1401 W 9th St #59 · Pomona, CA 91766

$189,900

4 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 4 Days on market

Built 1972 Est $166k · 14% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Double Cabin Manufacture Home in the City of Pomona, it features 4 bedrooms and 2 bathrooms, a master bedroom, dinning area, living room, island in kitchen, Central A/C and Heating System, laundry inside, carport for up to three cars, community pool, and club house, gated community. .. come and see it!

Key facts

• Community pool
• Built 1972
• Listed 4 days

Property features AI

Finance

• Financial info: Monthly land lease amount noted (seller-reported)
• HOA & community: Land lease in place (monthly amount associated with park); Rent includes pool access; Park name: Westland Estates Pomona MH Park; Manager approval required

Exterior

• Parking: Assigned parking; Carport
• Utilities: Private and district/public water available; Private sewer and public sewer available
• Home design: Single-story (1 story); Mobile home model: Monte Carlo; Mobile home remains on the lot; Mobile dimensions approximately 24 ft wide by 64 ft long; Entry level: 1
• Construction: Year built sourced from public records
• Exterior features: Patio (community indicates a patio present); Community in-ground pool; Walkstreet access; Sidewalks in the community

Interior

• Kitchen: Gas cooktop; Gas range and gas oven; Gas water heater and water heater unit
• Bedrooms: Primary bedroom located on the main floor
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms; Master bath with double sinks and granite counters; Bathrooms include bathtub and shower; at least one shower in tub
• Heating & cooling: Central cooling; Central furnace with natural gas heating
• Interior features: One-level home; Entry accessed via stairs; Primary bedroom on the main floor; Main floor bedroom(s); Living room; Primary bathroom
• Laundry & utility: Laundry area inside the home

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $190k).
• Cap rate 17.5% 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: Rents rising (+1.7%/yr); 110 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• At $3,643/mo this rent would consume 53% of the median local household income ($82k/yr) (locally 2479% 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 $1k of loan paydown is wiped out by about $6k 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 + 1.7% rent growth), your $53k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,900

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.92% ✓
• Cap rate: 17.48%
• Cash-on-cash: 39.97%
• DSCR: 2.78
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $165,888
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1401 W 9th #59	0.00mi	4/2.0	1,536 (0%)	2mo	$180,000	$117	98
1401 W 9th St #75	0.00mi	4/2.0	1,440 (-6%)	6mo	$156,000	$108	85
1401 W 9th St #106	0.00mi	4/2.0	1,323 (-14%)	18mo	$135,000	$102	62

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 · 1.66% rent growth · sell at horizon

5-year hold

• IRR: 34.9%
• Equity multiple: 2.45×
• Total profit: $77,098
• Equity at exit: $28,315

10-year hold

• IRR: 41.0%
• Equity multiple: 4.62×
• Total profit: $192,719
• Equity at exit: $16,419

Cash invested: $53,172 (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 91766

• Rents YoY: 1.7%
• Active inventory: 110
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $3,643 high
• Mortgage (P&I): −$996
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$765
• Net cashflow: $1,771

Break-even live

Break-even rent $1,401

Max offer price $189,900

Occupancy floor 46%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1543 Mc Comas St Pomona, CA	3.0	2.0	1199	$3,500	$2.92	17d	1	0.27mi
1325 W Grand Ave Unit 3 Pomona, CA	3.0	2.5	1628	$3,350	$2.06	43d	1	0.35mi
1036 W Fernleaf Ave Pomona, CA	3.0	3.0	1605	$3,200	$1.99	43d	1	0.71mi
761 Lewis St Pomona, CA	3.0	2.5	1726	$7,000	$4.06	20d	1	0.88mi
642 W Grand Ave Pomona, CA	4.0	3.0	1689	$3,495	$2.07	17d	1	0.94mi
1908 Grier St Pomona, CA	3.0	1.0	1106	$3,200	$2.89	2d	1	0.97mi
1010 W Wilson St Pomona, CA	4.0	3.5	2013	$3,250	$1.61	43d	1	0.97mi
1333 S Park Ave Pomona, CA	4.0	2.0	1200	$3,395	$2.83	24d	1	1.01mi
1333 S Park Ave Pomona, CA	4.0	2.0	1200	$3,500	$2.92	43d	1	1.01mi
1331 S Park Ave Unit 1333 Pomona, CA	4.0	2.0	1200	$2,959	$2.47	11d	1	1.01mi
1331 S Park Ave Unit 1333 Pomona, CA	4.0	2.0	1200	$3,395	$2.83	43d	1	1.01mi
998 Rodeo Rd Pomona, CA	4.0	3.0	2019	$3,695	$1.83	24d	1	1.21mi
1741 Warwick St Pomona, CA	3.0	2.0	1200	$4,500	$3.75	43d	1	1.21mi
417 W Franklin Ave Pomona, CA	3.0	2.0	1181	$3,300	$2.79	43d	1	1.29mi
1318 Jacqueline Dr Pomona, CA	3.0	2.0	1328	$3,500	$2.64	1d	1	1.38mi
1339 Nimbus Ct Pomona, CA	3.0	3.0	1500	$3,320	$2.21	10d	1	1.38mi
1501 Stratus Dr Pomona, CA	3.0	3.5	1791	$3,150	$1.76	43d	1	1.44mi

Listing history 5 events

1. 2026-06-18
   days on market $189,900 Active 4 DOM
2. 2026-06-17
   days on market $189,900 Active 3 DOM
3. 2026-06-16
   days on market $189,900 Active 2 DOM
4. 2026-06-15
   remarks 403-char remark
5. 2026-06-15
   listed $189,900 Active 1 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: $381 · $32/mo
• Projected year-2 tax: $1,443 · $120/mo
• Expected delta: +$1,062/yr (+$88/mo · 278.5%)

ⓘ 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) · 18% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 18 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: $43,711
• − Mortgage interest: −$10,637
• − Property taxes: −$381
• − Insurance: −$950
• − Repairs & maintenance: −$3,497
• − Management: −$3,497
• − Depreciation: −$5,524
• Taxable income: $19,225
• Est. tax owed @ 24.0%: −$4,614
• After-tax cash flow: $16,637/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): 69,327
• Household income: $81,991
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 2479.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 20% Asian 13% White 8% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 62%
• Foreign-born: 37% · Canada, China, South Korea
• Languages at home: 31% English-only · Spanish 57% Chinese 5% Tagalog/Filipino 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: ▼ -691.41%
• Current HPI: 405.6315
• Rent YoY: ▲ 1.66%
• 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

+2.6% since first listed

5 events — show timeline

• 2026-06-13 Listed $189,900 CRMLS
• 2026-04-10 Sold (MLS) $180,000 CRMLS
• 2026-02-15 Pending — CRMLS
• 2026-01-24 Price Changed $179,900 CRMLS
• 2026-01-01 Listed $185,000 CRMLS

Property tax history

+11.6%/yr

Latest (2025): $381 · +11.6% YoY. Source: county tax records.