2755 Arrow Hwy #52 · La Verne, CA 91750

$188,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 194 Days on market

Built 1989 Good condition $151/sqft · 8% above area Est $174k · 8% over ↓ 1% 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
• Schools +5.9/10.0
• Condition / age +4.0/5.0
• ARV discount +3.9/15.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn-Key 3bedroom 2bathroom in an All-Age Community in La Verne. This gorgeous home has been completely remodeled with remodeled kitchen, bathrooms, newer flooring, and neutral paint colors throughout. This home features an open floorplan with island kitchen. Kitchen features white cabinetry with custom light fixtures and recessed lighting. Kitchen appliances included Stove/Oven, Microwave Rangehood, Dishwasher. Home features Energy Efficient Mini Splits for cooling and heating. Low maintenance lot with private patio area. Located in a 5star community with full amenities including pool, jacuzzi, reading room, clubhouse, greenbelts with playground. Lots of activities throughout the year. Located close to transportation, train station, entertainment, restaurants, shopping centers.

Key facts

• 4 parking spots
• Community pool
• Built 1989

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $188k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $188k).
• Recommended offer: $165k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 3.0% in La Verne — 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 75/100 on livability (#110 in CA, #3,858 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, commute A; Watch: cost of living F, health & safety F.
• Bonita Unified (suburban): math 59% / reading 70% proficiency, ranked #151 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.4%/yr); 94 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 35% of the median local income ($104k/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 $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 + 2.4% rent growth), your $53k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 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: moderate flood risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.63% ✓
• Cap rate: 14.71%
• Cash-on-cash: 30.06%
• DSCR: 2.34
• GRM: 5.1

CMA / ARV

• ARV (median comp): $174,211
• List price: $188,000
• Delta: 7.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2755 Arrow #98	0.00mi	3/2.0	1,296 (+4%)	4mo	$204,000	$157	90
2755 Arrow Hwy #106	0.00mi	3/2.0	1,321 (+6%)	3mo	$165,000	$125	88
2717 Arrow #154	0.17mi	3/2.0	1,200 (-4%)	1mo	$212,000	$177	84
2755 Arrow Hwy #13	0.00mi	3/2.0	1,344 (+8%)	4mo	$208,999	$156	83
2755 Arrow Hwy #28	0.09mi	2/2.0 (-1)	1,200 (-4%)	4mo	$77,000	$64	81
2717 E Arrow Hwy #21	0.17mi	3/2.0	1,152 (-8%)	2mo	$225,000	$195	77
2755 Arrow Hwy #70	0.00mi	3/2.0	1,344 (+8%)	15mo	$161,500	$120	74
2755 Arrow Hwy #3	0.03mi	2/2.0 (-1)	1,152 (-8%)	8mo	$130,900	$114	74
2717 Arrow #130	0.17mi	3/2.0	1,152 (-8%)	11mo	$217,500	$189	70
2755 Arrow Hwy #88	0.00mi	2/1.0 (-1)	1,080 (-14%)	0mo	$61,000	$56	68
2755 Arrow Highway #38 #38	0.12mi	2/2.0 (-1)	1,100 (-12%)	2mo	$150,000	$136	68
2755 Arrow Hwy #130	0.12mi	2/2.0 (-1)	1,100 (-12%)	19mo	$175,000	$159	54

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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 1.98×
• Total profit: $51,466
• Equity at exit: $28,031

10-year hold

• IRR: 31.4%
• Equity multiple: 3.75×
• Total profit: $144,606
• Equity at exit: $16,255

Cash invested: $52,640 (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 91750

• Rents YoY: 2.4%
• Active inventory: 94
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,063 high
• Mortgage (P&I): −$986
• Tax from tax record: −$37 /mo · $441/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $1,319

