2755 Arrow Hwy #142 · La Verne, CA 91750

$124,999

2 bd · 2.0 ba · 1,368 sqft · Manufactured · 108 Days on market

Built 1968 Good condition $91/sqft · 24% below area Est $165k · 24% under ↓ 17% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Kingsway Gardens! This family friendly mobile home park is located in the city of La Verne close to restaurants, shopping, schools, public transportation, and easy access to the 10 & 210 Freeways. The Pomona North Metro stop is right out the back gate off Fulton Road along with the Metrolink light rail extension to be completed in 2025. The park has recently updated water and gas lines. There is a community pool, 2 spas (1 indoor, 1 outdoor), a clubroom, 2 laundry rooms with washer/dryer, a carport for washing vehicles, and a small dog park and playground for young children. This double wide mobile home consists of 2 bedrooms, 2 baths, living room, dining room, kitchen, and laundry. The outside includes a large porch, storage shed, and recently added awning extenders for the carport. The carport comfortably fits 2 vehicles but may fit up to 3 depending on the size of the vehicles. The primary bedroom is very large encompassing both sides of the double wide with his and hers closets, built in cabinets, ensuite, double sinks, and extra vanity perfect for makeup lovers. The front bathroom is Jack and Jill style off the living room and second bedroom. Landscaping has been added in the back behind the porch with a timer for watering plants. Pet friendly park with 2 pets per household.

Key facts

• Outdoor spa
• Clubroom
• Community pool

Tags

• COMMUNITY POOL
• INDOOR SPA
• OUTDOOR SPA
• CLUBROOM
• LAUNDRY ROOMS
• CARPORT

🏷️ Possibly a rental listed for sale. The $124,999 price doesn't fit this home's estimated sale value (~$165,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $864 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 + 2.4% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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: 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 $113,749 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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 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?
6. 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.
7. 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.
8. 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: 2.44% ✓
• Cap rate: 21.15%
• Cash-on-cash: 53.05%
• DSCR: 3.36
• GRM: 3.4

CMA / ARV

• ARV (median comp): $165,000
• List price: $124,999
• Delta: -24.24%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2755 Arrow Hwy #126	0.01mi	2/2.0	1,440 (+5%)	1mo	$137,000	$95	90
2755 Arrow Hwy #13	0.12mi	3/2.0 (+1)	1,344 (-2%)	4mo	$208,999	$156	83
2755 Arrow Hwy #106	0.12mi	3/2.0 (+1)	1,321 (-3%)	3mo	$165,000	$125	81
2755 Arrow #98	0.12mi	3/2.0 (+1)	1,296 (-5%)	4mo	$204,000	$157	77
2755 Arrow Hwy #97	0.12mi	3/2.0 (+1)	1,458 (+7%)	3mo	$200,000	$137	76
2755 Arrow Hwy #70	0.12mi	3/2.0 (+1)	1,344 (-2%)	15mo	$161,500	$120	74
2755 W Arrow Hwy #95	0.12mi	2/2.0	1,558 (+14%)	3mo	$145,000	$93	68
2755 Arrow Hwy #28	0.19mi	2/2.0	1,200 (-12%)	4mo	$77,000	$64	67
2717 Arrow #154	0.15mi	3/2.0 (+1)	1,200 (-12%)	1mo	$212,000	$177	67
2755 Arrow Hwy #73	0.12mi	3/2.0 (+1)	1,488 (+9%)	10mo	$180,000	$121	66
2717 Arrow #96	0.15mi	3/2.0 (+1)	1,200 (-12%)	23mo	$120,000	$100	49

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: 50.4%
• Equity multiple: 3.18×
• Total profit: $76,351
• Equity at exit: $18,638

10-year hold

• IRR: 55.5%
• Equity multiple: 6.30×
• Total profit: $185,530
• Equity at exit: $10,808

Cash invested: $35,000 (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 91750

• Rents YoY: 2.4%
• Active inventory: 94
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $3,052 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $1,547

Break-even live

Break-even rent $1,093

Max offer price $124,999

Occupancy floor 44%

Sensitivity live

Price	-10% $1,634	-5% $1,590	+0% $1,547	+5% $1,504	+10% $1,461
Rent	-10% $1,306	-5% $1,427	+0% $1,547	+5% $1,668	+10% $1,788
Rate	-1.0pp $1,610	-0.5pp $1,579	base $1,547	+0.5pp $1,515	+1.0pp $1,482

