8951 Monte Vista Ave · Montclair, CA 91763

$10,500,000

782 bd · 885.5 ba · 28,258 sqft · MultiFamily public records · 161 Days on market

Built 2021 0.65 ac lot

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +3.6/5.0
• DSCR +3.5/10.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 23 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Vista Court Apartments is an exquisitely-designed, 23-unit, luxury apartment community located at the heart of Montclair, CA. Vista Court Apartments is located at 8951 Monte Vista Ave at the highly amentized corner of Arrow Highway and Monte Vista Ave, where highly desirable communities of Montclair, Claremont, and Upland merge. The property is located just 1-block from Montclair Metro Station to the North and Montclair Place Shopping Center to the south. Tenants benefit from having access to a variety of retailers, shops, and dining options like Target, Home Depot, Costco, LA Fitness, Golds Gym, Moreno Street Market Food Hall, Olive Garden, Applebee’s Chilis and many more options. Te

Key facts

• Quartz counters
• Wood plank flooring
• Gourmet kitchens

Tags

• GOURMET KITCHENS
• STAINLESS STEEL APPLIANCES
• UNDERMOUNT SINKS
• QUARTZ COUNTERS
• WOOD PLANK FLOORING
• IN-UNIT WASHER AND DRYER

Property features AI

Finance

• Other: Tenant pays all utilities
• Financial info: Total actual rent reported: $55,600; Net operating income: $443,075; Gross scheduled income: $682,491; Gross operating income: $668,841; Gross multiplier: 15.38; Gross income listed: $15,788; Operating expenses: $225,766 (includes trash, pest control, maintenance, insurance, water/sewer, electric, taxes, workers' compensation, gardener); Other income noted; Vacancy allowance: 13650; Number of units leased: 22; # of separate gas meters: 24; electric meters: 24; separate water meters: 1; Total building area: 28,258
• HOA & community: Community features include valley setting, gutters, curbs, street lighting, sidewalks, park, dog park, biking and hiking trails, horse trails, golf course nearby, mountainous/foothills surroundings, suburban neighborhood

Exterior

• Parking: Assigned covered parking; Total of 31 parking spaces; Each listed unit includes 1 garage space
• Utilities: Public sewer; District/public water
• Home design: Attached community apartment; Three stories
• Construction: One building
• Exterior features: No pool

Interior

• Kitchen: Microwave; Refrigerator; Outdoor barbecue; Electric range; Gas oven
• Bedrooms: 1-bedroom units (12 total); 2-bedroom units (9 total); 2-bedroom units (additional 2 units)
• Bathrooms: 1-bath units; 2-bath units; 2 full baths and 1 half-bath in some units
• Interior features: Entry at street level; Three or more levels
• Laundry & utility: In-unit laundry area or closet; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 23 × 34-bed/38.5-bath units multifamily listed at $10.50M.

Deal economics

• At list price, monthly cash flow is $-3k ($-33k/yr) — negative. Per door: $-118/mo.
• To cash-flow at today's rent, offer at most $10.02M (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $7.95M (24.3% below list).
• Recommended offer: $7.95M (24.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.5% in Montclair — 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 59/100 on livability (#643 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: schools C-, commute D, crime F.
• Ontario-Montclair (urban): math 35% / reading 44% proficiency, ranked #731 of 1,400 in CA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.2%/yr); 28 active listings in the ZIP; solid renter incomes; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
• At $79,532/mo this rent would consume 1212% of the median local household income ($79k/yr) (locally 1575% 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 $73k of loan paydown is wiped out by about $315k of value loss. Plan a longer hold.
• San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($9.24M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $7,953,200 (24.3% 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 161 days. Have you received any prior offers? Is the seller open to a 24% 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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.24% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-1,776,751
• Equity at exit: $1,565,584

10-year hold

• IRR: -6.9%
• Equity multiple: 0.54×
• Total profit: $-1,359,370
• Equity at exit: $907,848

Cash invested: $2,940,000 (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 91763

• Rents YoY: 4.2%
• Active inventory: 28
• Price-to-rent: 253.0×

Monthly cashflow live

• Estimated rent: $79,532 medium
• Mortgage (P&I): −$55,063
• Tax from tax record: −$6,103 /mo · $73,231/yr
• Insurance: −$4,375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$16,702
• Net cashflow: $-2,710

Break-even live

Break-even rent $82,963

Max offer price $10,021,181

Occupancy floor 98%

Sensitivity live

Price	-10% $3,233	-5% $261	+0% $-2,710	+5% $-5,682	+10% $-8,654
Rent	-10% $-8,994	-5% $-5,852	+0% $-2,710	+5% $431	+10% $3,573
Rate	-1.0pp $2,577	-0.5pp $-40	base $-2,710	+0.5pp $-5,431	+1.0pp $-8,199

