2418 Angela St · Pomona, CA 91766

$1,000,000

8 bd · 9.0 ba · 3,970 sqft · MultiFamily public records · 10 Days on market

Built 1964 7,180 sqft lot Est $992k · at est.

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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).

• Cash flow +14.8/30.0
• ARV discount +7.2/15.0
• DSCR +4.5/10.0
• 1% rule +3.9/10.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• 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: 3 units. confirmed

Listing remarks MLS

Great investment property in Pomona. Close to 71 and 60 Fwy. 5 mins drive to Costco, Home Depot and Supper Markets, 15 mins drive to Cal Ploy Pomona. This 4 units complex has: - Unit 1: Front unit at entry level, 3 bedrooms and 2.5 baths. - Unit 2: Main building at entry level, 2 bedrooms and 1.5 bath. - Unit 3: Main building at 2nd floor, 2 bedrooms and 1.5 bath. - Unit 4: Back Unit at entry level, 1 bedroom and 1 bath. Each unit comes with a 1 car garage access in the back of alley. Shared laundry.

Key facts

• Value add potential
• Immediate income
• 7,180 sq ft lot

Tags

• IMMEDIATE INCOME
• VALUE ADD POTENTIAL

Property features AI

Finance

• Other: Zoning: POR31000*
• Financial info: Gross income reported: $57,468; Gross operating income reported: $57,468; Unit rents (actual): $1,271; $2,340 (for two units); $998; Projected unit rents: $2,550; $2,350 (for two units); $1,900; Unit mix: three 1-bed/2-bed/3-bed unit types across 4 units; One building on the parcel
• HOA & community: Four units in the complex (total)

Exterior

• Parking: 4+ car garage
• Home design: Residential income property; Two-level building
• Exterior features: Other detached structures on the property; Property consists of 4 total residential units

Interior

• Bedrooms: One 3-bedroom unit; Two 2-bedroom units; One 1-bedroom unit
• Bathrooms: Unit baths: 1.5, 1.5, 1.0, 1.5 (varies by unit)
• Heating & cooling: Wall heat; Wall/window unit cooling
• Interior features: Wall/window cooling units; Wall heating

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $1.00M.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive. Per door: $90/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $893k (10.7% below list).
• Recommended offer: $893k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $8,933/mo this rent would consume 131% 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 $7k of loan paydown is wiped out by about $30k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 29y 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.

Risks & watch-outs

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

Recommended offer $893,300 (10.7% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $992,500
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2405 Angela St	0.04mi	8/7.0	3,970 (0%)	3mo	$960,000	$242	88
2430 Angela St	0.02mi	8/5.5	3,828 (-4%)	2mo	$958,000	$250	78
2406 Angela St	0.02mi	8/6.0	3,828 (-4%)	22mo	$965,000	$252	63

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-156,668
• Equity at exit: $149,103

10-year hold

• IRR: -10.0%
• Equity multiple: 0.42×
• Total profit: $-161,509
• Equity at exit: $86,462

Cash invested: $280,000 (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 91766

• Rents YoY: 1.7%
• Active inventory: 110
• Price-to-rent: 28.0×

Monthly cashflow live

• Estimated rent: $8,933 high
• Mortgage (P&I): −$5,244
• Tax from tax record: −$1,126 /mo · $13,514/yr
• Insurance: −$417
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,876
• Net cashflow: $270

Break-even live

Break-even rent $8,591

Max offer price $1,000,000

Occupancy floor 92%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$8,934
Total (3 units)			$8,933

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: $250,000
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $1,000,000 Active 10 DOM
2. 2026-06-17
   days on market $1,000,000 Active 9 DOM
3. 2026-06-16
   days on market $1,000,000 Active 8 DOM
4. 2026-06-15
   days on market $1,000,000 Active 7 DOM
5. 2026-06-13
   days on market $1,000,000 Active 5 DOM
6. 2026-06-13
   days on market $1,000,000 Active 4 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   listed $1,000,000 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: $13,514 · $1,126/mo
• Projected year-2 tax: $13,514 · $1,126/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $107,196
• − Mortgage interest: −$56,016
• − Property taxes: −$13,514
• − Insurance: −$5,000
• − Repairs & maintenance: −$8,576
• − Management: −$8,576
• − Depreciation: −$29,091
• Taxable loss: −$13,576
• Est. tax savings @ 24.0%: +$3,258
• After-tax cash flow: $6,499/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

+354.5% since first listed

30 events — show timeline

• 2026-06-08 Listed $1,000,000 TheMLS
• 2026-03-07 Listing Removed — CRMLS
• 2025-06-07 Listed $949,000 CRMLS
• 2025-06-04 Coming Soon — CRMLS
• 2024-01-30 Sold (Public Records) $953,000 Public Records
• 2024-01-30 Sold (MLS) $953,000 CRMLS
• 2024-01-03 Contingent — CRMLS
• 2023-12-07 Listed $950,000 CRMLS
• 2023-10-31 Listing Removed — CRMLS
• 2023-10-13 Relisted — CRMLS
• 2023-08-04 Listed $999,999 CRMLS
• 2023-05-02 Listed $1,030,000 CRMLS
• 2016-08-09 Sold (Public Records) $570,000 Public Records
• 2016-08-09 Sold (MLS) $570,000 SDMLS
• 2016-08-09 Sold (MLS) $570,000 CRMLS
• 2016-07-29 Pending — CRMLS
• 2016-07-20 Relisted — CRMLS
• 2016-07-14 Pending — CRMLS
• 2016-07-06 Listed $588,000 CRMLS
• 2016-07-04 Listed $588,000 SDMLS
• 2003-06-27 Sold (Public Records) $305,000 Public Records
• 2002-05-02 Sold (Public Records) $241,000 Public Records
• 2002-05-01 Sold (MLS) $242,000 CRMLS
• 2002-02-24 Listed $248,000 CRMLS
• 1998-04-06 Sold (Public Records) $175,000 Public Records
• 1998-04-06 Sold (MLS) $175,000 CRMLS
• 1997-09-24 Listed $179,000 CRMLS
• 1993-12-13 Sold (Public Records) $150,000 Public Records
• 1990-07-18 Sold (Public Records) $275,000 Public Records
• 1988-12-21 Sold (Public Records) $220,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $13,514 · +54.2% YoY. Source: county tax records.