3745 Valley Blvd #102 · Pomona, CA 91789

$150,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 14 Days on market

Built 1992 Fair condition Est $167k · 10% under

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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 +12.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious double-wide home in Walnut offering 2 bedrooms, 2 bathrooms, and an office that may serve as a third bedroom. Newer roof. Conveniently located near shopping, freeways, Mt. SAC, and Cal Poly Pomona. Features include a spacious living room with an additional seating area and a kitchen with abundant cabinetry and ample workspace that opens to the living area. The primary suite features a soaking tub, separate shower, and large vanity. Outside, enjoy a covered front porch, backyard, mature orange tree, storage shed, and covered tandem driveway. This home offers a great opportunity for buyers looking to update and customize while building equity. Community amenities include a pool, spa,

Key facts

• Covered front porch
• Mature orange tree
• Double-wide home

Tags

• DOUBLE-WIDE HOME
• NEWER ROOF
• COVERED FRONT PORCH
• MATURE ORANGE TREE
• STORAGE SHED
• COVERED TANDEM DRIVEWAY

Property features AI

Finance

• Other: Manager approval required for residency
• Financial info: Land lease applies
• HOA & community: Suburban community; Rent includes access to pool; Land lease: $1,500 monthly (park-managed)

Exterior

• Parking: Attached carport; Community parking (Walnut Hills)
• Utilities: Public sewer; Water: see remarks
• Home design: Single-story; Entry on side; Mobile home remains (23' x 52')
• Construction: Shingle roof; Built (year per public records)
• Exterior features: Community pool; Yard

Interior

• Kitchen: Free-standing range; Dishwasher
• Bedrooms: All bedrooms on the main level
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: One-story home; Side entry; Community spa
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Cap rate 19.4% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 31% of the median local income ($126k/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 $1k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $150,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.14% ✓
• Cap rate: 19.38%
• Cash-on-cash: 46.72%
• DSCR: 3.08
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $167,232
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3667 VALLEY Blvd #64	0.15mi	3/2.0 (+1)	1,248 (0%)	2mo	$205,000	$164	87
3745 Valley Blvd #50	0.00mi	2/2.0	1,152 (-8%)	6mo	$127,000	$110	83
3745 Valley Blvd #84	0.07mi	2/2.0	1,152 (-8%)	4mo	$160,000	$139	80
3825 VALLEY Blvd #14	0.13mi	3/2.0 (+1)	1,259 (+1%)	9mo	$169,000	$134	80
3667 Valley Blvd #54	0.15mi	2/2.0	1,344 (+8%)	8mo	$175,000	$130	73
3667 Valley Blvd #49	0.15mi	2/2.0	1,120 (-10%)	11mo	$120,000	$107	66
3667 Valley Blvd #143	0.15mi	3/2.0 (+1)	1,104 (-12%)	5mo	$189,000	$171	64

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: 41.1%
• Equity multiple: 2.70×
• Total profit: $71,478
• Equity at exit: $22,365

10-year hold

• IRR: 46.2%
• Equity multiple: 4.90×
• Total profit: $163,788
• Equity at exit: $12,969

Cash invested: $42,000 (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 91789

• Rents YoY: 0.3%
• Active inventory: 137
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $3,207 high
• Mortgage (P&I): −$787
• Tax from tax record: −$49 /mo · $588/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$673
• Net cashflow: $1,635

Break-even live

Break-even rent $1,137

Max offer price $150,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,720	-5% $1,678	+0% $1,635	+5% $1,593	+10% $1,550
Rent	-10% $1,382	-5% $1,509	+0% $1,635	+5% $1,762	+10% $1,889
Rate	-1.0pp $1,711	-0.5pp $1,673	base $1,635	+0.5pp $1,596	+1.0pp $1,557

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3507 Legato Ct Pomona, CA	2.0	2.0	920	$2,400	$2.61	44d	1	1.12mi
3435 Legato Ct Pomona, CA	2.0	2.0	930	$2,445	$2.63	13d	1	1.15mi
400 Appian Way Pomona, CA	2.0	1.0–2.0	624	$3,145	$5.04	5d	1	1.22mi
356 Carrione Ct Pomona, CA	2.0	2.5	1392	$3,500	$2.51	44d	1	1.28mi
227 Red Cloud Dr Diamond Bar, CA	3.0	2.0	1449	$3,550	$2.45	11d	1	1.37mi
227 Red Cloud Dr Diamond Bar, CA	3.0	1.5	1449	$3,550	$2.45	7d	1	1.37mi
24151 High Knob Rd Diamond Bar, CA	2.0	1.0	1174	$2,300	$1.96	13d	1	1.48mi

Listing history 10 events

1. 2026-06-18
   days on market $150,000 Active 14 DOM
2. 2026-06-17
   days on market $150,000 Active 13 DOM
3. 2026-06-16
   days on market $150,000 Active 12 DOM
4. 2026-06-15
   days on market $150,000 Active 11 DOM
5. 2026-06-13
   days on market $150,000 Active 9 DOM
6. 2026-06-13
   days on market $150,000 Active 8 DOM
7. 2026-06-09
   days on market $150,000 Active 5 DOM
8. 2026-06-08
   days on market $150,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $150,000 Active 3 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: $588 · $49/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$552/yr (+$46/mo · 94.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 19 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: $38,481
• − Mortgage interest: −$8,402
• − Property taxes: −$588
• − Insurance: −$750
• − Repairs & maintenance: −$3,079
• − Management: −$3,079
• − Depreciation: −$4,364
• Taxable income: $18,221
• Est. tax owed @ 24.0%: −$4,373
• After-tax cash flow: $15,250/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 double-wide manufactured home requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated
• Moderate Bathroom tubs — Worn and dated
• Moderate Exterior siding — Weathered and needs repainting
• Moderate Flooring — Worn and dated
• Moderate Paint — Faded and needs repainting

Value-add opportunities

• Both Painting and updating kitchen cabinets — Improves curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value
• Both Flooring replacement — Improves interior aesthetics and functionality
• Both Bathroom tub replacement — Enhances functionality and aesthetics
• Both Exterior siding repainting — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated	Moderate	$3,000–15,000
Bathroom tubs · Worn and dated	Moderate	$3,000–15,000
Exterior siding · Weathered and needs repainting	Moderate	$3,000–15,000
Flooring · Worn and dated	Moderate	$3,000–15,000
Paint · Faded and needs repainting	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Improves curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both Flooring replacement — Improves interior aesthetics and functionality ↑
• Both Bathroom tub replacement — Enhances functionality and aesthetics ↑
• Both Exterior siding repainting — Enhances curb appeal and property 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: 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

1 event — show timeline

• 2026-06-04 Listed $150,000 CRMLS

Property tax history

+10.1%/yr

Latest (2025): $588 · +10.1% YoY. Source: county tax records.