285 W Center · Pomona, CA 91768

$1,725,000

9 bd · 9.0 ba · 7,488 sqft · MultiFamily public records · 155 Days on market

Built 1914 7,467 sqft lot $230/sqft · 21% above area Est $1431k · 21% over

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Why this score? — see what drove the D- 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 +18.9/30.0
• DSCR +6.0/10.0
• 1% rule +4.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 9 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Pleased to present 285 W. Center Street, a 9-unit apartment community located in the heart of Pomona. The property consists entirely of spacious one-bedroom units averaging approximately ±830 square feet each. Six of the interiors have been thoughtfully renovated, including upgraded water lines, electrical improvements, and modern finishes, providing immediate appeal to prospective tenants. Residents benefit from on-site open parking with nine dedicated spaces located at the rear of the building. With a combination of large floorplans, upgraded units, and strong local rental demand, the property offers investors a stable asset with clear value-add potential. * * Seller may consider carrying short-term financing for a buyer.

Key facts

• Upgraded water lines
• On site open parking
• Modern finishes

Tags

• UPGRADED WATER LINES
• ELECTRICAL IMPROVEMENTS
• MODERN FINISHES
• ON SITE OPEN PARKING
• DEDICATED SPACES

What this means for you Summary

Snapshot

• This is a 8×1bd/1ba + 1×1bd/1.5ba units multifamily listed at $1.73M.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $198/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.70M (1.6% below list).
• Recommended offer: $1.52M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 59 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 $16,966/mo this rent would consume 268% 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 $12k of loan paydown is wiped out by about $52k 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 155 days — a 12% lower offer ($1.52M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $1.42M; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,518,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.98% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.42%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

• ARV (median comp): $1,430,579
• List price: $1,725,000
• Delta: 20.58%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-166,039
• Equity at exit: $257,203

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $1,748
• Equity at exit: $149,146

Cash invested: $483,000 (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: 59
• Price-to-rent: 76.3×

Monthly cashflow live

• Estimated rent: $16,966 high
• Mortgage (P&I): −$9,046
• Tax from tax record: −$1,858 /mo · $22,291/yr
• Insurance: −$719
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,563
• Net cashflow: $1,781

Break-even live

Break-even rent $14,712

Max offer price $1,725,000

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
▸ 8× units	1	1	$15,080
1× unit	1	1.5	$1,885
Total (9 units)			$16,966

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: $431,250
• Closing costs: $51,750
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $1,725,000 Active 155 DOM
2. 2026-06-17
   days on market $1,725,000 Active 154 DOM
3. 2026-06-16
   days on market $1,725,000 Active 153 DOM
4. 2026-06-15
   days on market $1,725,000 Active 152 DOM
5. 2026-06-13
   days on market $1,725,000 Active 150 DOM
6. 2026-06-13
   days on market $1,725,000 Active 149 DOM
7. 2026-06-09
   days on market $1,725,000 Active 146 DOM
8. 2026-06-08
   days on market $1,725,000 Active 145 DOM
9. 2026-06-07
   days on market $1,725,000 Active 144 DOM
10. 2026-06-04
    days on market $1,725,000 Active 141 DOM
11. 2026-06-03
    days on market $1,725,000 Active 140 DOM
12. 2026-06-02
    days on market $1,725,000 Active 139 DOM
13. 2026-06-01
    days on market $1,725,000 Active 138 DOM
14. 2026-05-31
    days on market $1,725,000 Active 137 DOM
15. 2026-04-28
    price $1,725,000 741-char remark

    Show marketing remark (741 chars)

    Pleased to present 285 W. Center Street, a 9-unit apartment community located in the heart of Pomona. The property consists entirely of spacious one-bedroom units averaging approximately ±830 square feet each. Six of the interiors have been thoughtfully renovated, including upgraded water lines, electrical improvements, and modern finishes, providing immediate appeal to prospective tenants. Residents benefit from on-site open parking with nine dedicated spaces located at the rear of the building. With a combination of large floorplans, upgraded units, and strong local rental demand, the property offers investors a stable asset with clear value-add potential. * * Seller may consider carrying short-term financing for a buyer.

16. 2026-01-14
    listed $1,799,000 Active 741-char remark

    Show marketing remark (741 chars)

    Pleased to present 285 W. Center Street, a 9-unit apartment community located in the heart of Pomona. The property consists entirely of spacious one-bedroom units averaging approximately ±830 square feet each. Six of the interiors have been thoughtfully renovated, including upgraded water lines, electrical improvements, and modern finishes, providing immediate appeal to prospective tenants. Residents benefit from on-site open parking with nine dedicated spaces located at the rear of the building. With a combination of large floorplans, upgraded units, and strong local rental demand, the property offers investors a stable asset with clear value-add potential. * * Seller may consider carrying short-term financing for a buyer.