Break-even live

Break-even rent $1,394

Max offer price $188,000

Occupancy floor 52%

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2728 Crozier Ct Pomona, CA	3.0	3.0	1497	$3,295	$2.20	1d	1	0.39mi
2707 Erebus Ct Pomona, CA	3.0	3.0	1497	$3,400	$2.27	43d	1	0.43mi
2771 N Garey Ave Pomona, CA	1.0–3.0	1.0–2.0	1065	$3,522	$3.31	1d	8	0.51mi
245 E Grevillia St Pomona, CA	2.0	1.0	988	$2,400	$2.43	43d	1	0.58mi
2958 Gramercy St Pomona, CA	3.0	2.0	1364	$3,350	$2.46	6d	1	0.68mi
2018 Las Vegas Ave #8 Pomona, CA	3.0	2.0	1398	$2,750	$1.97	10d	1	0.68mi
3054 Gladstone St #4 Pomona, CA	2.0	1.0	933	$2,500	$2.68	7d	1	0.86mi
235 W Grove St Pomona, CA	1.0–2.0	1.0–2.0	800	$2,576	$3.22	1d	10	0.90mi
2408 Pepper St La Verne, CA	2.0	1.0	836	$2,650	$3.17	24d	1	0.95mi
2013 Walnut St Unit B La Verne, CA	2.0	1.0	900	$2,800	$3.11	43d	1	0.99mi
150 Drake St Pomona, CA	2.0	2.0	924	$2,514	$2.72	1d	2	1.00mi
2366 Lomeli Ln La Verne, CA	2.0	1.0	836	$2,470	$2.95	43d	1	1.05mi
2559 Yorkshire Way Pomona, CA	2.0	2.0	1100	$2,400	$2.18	24d	1	1.06mi
2429 College Ln La Verne, CA	2.0	1.0	836	$2,350	$2.81	43d	1	1.08mi
2577 Sycamore Dr La Verne, CA	3.0	2.0	1350	$2,895	$2.14	43d	1	1.09mi
450 W Foothill Blvd Pomona, CA	2.0	1.0–2.0	773	$2,565	$3.32	1d	8	1.19mi
795 Hazel Way Pomona, CA	3.0	3.0	1401	$3,100	$2.21	10d	1	1.21mi
1886 Bonita Ave La Verne, CA	2.0	1.0	777	$2,895	$3.73	43d	1	1.21mi
2870 N Towne Ave Pomona, CA	2.0	1.0–2.0	725	$2,500	$3.45	4d	4	1.25mi
1490 N Park Ave Pomona, CA	3.0	2.0	1376	$3,395	$2.47	43d	1	1.25mi
1574 N Orange Grove Ave Pomona, CA	3.0	2.0	1330	$4,000	$3.01	43d	1	1.32mi
2064 Evergreen St La Verne, CA	2.0	2.0	960	$2,400	$2.50	17d	1	1.36mi
2042 Evergreen St La Verne, CA	2.0	1.0	825	$2,150	$2.61	43d	1	1.38mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	43d	1	1.39mi
3636 Sumner Ave #210 Pomona, CA	2.0	2.0	1290	$2,400	$1.86	6d	1	1.42mi

Listing history 16 events

1. 2026-06-18
   days on market $188,000 Active 194 DOM
2. 2026-06-17
   days on market $188,000 Active 193 DOM
3. 2026-06-16
   days on market $188,000 Active 192 DOM
4. 2026-06-15
   days on market $188,000 Active 191 DOM
5. 2026-06-13
   days on market $188,000 Active 189 DOM
6. 2026-06-13
   days on market $188,000 Active 188 DOM
7. 2026-06-09
   days on market $188,000 Active 185 DOM
8. 2026-06-08
   days on market $188,000 Active 184 DOM
9. 2026-05-31
   days on market $188,000 Active 183 DOM
10. 2026-04-28
    status Active 789-char remark

    Show marketing remark (789 chars)

    Turn-Key 3bedroom 2bathroom in an All-Age Community in La Verne. This gorgeous home has been completely remodeled with remodeled kitchen, bathrooms, newer flooring, and neutral paint colors throughout. This home features an open floorplan with island kitchen. Kitchen features white cabinetry with custom light fixtures and recessed lighting. Kitchen appliances included Stove/Oven, Microwave Rangehood, Dishwasher. Home features Energy Efficient Mini Splits for cooling and heating. Low maintenance lot with private patio area. Located in a 5star community with full amenities including pool, jacuzzi, reading room, clubhouse, greenbelts with playground. Lots of activities throughout the year. Located close to transportation, train station, entertainment, restaurants, shopping centers.

