -1.00%
• Reading proficiency: 64% ▬ 0.00%
• Median HH income: $80,091
• Composite: 53.17/100
• National rank: #3209
• State rank: #259 of 1400 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): 49,152
• Household income: $79,245
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 2224.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 20% White 13% Asian 9% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 61%
• Common ancestry: Italian 1% Lithuanian 1% Russian 1%
• Foreign-born: 29% · Canada, China, South Korea
• Languages at home: 42% English-only · Spanish 48% Chinese 3% Korean 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: ▼ -655.99%
• Current HPI: 486.823
• Rent YoY: ▲ 7.41%
• 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

-1.8% since first listed

3 events — show timeline

• 2026-06-19 Price Changed $117,900 CRMLS
• 2026-06-03 Price Changed $119,000 CRMLS
• 2026-04-23 Listed $120,000 CRMLS