1574 Laurel Ave · Pomona, CA 91768

$1,100,000

8 bd · 4.0 ba · 3,712 sqft · MultiFamily public records · 166 Days on market

Built 1982 7,669 sqft lot $296/sqft · 13% below area Est $1262k · 13% under

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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).

• ARV discount +13.3/15.0
• Cash flow +12.1/30.0
• DSCR +3.6/10.0
• 1% rule +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

1982 built 4-plex with 2BD/1BA and 1 Car detached Garage & Central Air/Heat in each units, plus additional unassigned parking spaces, it is located in an apartment community. Long-term tenants with under-market's rents. Lots of opportunity! GREAT INVESTMENT!

Key facts

• 7,669 sq ft lot
• 4 garage spots
• Built 1982

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $-245 ($-3k/yr) — negative. Per door: $-61/mo.
• To cash-flow at today's rent, offer at most $1.06M (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $877k (20.3% below list).
• Recommended offer: $877k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• 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.
• Zoned schools: Roosevelt Elementary (433 students, 98% FRL); Marshall Middle (440 students, 97% FRL); Ganesha High (math 22% / reading 47%, grade F, #618 of 1,170 statewide, top 56%, 936 students, 96% FRL) — zoned schools average 97% FRL vs 73% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 22% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Pomona Unified average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 60 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 $8,772/mo this rent would consume 138% 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 $8k of loan paydown is wiped out by about $33k 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 166 days — a 12% lower offer ($968k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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 $575k; list at $1.10M implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $877,200 (20.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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: 0.80% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 10.4

CMA / ARV

• ARV (median comp): $1,261,583
• List price: $1,100,000
• Delta: -12.81%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
678 Del Rosa Pl	0.05mi	8/4.0	3,600 (-3%)	20mo	$1,100,000	$306	76
610 Fillmore Pl	0.53mi	9/5.0 (+1)	3,955 (+6%)	9mo	$1,275,000	$322	48
871 W Wilson	0.59mi	9/5.0 (+1)	3,307 (-11%)	6mo	$1,250,000	$378	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-193,971
• Equity at exit: $164,014

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-189,515
• Equity at exit: $95,108

Cash invested: $308,000 (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: 60
• Price-to-rent: 41.8×

Monthly cashflow live

• Estimated rent: $8,772 high
• Mortgage (P&I): −$5,769
• Tax from tax record: −$948 /mo · $11,374/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,842
• Net cashflow: $-245

Break-even live

Break-even rent $9,082

Max offer price $1,056,748

Occupancy floor 98%

Sensitivity live

Price	-10% $378	-5% $67	+0% $-245	+5% $-556	+10% $-868
Rent	-10% $-938	-5% $-591	+0% $-245	+5% $102	+10% $448
Rate	-1.0pp $309	-0.5pp $35	base $-245	+0.5pp $-530	+1.0pp $-820

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$8,772
Total (4 units)			$8,772

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $1,100,000 Active 166 DOM
2. 2026-06-18
   days on market $1,100,000 Active 163 DOM
3. 2026-06-17
   days on market $1,100,000 Active 162 DOM
4. 2026-06-16
   days on market $1,100,000 Active 161 DOM
5. 2026-06-15
   days on market $1,100,000 Active 160 DOM
6. 2026-06-13
   days on market $1,100,000 Active 158 DOM
7. 2026-06-13
   days on market $1,100,000 Active 157 DOM
8. 2026-06-09
   days on market $1,100,000 Active 154 DOM
9. 2026-06-08
   days on market $1,100,000 Active 153 DOM
10. 2026-06-07
    days on market $1,100,000 Active 152 DOM
11. 2026-06-04
    days on market $1,100,000 Active 149 DOM
12. 2026-06-03
    days on market $1,100,000 Active 148 DOM
13. 2026-06-02
    days on market $1,100,000 Active 147 DOM
14. 2026-06-01
    days on market $1,100,000 Active 146 DOM
15. 2026-05-31
    days on market $1,100,000 Active 145 DOM
16. 2026-01-06
    listed $1,100,000 Active 264-char remark

    Show marketing remark (264 chars)

    1982 built 4-plex with 2BD/1BA and 1 Car detached Garage & Central Air/Heat in each units, plus additional unassigned parking spaces, it is located in an apartment community. Long-term tenants with under-market's rents. Lots of opportunity! GREAT INVESTMENT!

17. 2025-10-31
    historical
18. 2025-04-10
    listed $1,100,000 Active
19. 2004-12-30
    historical
20. 2004-09-18
    historical
21. 2004-09-18
    historical
22. 2004-09-02
    soldstatus $575,000
23. 2004-08-17
    soldstatus $575,000
24. 2004-07-13
    listed $575,000
25. 2004-07-12
    listed $575,000
26. 2004-06-18
    listed $575,000
27. 2004-02-11
    soldstatus $476,000
28. 2004-01-02
    listed $470,000
29. 2003-12-20
    soldstatus $314,000
30. 2003-12-12
    soldstatus $314,000
31. 2003-10-13
    listed $300,000
32. 1999-12-01
    soldstatus $185,000
33. 1986-10-10
    soldstatus $127,500
34. 1983-05-04
    soldstatus $205,000
35. 1981-12-23
    soldstatus $51,000

ⓘ 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: $11,374 · $948/mo
• Projected year-2 tax: $11,374 · $948/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) · 3% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 20 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: $105,264
• − Mortgage interest: −$61,617
• − Property taxes: −$11,374
• − Insurance: −$5,500
• − Repairs & maintenance: −$8,421
• − Management: −$8,421
• − Depreciation: −$32,000
• Taxable loss: −$22,070
• Est. tax savings @ 24.0%: +$5,297
• After-tax cash flow: $2,359/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

+2056.9% since first listed

20 events — show timeline

• 2026-01-06 Listed $1,100,000 CRMLS
• 2025-10-31 Listing Removed — CRMLS
• 2025-04-10 Listed $1,100,000 CRMLS
• 2004-12-30 Listing Removed — CRMLS
• 2004-09-18 Listing Removed — CRMLS
• 2004-09-18 Listing Removed — CRMLS
• 2004-09-02 Sold (MLS) $575,000 CRMLS
• 2004-08-17 Sold (Public Records) $575,000 Public Records
• 2004-07-13 Listed $575,000 CRMLS
• 2004-07-12 Listed $575,000 CRMLS
• 2004-06-18 Listed $575,000 CRMLS
• 2004-02-11 Sold (Public Records) $476,000 Public Records
• 2004-01-02 Listed $470,000 CRMLS
• 2003-12-20 Sold (MLS) $314,000 CRMLS
• 2003-12-12 Sold (Public Records) $314,000 Public Records
• 2003-10-13 Listed $300,000 CRMLS
• 1999-12-01 Sold (Public Records) $185,000 Public Records
• 1986-10-10 Sold (Public Records) $127,500 Public Records
• 1983-05-04 Sold (Public Records) $205,000 Public Records
• 1981-12-23 Sold (Public Records) $51,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $11,374 · +9.7% YoY. Source: county tax records.