301 E Foothill Blvd #59 · Pomona, CA 91767

$219,900

3 bd · 2.0 ba · 1,040 sqft · Manufactured · 21 Days on market

Built 2025 Good condition $211/sqft · 65% above area ↓ 15% 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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just Reduced! Seller is motivated to sell, and will entertain all offers. A Brand New Manufactured Home in a Senior Community/55+ Foothill Village. This 2-bedroom and 2-bathroom home has an open floor plan and is approx. 1040 sq. ft. The kitchen is equipped with stainless steel appliances: dishwasher, built-in microwave oven, refrigerator, and oven/range. The laundry room is steps away from the kitchen and has hook-ups for a full-size washer and dryer. The primary bedroom has an adjoining bathroom with a walk-in shower. The home has central a/c and heating, and an attached covered carport.

Key facts

• Open floor plan
• Laundry room
• Walk-in shower

Tags

• BRAND NEW MANUFACTURED HOME
• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• LAUNDRY ROOM
• WALK-IN SHOWER
• CENTRAL A/C AND HEATING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $774 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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.
• 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 15d 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 $2k of loan paydown is wiped out by about $7k 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 $62k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire 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 $216,601 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.08%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $133,673
• List price: $219,900
• Delta: 71.99%
• Verdict: OVERPRICED
• 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	0.00mi	2/2.0 (-1)	1,080 (+4%)	10mo	$200,000	$185	80
301 Foothill Blvd #27	0.09mi	3/2.0	1,040 (0%)	20mo	$140,000	$135	79
3727 Equation Rd #48	0.15mi	2/2.0 (-1)	1,080 (+4%)	21mo	$198,600	$184	64
3727 Equation Rd #106	0.15mi	3/2.0	1,176 (+13%)	10mo	$205,000	$174	63
301 E Foothill Blvd #28	0.09mi	2/1.0 (-1)	936 (-10%)	9mo	$152,500	$163	62
301 E Foothill Blvd #13	0.10mi	2/2.0 (-1)	1,176 (+13%)	23mo	$130,000	$111	50

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: 10.6%
• Equity multiple: 1.44×
• Total profit: $27,147
• Equity at exit: $32,788

10-year hold

• IRR: 23.0%
• Equity multiple: 3.40×
• Total profit: $147,753
• Equity at exit: $19,013

Cash invested: $61,572 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,903 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $774

Break-even live

Break-even rent $1,924

Max offer price $219,900

Occupancy floor 68%

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: $54,975
• Closing costs: $6,597
• 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	0.14mi
150 Drake St Pomona, CA	2.0	2.0	924	$2,514	$2.72	1d	2	0.40mi
3054 Gladstone St #4 Pomona, CA	2.0	1.0	933	$2,500	$2.68	7d	1	0.48mi
235 W Grove St Pomona, CA	1.0–2.0	1.0–2.0	800	$2,576	$3.22	1d	10	0.48mi
1051 Amador St Claremont, CA	3.0	2.0	1469	$4,200	$2.86	1d	1	0.50mi
2958 Gramercy St Pomona, CA	3.0	2.0	1364	$3,350	$2.46	6d	1	0.66mi
450 W Foothill Blvd Pomona, CA	2.0	1.0–2.0	773	$2,565	$3.32	1d	8	0.66mi
795 Hazel Way Pomona, CA	3.0	3.0	1401	$3,100	$2.21	10d	1	0.80mi
2577 Sycamore Dr La Verne, CA	3.0	2.0	1350	$2,895	$2.14	43d	1	0.80mi
2870 N Towne Ave Pomona, CA	2.0	1.0–2.0	725	$2,500	$3.45	4d	4	0.89mi
2771 N Garey Ave Pomona, CA	1.0–3.0	1.0–2.0	1065	$3,522	$3.31	1d	8	0.92mi
2707 Erebus Ct Pomona, CA	3.0	3.0	1497	$3,400	$2.27	43d	1	0.97mi
2728 Crozier Ct Pomona, CA	3.0	3.0	1497	$3,295	$2.20	1d	1	0.97mi
2429 College Ln La Verne, CA	2.0	1.0	836	$2,350	$2.81	43d	1	0.98mi
708 Santa Barbara Dr W Claremont, CA	3.0	2.0	1400	$3,100	$2.21	15d	1	1.01mi
3816 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,300	$2.65	18d	1	1.02mi
1365 Lafayette Rd Unit C Claremont, CA	2.0	1.0	900	$2,750	$3.06	2d	1	1.05mi
2366 Lomeli Ln La Verne, CA	2.0	1.0	836	$2,470	$2.95	43d	1	1.06mi
3836 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,500	$2.82	43d	1	1.07mi
2408 Pepper St La Verne, CA	2.0	1.0	836	$2,650	$3.17	24d	1	1.07mi
3748 Verdana Cir La Verne, CA	3.0	3.0	1493	$4,500	$3.01	15d	1	1.09mi
245 E Grevillia St Pomona, CA	2.0	1.0	988	$2,400	$2.43	43d	1	1.12mi
2559 Yorkshire Way Pomona, CA	2.0	2.0	1100	$2,400	$2.18	24d	1	1.15mi
167 N Cambridge Ave Unit 149 Claremont, CA	2.0	2.0	1100	$2,595	$2.36	7d	1	1.27mi
145 N Cambridge Ave Unit 129 Claremont, CA	2.0	2.0	1045	$2,850	$2.73	43d	1	1.28mi
114 N Mountain Ave Unit 114 Claremont, CA	2.0	2.0	1045	$2,850	$2.73	24d	1	1.28mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	43d	1	1.33mi
2064 Evergreen St La Verne, CA	2.0	2.0	960	$2,400	$2.50	17d	1	1.34mi
2042 Evergreen St La Verne, CA	2.0	1.0	825	$2,150	$2.61	43d	1	1.36mi
1250 N Indian Hill Blvd Claremont, CA	2.0	2.0	1000	$2,375	$2.38	5d	1	1.40mi
620 Asbury Dr Claremont, CA	3.0	3.5	1430	$3,650	$2.55	1d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $219,900 Active 21 DOM
2. 2026-06-17
   days on market $219,900 Active 20 DOM
3. 2026-06-16
   days on market $219,900 Active 19 DOM
4. 2026-06-15
   days on market $219,900 Active 18 DOM
5. 2026-06-13
   days on market $219,900 Active 16 DOM
6. 2026-06-13
   days on market $219,900 Active 15 DOM
7. 2026-06-09
   days on market $219,900 Active 12 DOM
8. 2026-06-08
   days on market $219,900 Active 11 DOM
9. 2026-06-07
   days on market $219,900 Active 10 DOM
10. 2026-06-04
    days on market $219,900 Active 7 DOM
11. 2026-06-03
    days on market $219,900 Active 6 DOM
12. 2026-06-02
    days on market $219,900 Active 5 DOM
13. 2026-06-01
    days on market $219,900 Active 4 DOM
14. 2026-05-31
    days on market $219,900 Active 3 DOM
15. 2026-04-15
    price $229,900 596-char remark

