301 E Foothill Blvd #101 · Pomona, CA 91767

$250,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 137 Days on market

Built 1966 Good condition $200/sqft · 75% above area

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Why this score? — see what drove the C+ 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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +5.3/10.0
• Rent growth +4.4/5.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REMODELLED IN 2024!!!! This RARE 3Bed/2Bath in Foothill Village Mobile Home Park is a Classic Universal Manufactured Home with newer laminate flooring through out, functional lighting, and interior paint. The kitchen features newer gas oven and cooktop, laminate countertops, and spacious cabinets. The bathrooms have newer toilets, sinks and faucets, showers and water heater. It has 2 working Swamp Coolers plus window type AC's and heater. The sunlight coming in through the Large Picture Windows brightens the spacious living room that exudes warmth and charm! Included in the remodeling is the new skirting around the entire home and the upgraded Steel Roof. The nice Side Yard and Patio is the perfect place to entertain family and friends to an afternoon tea or BBQ! The convenient Tandem Parking in the carport is a plus! Foothill Village Mobile Home Park is a 55/40 + community conveniently located near Freeways, Public Transportation, Hospitals, Shops, and Restaurants with amenities such as Swimming Pool, Clubhouse, Library, and Community Laundry. For your Guests, there's ample amount of Parking! Why rent when you can have a Home you can call your own? This could be the Home you've been dreaming of! Buyer and Buyer's Agent to perform due diligence on the accuracy of the information provided in this Listing.

Key facts

• Newer toilets
• Newer faucets
• Newer gas oven

Tags

• NEWER LAMINATE FLOORING
• NEWER GAS OVEN
• NEWER TOILETS
• NEWER SINKS
• NEWER FAUCETS
• NEWER WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• Claremont Unified (suburban): math 50% / reading 64% proficiency, ranked #259 of 1,400 in CA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+7.4%/yr); 87 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 45% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $8k 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 + 7.4% rent growth), your $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $130k; list at $250k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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 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. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $143,163
• List price: $250,000
• Delta: 74.63%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3727 Equation Rd #106	0.05mi	3/2.0	1,176 (-6%)	10mo	$205,000	$174	80
3727 Equation Rd #3	0.05mi	3/2.0	1,344 (+8%)	16mo	$125,000	$93	72
301 E Foothill Blvd #13	0.06mi	2/2.0 (-1)	1,176 (-6%)	23mo	$130,000	$111	64
301 E Foothill Blvd #2	0.11mi	2/2.0 (-1)	1,080 (-14%)	10mo	$200,000	$185	59
3727 Equation Rd #48	0.05mi	2/2.0 (-1)	1,080 (-14%)	21mo	$198,600	$184	52
3800 Bradford St #250	0.63mi	2/2.0 (-1)	1,296 (+4%)	15mo	$258,000	$199	46
3945 Bradford St #20	0.67mi	2/2.0 (-1)	1,392 (+12%)	8mo	$230,000	$165	38

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 · 7.41% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $11,457
• Equity at exit: $37,276

10-year hold

• IRR: 17.3%
• Equity multiple: 2.73×
• Total profit: $120,828
• Equity at exit: $21,615

Cash invested: $70,000 (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 91767

• Rents YoY: 7.4%
• Active inventory: 87
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,947 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $601