11. 2026-04-28
    price $188,000 789-char remark

    Show marketing remark (789 chars)

    Turn-Key 3bedroom 2bathroom in an All-Age Community in La Verne. This gorgeous home has been completely remodeled with remodeled kitchen, bathrooms, newer flooring, and neutral paint colors throughout. This home features an open floorplan with island kitchen. Kitchen features white cabinetry with custom light fixtures and recessed lighting. Kitchen appliances included Stove/Oven, Microwave Rangehood, Dishwasher. Home features Energy Efficient Mini Splits for cooling and heating. Low maintenance lot with private patio area. Located in a 5star community with full amenities including pool, jacuzzi, reading room, clubhouse, greenbelts with playground. Lots of activities throughout the year. Located close to transportation, train station, entertainment, restaurants, shopping centers.

12. 2026-04-16
    historical Active Under Contract 789-char remark

    Show marketing remark (789 chars)

    Turn-Key 3bedroom 2bathroom in an All-Age Community in La Verne. This gorgeous home has been completely remodeled with remodeled kitchen, bathrooms, newer flooring, and neutral paint colors throughout. This home features an open floorplan with island kitchen. Kitchen features white cabinetry with custom light fixtures and recessed lighting. Kitchen appliances included Stove/Oven, Microwave Rangehood, Dishwasher. Home features Energy Efficient Mini Splits for cooling and heating. Low maintenance lot with private patio area. Located in a 5star community with full amenities including pool, jacuzzi, reading room, clubhouse, greenbelts with playground. Lots of activities throughout the year. Located close to transportation, train station, entertainment, restaurants, shopping centers.

13. 2026-04-16
    price $198,000 789-char remark

    Show marketing remark (789 chars)

    Turn-Key 3bedroom 2bathroom in an All-Age Community in La Verne. This gorgeous home has been completely remodeled with remodeled kitchen, bathrooms, newer flooring, and neutral paint colors throughout. This home features an open floorplan with island kitchen. Kitchen features white cabinetry with custom light fixtures and recessed lighting. Kitchen appliances included Stove/Oven, Microwave Rangehood, Dishwasher. Home features Energy Efficient Mini Splits for cooling and heating. Low maintenance lot with private patio area. Located in a 5star community with full amenities including pool, jacuzzi, reading room, clubhouse, greenbelts with playground. Lots of activities throughout the year. Located close to transportation, train station, entertainment, restaurants, shopping centers.

14. 2026-02-27
    price $188,900 789-char remark

    Show marketing remark (789 chars)

    Turn-Key 3bedroom 2bathroom in an All-Age Community in La Verne. This gorgeous home has been completely remodeled with remodeled kitchen, bathrooms, newer flooring, and neutral paint colors throughout. This home features an open floorplan with island kitchen. Kitchen features white cabinetry with custom light fixtures and recessed lighting. Kitchen appliances included Stove/Oven, Microwave Rangehood, Dishwasher. Home features Energy Efficient Mini Splits for cooling and heating. Low maintenance lot with private patio area. Located in a 5star community with full amenities including pool, jacuzzi, reading room, clubhouse, greenbelts with playground. Lots of activities throughout the year. Located close to transportation, train station, entertainment, restaurants, shopping centers.