    Show marketing remark (596 chars)

    Just Reduced! Seller is motivated to sell, and will entertain all offers. A Brand New Manufactured Home in a Senior Community/55+ Foothill Village. This 2-bedroom and 2-bathroom home has an open floor plan and is approx. 1040 sq. ft. The kitchen is equipped with stainless steel appliances: dishwasher, built-in microwave oven, refrigerator, and oven/range. The laundry room is steps away from the kitchen and has hook-ups for a full-size washer and dryer. The primary bedroom has an adjoining bathroom with a walk-in shower. The home has central a/c and heating, and an attached covered carport.

16. 2026-04-01
    price $239,900 596-char remark

    Show marketing remark (596 chars)

    Just Reduced! Seller is motivated to sell, and will entertain all offers. A Brand New Manufactured Home in a Senior Community/55+ Foothill Village. This 2-bedroom and 2-bathroom home has an open floor plan and is approx. 1040 sq. ft. The kitchen is equipped with stainless steel appliances: dishwasher, built-in microwave oven, refrigerator, and oven/range. The laundry room is steps away from the kitchen and has hook-ups for a full-size washer and dryer. The primary bedroom has an adjoining bathroom with a walk-in shower. The home has central a/c and heating, and an attached covered carport.

17. 2026-03-24
    price $244,900 596-char remark

    Show marketing remark (596 chars)

    Just Reduced! Seller is motivated to sell, and will entertain all offers. A Brand New Manufactured Home in a Senior Community/55+ Foothill Village. This 2-bedroom and 2-bathroom home has an open floor plan and is approx. 1040 sq. ft. The kitchen is equipped with stainless steel appliances: dishwasher, built-in microwave oven, refrigerator, and oven/range. The laundry room is steps away from the kitchen and has hook-ups for a full-size washer and dryer. The primary bedroom has an adjoining bathroom with a walk-in shower. The home has central a/c and heating, and an attached covered carport.

18. 2025-11-21
    listed $259,900 Active 596-char remark

    Show marketing remark (596 chars)

    Just Reduced! Seller is motivated to sell, and will entertain all offers. A Brand New Manufactured Home in a Senior Community/55+ Foothill Village. This 2-bedroom and 2-bathroom home has an open floor plan and is approx. 1040 sq. ft. The kitchen is equipped with stainless steel appliances: dishwasher, built-in microwave oven, refrigerator, and oven/range. The laundry room is steps away from the kitchen and has hook-ups for a full-size washer and dryer. The primary bedroom has an adjoining bathroom with a walk-in shower. The home has central a/c and heating, and an attached covered carport.

19. 2025-10-03
    historical
20. 2025-07-05
    listed $269,900 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥98°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: $34,838
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,787
• − Management: −$2,787
• − Depreciation: −$6,397
• Taxable income: $6,151
• Est. tax owed @ 24.0%: −$1,476
• After-tax cash flow: $7,809/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 · 9 photos

Good 80/100 Cosmetic rehab

This manufactured home is in excellent condition with modern appliances and a well-maintained exterior. It is ready for immediate occupancy and would benefit from a fresh coat of paint and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ 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

-14.8% since first listed

6 events — show timeline

• 2026-04-15 Price Changed $229,900 CRMLS
• 2026-04-01 Price Changed $239,900 CRMLS
• 2026-03-24 Price Changed $244,900 CRMLS
• 2025-11-21 Listed $259,900 CRMLS
• 2025-10-03 Listing Removed — CRMLS
• 2025-07-05 Listed $269,900 CRMLS