301 E Foothill #063 · Pomona, CA 91767

$147,000

2 bd · 1.0 ba · 840 sqft · Manufactured · 261 Days on market

Built 1965 Good condition $175/sqft · at area comps Est $150k · at est. ↓ 4% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.4/15.0
• Schools +5.3/10.0
• Rent growth +4.4/5.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into style and comfort with this charming single-wide manufactured home with a spacious extension, offering over 800 sq. ft. of living space. Originally built in the 1960s, this home has been beautifully maintained and thoughtfully updated by its current owner. Inside, you’ll find a modern feel with fresh interior design touches, featuring soothing sage green walls in most of the home that make the space feel open and inviting. Natural light pours through updated double-pane windows, complete with elegant plantation shutters that add both privacy and sophistication. The interior layout flows easily, creating a warm and welcoming atmosphere whether you’re relaxing or entertaining. This home is move-in ready with new carpet and has well maintained lamanate floors. This home offers a great blending of vintage charm with today’s conveniences — the perfect option for a first-time buyer, downsizer, or anyone seeking affordable modern living.

Key facts

• Spacious extension
• 2 parking spots
• Community pool

Tags

• SPACIOUS EXTENSION
• UPDATED DOUBLE-PANE WINDOWS
• ELEGANT PLANTATION SHUTTERS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $147k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $953 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $129k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 2.7% 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: crime F, amenities F, cost of living 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.
• Zoned schools: Sumner Elementary (428 students, 41% FRL); El Roble Intermediate (946 students, 35% FRL); Claremont High (math 72% / reading 87%, grade A-, #45 of 1,170 statewide, top 4%, 2,256 students, 32% FRL).
• Zoned-school proficiency averages 80% at this address vs 57% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Claremont Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.4%/yr); 92 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 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 38% 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 $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 + 7.4% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($129k) is reasonable based on typical stale-listing flexibility.

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 $129,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.70% ✓
• Cap rate: 14.07%
• Cash-on-cash: 27.78%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $150,168
• List price: $147,000
• Delta: -2.11%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 E Foothill Blvd #94	0.01mi	2/1.0	800 (-5%)	3mo	$78,000	$98	89
3727 Equation Rd #126	0.09mi	2/1.0	800 (-5%)	11mo	$165,000	$206	79
301 E Foothill Blvd #28	0.00mi	2/1.0	936 (+11%)	9mo	$152,500	$163	73

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: 26.8%
• Equity multiple: 2.18×
• Total profit: $48,449
• Equity at exit: $21,918

10-year hold

• IRR: 37.0%
• Equity multiple: 5.19×
• Total profit: $172,392
• Equity at exit: $12,710

Cash invested: $41,160 (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: 92
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,492 high
• Mortgage (P&I): −$771
• Tax est. 1.5%: −$184 /mo · $2,205/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $953

Break-even live

Break-even rent $1,286

Max offer price $147,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,054	-5% $1,004	+0% $953	+5% $902	+10% $851
Rent	-10% $756	-5% $854	+0% $953	+5% $1,051	+10% $1,150
Rate	-1.0pp $1,027	-0.5pp $990	base $953	+0.5pp $915	+1.0pp $876

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Drake St Pomona, CA	2.0	2.0	924	$2,554	$2.76	0d	2	0.43mi
235 W Grove St Pomona, CA	1.0–2.0	1.0–2.0	800	$2,576	$3.22	0d	9	0.52mi
3054 Gladstone St #4 Pomona, CA	2.0	1.0	933	$2,500	$2.68	9d	1	0.53mi
2855 Foothill Blvd La Verne, CA	1.0	1.0	765	$2,536	$3.31	0d	3	0.57mi
450 W Foothill Blvd Pomona, CA	2.0	1.0–2.0	773	$2,565	$3.32	0d	9	0.66mi
2886 Sumner Ave Pomona, CA	1.0	1.0	550	$1,900	$3.45	4d	1	0.72mi
2870 N Towne Ave Pomona, CA	2.0	1.0–2.0	725	$2,500	$3.45	0d	5	0.95mi
2771 N Garey Ave Pomona, CA	1.0–3.0	1.0–2.0	1065	$2,924	$2.74	0d	7	0.98mi
2429 College Ln La Verne, CA	2.0	1.0	836	$2,350	$2.81	45d	1	0.98mi
1365 Lafayette Rd Unit C Claremont, CA	2.0	1.0	900	$2,750	$3.06	4d	1	1.05mi
2366 Lomeli Ln La Verne, CA	2.0	1.0	836	$2,470	$2.95	45d	1	1.07mi
2408 Pepper St La Verne, CA	2.0	1.0	836	$2,650	$3.17	26d	1	1.09mi
2710 N Towne Ave Pomona, CA	1.0	1.0	770	$2,626	$3.41	0d	10	1.11mi
960 E Bonita Ave #129 Pomona, CA	1.0	1.0	680	$2,500	$3.68	4d	1	1.14mi
960 E Bonita Ave Pomona, CA	1.0	1.0	607	$2,300	$3.79	7d	2	1.17mi
245 E Grevillia St Pomona, CA	2.0	1.0	988	$2,400	$2.43	45d	1	1.19mi
777 Baylor Ave Unit 777 Claremont, CA	2.0	1.0	672	$2,500	$3.72	9d	1	1.19mi
755 Baylor Ave Claremont, CA	1.0	1.0	660	$2,000	$3.03	45d	1	1.20mi
2559 Yorkshire Way Pomona, CA	2.0	2.0	1100	$2,400	$2.18	26d	1	1.22mi
167 N Cambridge Ave Unit 149 Claremont, CA	2.0	2.0	1100	$2,595	$2.36	9d	1	1.32mi
145 N Cambridge Ave Unit 129 Claremont, CA	2.0	2.0	1045	$2,850	$2.73	45d	1	1.33mi
2064 Evergreen St La Verne, CA	2.0	2.0	960	$2,400	$2.50	19d	1	1.33mi
114 N Mountain Ave Unit 114 Claremont, CA	2.0	2.0	1045	$2,850	$2.73	26d	1	1.34mi
2318 5th St La Verne, CA	1.0	1.0	600	$1,995	$3.33	26d	1	1.35mi
2042 Evergreen St La Verne, CA	2.0	1.0	825	$2,150	$2.61	45d	1	1.36mi
660 W Bonita Ave Claremont, CA	1.0	1.0	650	$2,175	$3.35	9d	1	1.38mi
1250 N Indian Hill Blvd Claremont, CA	2.0	2.0	1000	$2,375	$2.38	6d	1	1.41mi