15. 2025-11-29
    listed $189,900 Active 789-char remark

    Show marketing remark (789 chars)

    Turn-Key 3bedroom 2bathroom in an All-Age Community in La Verne. This gorgeous home has been completely remodeled with remodeled kitchen, bathrooms, newer flooring, and neutral paint colors throughout. This home features an open floorplan with island kitchen. Kitchen features white cabinetry with custom light fixtures and recessed lighting. Kitchen appliances included Stove/Oven, Microwave Rangehood, Dishwasher. Home features Energy Efficient Mini Splits for cooling and heating. Low maintenance lot with private patio area. Located in a 5star community with full amenities including pool, jacuzzi, reading room, clubhouse, greenbelts with playground. Lots of activities throughout the year. Located close to transportation, train station, entertainment, restaurants, shopping centers.

16. 2025-11-25
    historical $189,900 789-char remark

    Show marketing remark (789 chars)

    Turn-Key 3bedroom 2bathroom in an All-Age Community in La Verne. This gorgeous home has been completely remodeled with remodeled kitchen, bathrooms, newer flooring, and neutral paint colors throughout. This home features an open floorplan with island kitchen. Kitchen features white cabinetry with custom light fixtures and recessed lighting. Kitchen appliances included Stove/Oven, Microwave Rangehood, Dishwasher. Home features Energy Efficient Mini Splits for cooling and heating. Low maintenance lot with private patio area. Located in a 5star community with full amenities including pool, jacuzzi, reading room, clubhouse, greenbelts with playground. Lots of activities throughout the year. Located close to transportation, train station, entertainment, restaurants, shopping centers.

ⓘ 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: $441 · $37/mo
• Projected year-2 tax: $1,429 · $119/mo
• Expected delta: +$988/yr (+$82/mo · 224.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 58% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 6 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: $36,756
• − Mortgage interest: −$10,531
• − Property taxes: −$441
• − Insurance: −$940
• − Repairs & maintenance: −$2,940
• − Management: −$2,940
• − Depreciation: −$5,469
• Taxable income: $13,494
• Est. tax owed @ 24.0%: −$3,239
• After-tax cash flow: $12,587/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 80/100 Cosmetic rehab

This turn-key manufactured home in La Verne is in good condition with modern updates and a low-maintenance exterior. It offers a good balance of curb appeal and interior comfort.

Value-add opportunities

• Both Paint interior walls — Neutral paint colors are common and can be updated to enhance curb appeal and interior aesthetics
• Both Replace air filters — Regular maintenance ensures optimal air quality and HVAC system performance
• Both Add outdoor lighting — Enhances safety and curb appeal
• Both Install smart home devices — Improves convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Neutral paint colors are common and can be updated to enhance curb appeal and interior aesthetics ↑
• Both Replace air filters — Regular maintenance ensures optimal air quality and HVAC system performance ↑
• Both Add outdoor lighting — Enhances safety and curb appeal ↑
• Both Install smart home devices — Improves convenience and energy efficiency ↑

ⓘ 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: Bonita Unified
• NCES district ID: 0605610
• Math proficiency: 59% ▲ 3.00%
• Reading proficiency: 70% ▬ 0.00%
• Median HH income: $76,196
• Composite: 58.71/100
• National rank: #2001
• State rank: #151 of 1400 in CA

Livability — La Verne

• Score: 75/100
• State rank: #110
• US rank: #3858

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Verne, CA
• County: Los Angeles County · 9,444,647 people
• City population: 32,692
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 32,692
• Household income: $104,195
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 872.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 44% Hispanic / Latino 36% Two or more races 20% Asian 10% Black 4%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 12% Chinese 3% Other Indo-European 3%

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: ▼ -729.79%
• Current HPI: 373.7761
• Rent YoY: ▲ 2.35%
• 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

-1.0% since first listed

7 events — show timeline

• 2026-04-28 Relisted — CRMLS
• 2026-04-28 Price Changed $188,000 CRMLS
• 2026-04-16 Contingent — CRMLS
• 2026-04-16 Price Changed $198,000 CRMLS
• 2026-02-27 Price Changed $188,900 CRMLS
• 2025-11-29 Listed $189,900 CRMLS
• 2025-11-25 Coming Soon $189,900 CRMLS

Property tax history

+7.2%/yr

Latest (2025): $441 · +7.2% YoY. Source: county tax records.