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2728 Crozier Ct Pomona, CA	3.0	3.0	1497	$3,295	$2.20	2d	1	0.52mi
2707 Erebus Ct Pomona, CA	3.0	3.0	1497	$3,400	$2.27	44d	1	0.56mi
2771 N Garey Ave Pomona, CA	1.0–3.0	1.0–2.0	1065	$2,930	$2.75	2d	8	0.64mi
2018 Las Vegas Ave #8 Pomona, CA	3.0	2.0	1398	$2,750	$1.97	11d	1	0.70mi
245 E Grevillia St Pomona, CA	2.0	1.0	988	$2,400	$2.43	44d	1	0.70mi
2935 Gayridge St Pomona, CA	3.0	2.0	1507	$3,595	$2.39	2d	1	0.70mi
2958 Gramercy St Pomona, CA	3.0	2.0	1364	$3,350	$2.46	7d	1	0.80mi
2013 Walnut St Unit B La Verne, CA	2.0	1.0	900	$2,800	$3.11	44d	1	0.92mi
3054 Gladstone St #4 Pomona, CA	2.0	1.0	933	$2,500	$2.68	8d	1	0.98mi
235 W Grove St Pomona, CA	1.0–2.0	1.0–2.0	800	$2,576	$3.22	2d	10	1.01mi
340 Cindy Ct Pomona, CA	3.0	2.0	1618	$3,900	$2.41	44d	1	1.03mi
150 Drake St Pomona, CA	2.0	2.0	924	$2,514	$2.72	2d	2	1.11mi
2644 Sycamore Dr La Verne, CA	3.0	2.5	1825	$4,100	$2.25	2d	1	1.11mi
2577 Sycamore Dr La Verne, CA	3.0	2.0	1350	$2,895	$2.14	44d	1	1.16mi
2559 Yorkshire Way Pomona, CA	2.0	2.0	1100	$2,400	$2.18	25d	1	1.18mi
1490 N Park Ave Pomona, CA	3.0	2.0	1376	$3,395	$2.47	44d	1	1.20mi
450 W Foothill Blvd Pomona, CA	2.0	1.0–2.0	773	$2,565	$3.32	2d	8	1.28mi
1574 N Orange Grove Ave Pomona, CA	3.0	2.0	1330	$4,000	$3.01	44d	1	1.30mi
2892 Cedar Ln Pomona, CA	3.0	3.5	1818	$3,300	$1.82	44d	1	1.32mi
795 Hazel Way Pomona, CA	3.0	3.0	1401	$3,100	$2.21	11d	1	1.34mi
2870 N Towne Ave Pomona, CA	2.0	1.0–2.0	725	$2,500	$3.45	5d	4	1.38mi
2064 Evergreen St La Verne, CA	2.0	2.0	960	$2,400	$2.50	18d	1	1.38mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	44d	1	1.41mi
2002 Canopy Ln La Verne, CA	3.0	3.0	1759	$3,450	$1.96	45d	1	1.50mi

Listing history 28 events

1. 2026-06-18
   days on market $124,999 Active 108 DOM
2. 2026-06-17
   days on market $124,999 Active 107 DOM
3. 2026-06-16
   days on market $124,999 Active 106 DOM
4. 2026-06-15
   days on market $124,999 Active 105 DOM
5. 2026-06-13
   days on market $124,999 Active 103 DOM
6. 2026-06-13
   days on market $124,999 Active 102 DOM
7. 2026-06-09
   days on market $124,999 Active 99 DOM
8. 2026-06-08
   days on market $124,999 Active 98 DOM
9. 2026-06-07
   days on market $124,999 Active 97 DOM
10. 2026-06-04
    days on market $124,999 Active 94 DOM
11. 2026-06-03
    days on market $124,999 Active 93 DOM
12. 2026-06-02
    days on market $124,999 Active 92 DOM
13. 2026-06-01
    days on market $124,999 Active 91 DOM
14. 2026-05-31
    days on market $124,999 Active 90 DOM
15. 2026-05-05
    price $124,999 1317-char remark

    Show marketing remark (1317 chars)