17. 2022-07-16
    price $1,100
18. 2020-03-09
    soldstatus $1,420,000 Closed Sale 1057-char remark

    Show marketing remark (1057 chars)

    Proforma Cap Rate 6.11%! Located in an Opportunity Zone! We are pleased to present the opportunity to acquire 285 West Center Street, a 9-unit apartment building located in Pomona, California. The property is situated on a . 17 acre corner lot and has a building size of 7,488 square feet. The building consists of (eight) one bedroom/one bathroom floorplans and (one) one bedroom/one and a half bathroom floorplans with an average size of approximately 625 square feet. Five of the units have been extensively renovated and feature new plank flooring, newly remodeled kitchens with new cabinets, quartz countertops, plumbing, electrical, tiled bathroom walls and flooring, new bathroom vanities and fixtures. The property features a fenced concrete paved parking area and a pitched roof. Select units feature front porches and all the units are individually metered for gas and electricity. Center Street Apartments are an excellent opportunity for an investor looking to acquire value-add assets in an outstanding location poised for continued growth.

19. 2020-03-04
    soldstatus $1,420,000
20. 2020-02-19
    historical Active Under Contract 1057-char remark

    Show marketing remark (1057 chars)

    Proforma Cap Rate 6.11%! Located in an Opportunity Zone! We are pleased to present the opportunity to acquire 285 West Center Street, a 9-unit apartment building located in Pomona, California. The property is situated on a . 17 acre corner lot and has a building size of 7,488 square feet. The building consists of (eight) one bedroom/one bathroom floorplans and (one) one bedroom/one and a half bathroom floorplans with an average size of approximately 625 square feet. Five of the units have been extensively renovated and feature new plank flooring, newly remodeled kitchens with new cabinets, quartz countertops, plumbing, electrical, tiled bathroom walls and flooring, new bathroom vanities and fixtures. The property features a fenced concrete paved parking area and a pitched roof. Select units feature front porches and all the units are individually metered for gas and electricity. Center Street Apartments are an excellent opportunity for an investor looking to acquire value-add assets in an outstanding location poised for continued growth.

21. 2019-12-20
    listed $1,488,888 Active 1057-char remark

    Show marketing remark (1057 chars)

    Proforma Cap Rate 6.11%! Located in an Opportunity Zone! We are pleased to present the opportunity to acquire 285 West Center Street, a 9-unit apartment building located in Pomona, California. The property is situated on a . 17 acre corner lot and has a building size of 7,488 square feet. The building consists of (eight) one bedroom/one bathroom floorplans and (one) one bedroom/one and a half bathroom floorplans with an average size of approximately 625 square feet. Five of the units have been extensively renovated and feature new plank flooring, newly remodeled kitchens with new cabinets, quartz countertops, plumbing, electrical, tiled bathroom walls and flooring, new bathroom vanities and fixtures. The property features a fenced concrete paved parking area and a pitched roof. Select units feature front porches and all the units are individually metered for gas and electricity. Center Street Apartments are an excellent opportunity for an investor looking to acquire value-add assets in an outstanding location poised for continued growth.

22. 2018-07-23
    soldstatus $1,035,000
23. 2018-07-23
    soldstatus $1,035,000 Closed Sale
24. 2018-07-23
    soldstatus $1,035,000
25. 2018-06-07
    status Pending Sale
26. 2018-05-17
    historical Active Under Contract
27. 2018-05-14
    status Pending Sale
28. 2018-04-19
    listed $965,000
29. 2018-04-19
    listed $965,000 Active
30. 1977-01-05
    soldstatus $85,000
31. 1974-10-18
    soldstatus $45,500

ⓘ 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: $22,291 · $1,858/mo
• Projected year-2 tax: $22,291 · $1,858/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 6% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°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: $203,592
• − Mortgage interest: −$96,627
• − Property taxes: −$22,291
• − Insurance: −$8,625
• − Repairs & maintenance: −$16,287
• − Management: −$16,287
• − Depreciation: −$50,182
• Taxable loss: −$6,708
• Est. tax savings @ 24.0%: +$1,610
• After-tax cash flow: $22,978/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

+3691.2% since first listed

17 events — show timeline

• 2026-04-28 Price Changed $1,725,000 CRMLS
• 2026-01-14 Listed $1,799,000 CRMLS
• 2022-07-16 Price Changed $1,100 RENT.
• 2020-03-09 Sold (MLS) $1,420,000 CRMLS
• 2020-03-04 Sold (Public Records) $1,420,000 Public Records
• 2020-02-19 Contingent — CRMLS
• 2019-12-20 Listed $1,488,888 CRMLS
• 2018-07-23 Sold (Public Records) $1,035,000 Public Records
• 2018-07-23 Sold (MLS) $1,035,000 CRMLS
• 2018-07-23 Sold (MLS) $1,035,000 SDMLS
• 2018-06-07 Pending — CRMLS
• 2018-05-17 Contingent — CRMLS
• 2018-05-14 Pending — CRMLS
• 2018-04-19 Listed $965,000 CRMLS
• 2018-04-19 Listed $965,000 SDMLS
• 1977-01-05 Sold (Public Records) $85,000 Public Records
• 1974-10-18 Sold (Public Records) $45,500 Public Records

Property tax history

+13.9%/yr

Latest (2025): $22,291 · +9.4% YoY. Source: county tax records.