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 75%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3636 Sumner Ave #210 Pomona, CA	2.0	2.0	1290	$2,400	$1.86	6d	1	0.20mi
150 Drake St Pomona, CA	2.0	2.0	924	$2,514	$2.72	1d	2	0.39mi
235 W Grove St Pomona, CA	1.0–2.0	1.0–2.0	800	$2,576	$3.22	1d	10	0.48mi
3054 Gladstone St #4 Pomona, CA	2.0	1.0	933	$2,500	$2.68	7d	1	0.50mi
1051 Amador St Claremont, CA	3.0	2.0	1469	$4,200	$2.86	1d	1	0.58mi
450 W Foothill Blvd Pomona, CA	2.0	1.0–2.0	773	$2,565	$3.32	1d	8	0.60mi
2958 Gramercy St Pomona, CA	3.0	2.0	1364	$3,350	$2.46	6d	1	0.68mi
2577 Sycamore Dr La Verne, CA	3.0	2.0	1350	$2,895	$2.14	44d	1	0.74mi
795 Hazel Way Pomona, CA	3.0	3.0	1401	$3,100	$2.21	10d	1	0.88mi
2429 College Ln La Verne, CA	2.0	1.0	836	$2,350	$2.81	44d	1	0.93mi
3816 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,300	$2.65	19d	1	0.94mi
2771 N Garey Ave Pomona, CA	1.0–3.0	1.0–2.0	1065	$3,522	$3.31	1d	8	0.97mi
2870 N Towne Ave Pomona, CA	2.0	1.0–2.0	725	$2,500	$3.45	5d	4	0.98mi
3836 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,500	$2.82	44d	1	0.99mi
3748 Verdana Cir La Verne, CA	3.0	3.0	1493	$4,500	$3.01	15d	1	1.01mi
2728 Crozier Ct Pomona, CA	3.0	3.0	1497	$3,295	$2.20	1d	1	1.01mi
2366 Lomeli Ln La Verne, CA	2.0	1.0	836	$2,470	$2.95	44d	1	1.02mi
2707 Erebus Ct Pomona, CA	3.0	3.0	1497	$3,400	$2.27	44d	1	1.02mi
2408 Pepper St La Verne, CA	2.0	1.0	836	$2,650	$3.17	24d	1	1.03mi
708 Santa Barbara Dr W Claremont, CA	3.0	2.0	1400	$3,100	$2.21	15d	1	1.08mi
1365 Lafayette Rd Unit C Claremont, CA	2.0	1.0	900	$2,750	$3.06	3d	1	1.11mi
245 E Grevillia St Pomona, CA	2.0	1.0	988	$2,400	$2.43	44d	1	1.18mi
2559 Yorkshire Way Pomona, CA	2.0	2.0	1100	$2,400	$2.18	24d	1	1.24mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	44d	1	1.27mi
2064 Evergreen St La Verne, CA	2.0	2.0	960	$2,400	$2.50	17d	1	1.28mi
2042 Evergreen St La Verne, CA	2.0	1.0	825	$2,150	$2.61	44d	1	1.30mi
167 N Cambridge Ave Unit 149 Claremont, CA	2.0	2.0	1100	$2,595	$2.36	7d	1	1.36mi
145 N Cambridge Ave Unit 129 Claremont, CA	2.0	2.0	1045	$2,850	$2.73	44d	1	1.37mi
114 N Mountain Ave Unit 114 Claremont, CA	2.0	2.0	1045	$2,850	$2.73	24d	1	1.37mi
1250 N Indian Hill Blvd Claremont, CA	2.0	2.0	1000	$2,375	$2.38	5d	1	1.46mi
1825 Foothill Blvd La Verne, CA	1.0–2.0	1.0–2.0	878	$2,861	$3.26	1d	15	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $250,000 Active 137 DOM
2. 2026-06-17
   days on market $250,000 Active 136 DOM
3. 2026-06-16
   days on market $250,000 Active 135 DOM
4. 2026-06-15
   days on market $250,000 Active 134 DOM
5. 2026-06-13
   days on market $250,000 Active 132 DOM
6. 2026-06-13
   days on market $250,000 Active 131 DOM
7. 2026-06-09
   days on market $250,000 Active 128 DOM
8. 2026-06-08
   days on market $250,000 Active 127 DOM
9. 2026-06-07
   days on market $250,000 Active 126 DOM
10. 2026-06-04
    days on market $250,000 Active 123 DOM
11. 2026-06-03
    days on market $250,000 Active 122 DOM
12. 2026-06-02
    days on market $250,000 Active 121 DOM
13. 2026-06-01
    days on market $250,000 Active 120 DOM
14. 2026-05-31
    days on market $250,000 Active 119 DOM
15. 2026-02-01
    listed $250,000 Active 1325-char remark