Listing history 18 events

1. 2026-06-21
   days on market $147,000 Active 261 DOM
2. 2026-06-18
   days on market $147,000 Active 258 DOM
3. 2026-06-17
   days on market $147,000 Active 257 DOM
4. 2026-06-16
   days on market $147,000 Active 256 DOM
5. 2026-06-15
   days on market $147,000 Active 255 DOM
6. 2026-06-13
   days on market $147,000 Active 253 DOM
7. 2026-06-13
   days on market $147,000 Active 252 DOM
8. 2026-06-09
   days on market $147,000 Active 249 DOM
9. 2026-06-08
   days on market $147,000 Active 248 DOM
10. 2026-06-07
    days on market $147,000 Active 247 DOM
11. 2026-06-04
    days on market $147,000 Active 244 DOM
12. 2026-06-03
    days on market $147,000 Active 243 DOM
13. 2026-06-02
    days on market $147,000 Active 242 DOM
14. 2026-06-01
    days on market $147,000 Active 241 DOM
15. 2026-05-31
    days on market $147,000 Active 240 DOM
16. 2026-05-15
    price $147,000 978-char remark

    Show marketing remark (978 chars)

    Step into style and comfort with this charming single-wide manufactured home with a spacious extension, offering over 800 sq. ft. of living space. Originally built in the 1960s, this home has been beautifully maintained and thoughtfully updated by its current owner. Inside, you’ll find a modern feel with fresh interior design touches, featuring soothing sage green walls in most of the home that make the space feel open and inviting. Natural light pours through updated double-pane windows, complete with elegant plantation shutters that add both privacy and sophistication. The interior layout flows easily, creating a warm and welcoming atmosphere whether you’re relaxing or entertaining. This home is move-in ready with new carpet and has well maintained lamanate floors. This home offers a great blending of vintage charm with today’s conveniences — the perfect option for a first-time buyer, downsizer, or anyone seeking affordable modern living.

17. 2026-03-15
    price $160,000 978-char remark

    Show marketing remark (978 chars)

    Step into style and comfort with this charming single-wide manufactured home with a spacious extension, offering over 800 sq. ft. of living space. Originally built in the 1960s, this home has been beautifully maintained and thoughtfully updated by its current owner. Inside, you’ll find a modern feel with fresh interior design touches, featuring soothing sage green walls in most of the home that make the space feel open and inviting. Natural light pours through updated double-pane windows, complete with elegant plantation shutters that add both privacy and sophistication. The interior layout flows easily, creating a warm and welcoming atmosphere whether you’re relaxing or entertaining. This home is move-in ready with new carpet and has well maintained lamanate floors. This home offers a great blending of vintage charm with today’s conveniences — the perfect option for a first-time buyer, downsizer, or anyone seeking affordable modern living.

18. 2025-10-03
    listed $152,500 Active 978-char remark

    Show marketing remark (978 chars)

    Step into style and comfort with this charming single-wide manufactured home with a spacious extension, offering over 800 sq. ft. of living space. Originally built in the 1960s, this home has been beautifully maintained and thoughtfully updated by its current owner. Inside, you’ll find a modern feel with fresh interior design touches, featuring soothing sage green walls in most of the home that make the space feel open and inviting. Natural light pours through updated double-pane windows, complete with elegant plantation shutters that add both privacy and sophistication. The interior layout flows easily, creating a warm and welcoming atmosphere whether you’re relaxing or entertaining. This home is move-in ready with new carpet and has well maintained lamanate floors. This home offers a great blending of vintage charm with today’s conveniences — the perfect option for a first-time buyer, downsizer, or anyone seeking affordable modern living.

ⓘ 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: $29,904
• − Mortgage interest: −$8,234
• − Property taxes: −$2,205
• − Insurance: −$735
• − Repairs & maintenance: −$2,392
• − Management: −$2,392
• − Depreciation: −$4,276
• Taxable income: $9,669
• Est. tax owed @ 24.0%: −$2,320
• After-tax cash flow: $9,113/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

Good 75/100 Cosmetic rehab

This charming single-wide manufactured home is in good condition with cosmetic updates, making it a great investment opportunity.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor kitchen countertops — dated laminate

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen countertops — modernizes kitchen and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
kitchen countertops · dated laminate	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen countertops — modernizes kitchen and improves 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

-3.6% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $147,000 CRMLS
• 2026-03-15 Price Changed $160,000 CRMLS
• 2025-10-03 Listed $152,500 CRMLS