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

Units	Beds	Baths	Est. rent
▸ 23× units	34	38.5	$79,534
Total (23 units)			$79,532

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: $2,625,000
• Closing costs: $315,000
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $10,500,000 Active 161 DOM
2. 2026-06-17
   days on market $10,500,000 Active 160 DOM
3. 2026-06-16
   days on market $10,500,000 Active 159 DOM
4. 2026-06-15
   days on market $10,500,000 Active 158 DOM
5. 2026-06-13
   days on market $10,500,000 Active 156 DOM
6. 2026-06-13
   days on market $10,500,000 Active 155 DOM
7. 2026-06-09
   days on market $10,500,000 Active 152 DOM
8. 2026-06-08
   days on market $10,500,000 Active 151 DOM
9. 2026-06-07
   days on market $10,500,000 Active 150 DOM
10. 2026-06-04
    days on market $10,500,000 Active 147 DOM
11. 2026-06-03
    days on market $10,500,000 Active 146 DOM
12. 2026-06-02
    days on market $10,500,000 Active 145 DOM
13. 2026-06-01
    days on market $10,500,000 Active 144 DOM
14. 2026-05-31
    days on market $10,500,000 Active 143 DOM
15. 2026-03-20
    price $10,500,000
16. 2026-01-08
    listed $11,000,000 Active
17. 2025-06-17
    historical $2,300
18. 2025-05-21
    listed $2,300
19. 2025-03-21
    historical $2,200
20. 2025-02-25
    listed $2,200
21. 2024-12-11
    historical $2,200
22. 2024-11-29
    listed $2,200
23. 2018-06-30
    historical
24. 2018-05-10
    listed $2,500,000

ⓘ 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: $73,231 · $6,103/mo
• Projected year-2 tax: $79,800 · $6,650/mo
• Expected delta: +$6,569/yr (+$547/mo · 9.0%)

ⓘ 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 ≥99°F today · 18 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: $954,384
• − Mortgage interest: −$588,163
• − Property taxes: −$73,231
• − Insurance: −$52,500
• − Repairs & maintenance: −$76,351
• − Management: −$76,351
• − Depreciation: −$305,455
• Taxable loss: −$217,667
• Est. tax savings @ 24.0%: +$52,240
• After-tax cash flow: $19,714/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: Ontario-Montclair
• NCES district ID: 0628470
• Math proficiency: 35% ▲ 4.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $50,668
• Composite: 36.57/100
• National rank: #9282
• State rank: #731 of 1400 in CA

Livability — Montclair

• Score: 59/100
• State rank: #643
• US rank: #20130

Category grades

Amenities D- Commute D Cost of living F Crime F Employment C+ Housing B+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montclair, CA
• County: San Bernardino County · 2,030,291 people
• City population: 37,700
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 37,700
• Household income: $78,770
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1575.0

Population outlook (San Bernardino County) Hauer SSP2

• Today (2025): 2,300,329 people
• By 2030: 2,378,907 · +3.4%
• By 2040: 2,523,137 · +9.7%
• By 2050: 2,642,388 · +14.9%
• By 2075: 2,880,769 · +25.2%
• By 2100: 2,909,436 · +26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 21% White 11% Asian 10% Black 5% Native American 3%
• Hispanic origin (detail): Mexican 61%
• Common ancestry: Italian 0%
• Foreign-born: 31% · Canada, Vietnam, China
• Languages at home: 42% English-only · Spanish 47% Vietnamese 4% Chinese 2%

Political lean MEDSL · San Bernardino

• 2024 margin: Toss-up / Even · D 47.5% · R 49.7% · Other 2.8%
• 2008→2024 swing: -8.5pp toward R · 2008: 6.3pp · 2024: -2.1pp
• All cycles: 2024: R+2.1 2020: D+10.7 2016: D+9.8 2012: D+5.4 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -437.39%
• Current HPI: 438.7739
• Rent YoY: ▲ 4.24%
• Metro: Riverside-San Bernardino-Ontario, 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

+320.0% since first listed

10 events — show timeline

• 2026-03-20 Price Changed $10,500,000 CRMLS
• 2026-01-08 Listed $11,000,000 CRMLS
• 2025-06-17 Rental Removed $2,300 RENTALBEAST
• 2025-05-21 Listed for Rent $2,300 RENTALBEAST
• 2025-03-21 Rental Removed $2,200 RENTALBEAST
• 2025-02-25 Listed for Rent $2,200 RENTALBEAST
• 2024-12-11 Rental Removed $2,200 RENTALBEAST
• 2024-11-29 Listed for Rent $2,200 RENTALBEAST
• 2018-06-30 Listing Removed — SDMLS
• 2018-05-10 Listed $2,500,000 SDMLS

Property tax history

+45.3%/yr

Latest (2025): $73,231 · +3.8% YoY. Source: county tax records.