    Show marketing remark (1325 chars)

    REMODELLED IN 2024!!!! This RARE 3Bed/2Bath in Foothill Village Mobile Home Park is a Classic Universal Manufactured Home with newer laminate flooring through out, functional lighting, and interior paint. The kitchen features newer gas oven and cooktop, laminate countertops, and spacious cabinets. The bathrooms have newer toilets, sinks and faucets, showers and water heater. It has 2 working Swamp Coolers plus window type AC's and heater. The sunlight coming in through the Large Picture Windows brightens the spacious living room that exudes warmth and charm! Included in the remodeling is the new skirting around the entire home and the upgraded Steel Roof. The nice Side Yard and Patio is the perfect place to entertain family and friends to an afternoon tea or BBQ! The convenient Tandem Parking in the carport is a plus! Foothill Village Mobile Home Park is a 55/40 + community conveniently located near Freeways, Public Transportation, Hospitals, Shops, and Restaurants with amenities such as Swimming Pool, Clubhouse, Library, and Community Laundry. For your Guests, there's ample amount of Parking! Why rent when you can have a Home you can call your own? This could be the Home you've been dreaming of! Buyer and Buyer's Agent to perform due diligence on the accuracy of the information provided in this Listing.

16. 2025-09-23
    historical
17. 2025-08-06
    listed $259,000 Active
18. 2024-04-12
    soldstatus $130,000 Closed Sale
19. 2024-03-18
    historical Active Under Contract
20. 2024-02-29
    price $130,000
21. 2023-12-07
    listed $139,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 17 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: $35,369
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,830
• − Management: −$2,830
• − Depreciation: −$7,273
• Taxable income: $3,434
• Est. tax owed @ 24.0%: −$824
• After-tax cash flow: $6,385/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 remodeled 3-bedroom, 2-bathroom manufactured home in Foothill Village Mobile Home Park is in good condition with recent updates, making it a great investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Updating the flooring in the bathrooms — Newer flooring in bathrooms improves functionality and appearance.
• Both Upgrading the kitchen appliances — Modernizing the kitchen with new appliances would attract more buyers and renters.
• Both Installing new lighting fixtures — Fresh lighting enhances the home's ambiance and safety.
• Both Landscaping the front yard — A well-maintained front yard improves curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Newer flooring in bathrooms improves functionality and appearance. ↑
• Both Upgrading the kitchen appliances — Modernizing the kitchen with new appliances would attract more buyers and renters. ↑
• Both Installing new lighting fixtures — Fresh lighting enhances the home's ambiance and safety. ↑
• Both Landscaping the front yard — A well-maintained front yard improves curb appeal and adds value to the property. ↑

ⓘ 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: Claremont Unified
• NCES district ID: 0608760
• Math proficiency: 50% ▼ -1.00%
• Reading proficiency: 64% ▬ 0.00%
• Median HH income: $80,091
• Composite: 53.17/100
• National rank: #3209
• State rank: #259 of 1400 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): 49,152
• Household income: $79,245
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 2224.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 20% White 13% Asian 9% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 61%
• Common ancestry: Italian 1% Lithuanian 1% Russian 1%
• Foreign-born: 29% · Canada, China, South Korea
• Languages at home: 42% English-only · Spanish 48% Chinese 3% Korean 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: ▼ -655.99%
• Current HPI: 486.823
• Rent YoY: ▲ 7.41%
• 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

+78.7% since first listed

7 events — show timeline

• 2026-02-01 Listed $250,000 CRMLS
• 2025-09-23 Listing Removed — CRMLS
• 2025-08-06 Listed $259,000 CRMLS
• 2024-04-12 Sold (MLS) $130,000 CRMLS
• 2024-03-18 Contingent — CRMLS
• 2024-02-29 Price Changed $130,000 CRMLS
• 2023-12-07 Listed $139,900 CRMLS