    Welcome to Kingsway Gardens! This family friendly mobile home park is located in the city of La Verne close to restaurants, shopping, schools, public transportation, and easy access to the 10 & 210 Freeways. The Pomona North Metro stop is right out the back gate off Fulton Road along with the Metrolink light rail extension to be completed in 2025. The park has recently updated water and gas lines. There is a community pool, 2 spas (1 indoor, 1 outdoor), a clubroom, 2 laundry rooms with washer/dryer, a carport for washing vehicles, and a small dog park and playground for young children. This double wide mobile home consists of 2 bedrooms, 2 baths, living room, dining room, kitchen, and laundry. The outside includes a large porch, storage shed, and recently added awning extenders for the carport. The carport comfortably fits 2 vehicles but may fit up to 3 depending on the size of the vehicles. The primary bedroom is very large encompassing both sides of the double wide with his and hers closets, built in cabinets, ensuite, double sinks, and extra vanity perfect for makeup lovers. The front bathroom is Jack and Jill style off the living room and second bedroom. Landscaping has been added in the back behind the porch with a timer for watering plants. Pet friendly park with 2 pets per household.

16. 2026-03-02
    listed $129,888 Active 1317-char remark

    Show marketing remark (1317 chars)

    Welcome to Kingsway Gardens! This family friendly mobile home park is located in the city of La Verne close to restaurants, shopping, schools, public transportation, and easy access to the 10 & 210 Freeways. The Pomona North Metro stop is right out the back gate off Fulton Road along with the Metrolink light rail extension to be completed in 2025. The park has recently updated water and gas lines. There is a community pool, 2 spas (1 indoor, 1 outdoor), a clubroom, 2 laundry rooms with washer/dryer, a carport for washing vehicles, and a small dog park and playground for young children. This double wide mobile home consists of 2 bedrooms, 2 baths, living room, dining room, kitchen, and laundry. The outside includes a large porch, storage shed, and recently added awning extenders for the carport. The carport comfortably fits 2 vehicles but may fit up to 3 depending on the size of the vehicles. The primary bedroom is very large encompassing both sides of the double wide with his and hers closets, built in cabinets, ensuite, double sinks, and extra vanity perfect for makeup lovers. The front bathroom is Jack and Jill style off the living room and second bedroom. Landscaping has been added in the back behind the porch with a timer for watering plants. Pet friendly park with 2 pets per household.

17. 2025-10-30
    historical
18. 2025-08-18
    price $125,000
19. 2025-05-14
    status Active
20. 2025-05-14
    price $136,000
21. 2025-05-06
    status Pending Sale
22. 2025-03-18
    price $129,999
23. 2025-01-24
    price $139,999
24. 2025-01-17
    status Active
25. 2025-01-14
    status Pending Sale
26. 2024-12-18
    status Active
27. 2024-11-20
    status Pending Sale
28. 2024-11-06
    listed $149,999 Active

ⓘ 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 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: $36,624
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,930
• − Management: −$2,930
• − Depreciation: −$3,636
• Taxable income: $17,626
• Est. tax owed @ 24.0%: −$4,230
• After-tax cash flow: $14,336/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 · 6 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home in Kingsway Gardens is in good condition with minor repairs needed. It offers a good return on investment with updates that can significantly increase its value.

Repairs flagged

• Minor Carpet in living room — Worn appearance
• Minor Paint touch-ups — Paint appears fresh but may need touch-ups

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics
• Both Carpet cleaning — Clean carpet improves comfort and reduces allergens
• Both Landscaping improvements — Enhanced landscaping increases curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Carpet in living room · Worn appearance	Minor	$500–3,000
Paint touch-ups · Paint appears fresh but may need touch-ups	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Carpet cleaning — Clean carpet improves comfort and reduces allergens ↑
• Both Landscaping improvements — Enhanced landscaping increases curb appeal and property value ↑

ⓘ 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

-16.7% since first listed

14 events — show timeline

• 2026-05-05 Price Changed $124,999 CRMLS
• 2026-03-02 Listed $129,888 CRMLS
• 2025-10-30 Listing Removed — CRMLS
• 2025-08-18 Price Changed $125,000 CRMLS
• 2025-05-14 Relisted — CRMLS
• 2025-05-14 Price Changed $136,000 CRMLS
• 2025-05-06 Pending — CRMLS
• 2025-03-18 Price Changed $129,999 CRMLS
• 2025-01-24 Price Changed $139,999 CRMLS
• 2025-01-17 Relisted — CRMLS
• 2025-01-14 Pending — CRMLS
• 2024-12-18 Relisted — CRMLS
• 2024-11-20 Pending — CRMLS
• 2024-11-06 Listed $149,999 CRMLS