610 Fillmore · Pomona, CA 91768

$1,690,000

4 bd · 2.0 ba · 1,600 sqft · MultiFamily public records · 16 Days on market

Built 1960 0.35 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.6/30.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Take advantage of this great 5-unit Commercial investment opportunity! This amazing property has 3 separate living structures with a unit mix of 1 - 3 bed, 1 bath, 2 - 2 bed, 1 bath, and 2 - 1 bed, 1 bath! Each unit has its own garage and washer and dryer hook ups! There is a total of 4 1-car garages and 1 2-car garage for the 3 bedroom unit. The 3 bedroom unit also has it’s own backyard area! There is a long wide driveway going down the middle of the property with an open parking area in the rear giving ample parking for each unit. A majority of the units have been updated with simulated wood porcelain tile floors, countertops, and bathroom tile. There are many amenities nearby including easy freeway access to the 10 & 71 Freeways and close proximity to the Pomona Metro Station and you are just minutes from Downtown Pomona! You are also close to Cal Poly Pomona, The Pomona Fair plex, & the Brackett Field Airport!

Key facts

• Individually metered
• 3 detached buildings
• Private yard

Tags

• 5 UNIT COMMERCIAL INVESTMENT
• 3 DETACHED BUILDINGS
• INDIVIDUALLY METERED
• PRIVATE GARAGES
• WASHER DRYER HOOKUPS
• PRIVATE YARD

Property features AI

Finance

• Other: Rent control applies
• Financial info: Gross scheduled income: $115,572; Total actual rent (current): $9,631 per month; Net operating income: $78,301; Operating expenses: $37,271 (includes insurance $5,200; water/sewer $6,660; trash $4,647; gardener $2,400; new taxes $12,580)

Exterior

• Parking: Total of 6 parking spaces; Individual garage spaces allocated to units (unit-level garage spaces: several units include 1 garage space; one unit includes 2 garage spaces)
• Utilities: Public sewer; District/Public water; Multiple utility meters: five separate electric meters, five separate gas meters, two separate water meters
• Home design: Single-story building; Five separate buildings on site
• Construction: Built year from public records (year not provided)
• Exterior features: No pool; Curbs and sidewalks in the community

Interior

• Kitchen: No specific appliance list provided
• Bedrooms: Five dwelling units: a mix of 1-bed, 2-bed and 3-bed units across the building (unit breakdown: three 1-bed units, two 2-bed units, one 3-bed unit noted across units — see unit-level rents and bed counts)
• Bathrooms: Each unit has one full bathroom
• Interior features: One-level property; Attached property; 2+ common walls
• Laundry & utility: On-site laundry hookups with washer hookup and gas dryer hookup; Tenants pay gas and electricity

What this means for you Summary

Snapshot

• This is a 1×3bd/1ba + 2×2bd/1ba + 2×1bd/1ba units multifamily listed at $1.69M.

Deal economics

• At list price, monthly cash flow is $-4k ($-42k/yr) — negative. Per door: $-702/mo.
• To cash-flow at today's rent, offer at most $1.07M (36.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $900k (46.8% below list).
• Recommended offer: $900k (46.8% below list) — sets the bar for 1% rule.
• Cap rate 3.8% 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: 59 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• At $8,995/mo this rent would consume 142% of the median local household income ($76k/yr) (locally 1403% 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 $12k of loan paydown is wiped out by about $51k 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

• It's been on market 16 days — a 2% lower offer ($1.66M) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y 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 $1.27M; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $899,500 (46.8% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.53% ✗
• Cap rate: 3.80%
• Cash-on-cash: -8.90%
• DSCR: 0.60
• GRM: 15.7

CMA / ARV

• ARV (on-the-fly): $664,000
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1035 Laurel Ave	0.09mi	4/2.0	1,722 (+8%)	6mo	$735,500	$427	78
1242 W Orange Grv	0.34mi	4/2.0	1,443 (-10%)	1mo	$750,000	$520	67
610 W Center	0.45mi	4/2.0	1,791 (+12%)	1mo	$545,000	$304	58
574 Davidson Ln	0.26mi	4/2.0	1,801 (+13%)	11mo	$725,000	$403	58
806 W 4th St	0.74mi	3/2.0 (-1)	1,469 (-8%)	16mo	$610,000	$415	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -32.1%
• Equity multiple: -0.05×
• Total profit: $-497,865
• Equity at exit: $251,984

10-year hold

• IRR: -37.4%
• Equity multiple: -0.53×
• Total profit: $-723,421
• Equity at exit: $146,120

Cash invested: $473,200 (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 91768

• Active inventory: 59
• Price-to-rent: 72.8×

Monthly cashflow live

• Estimated rent: $8,995 medium
• Mortgage (P&I): −$8,863
• Tax from tax record: −$1,048 /mo · $12,581/yr
• Insurance: −$704
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,889
• Net cashflow: $-3,509

Break-even live

Break-even rent $13,437

Max offer price $1,070,109

Occupancy floor —

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,936
▸ 2× units	2	1	$3,616
▸ 2× units	1	1	$3,444
Total (5 units)			$8,995

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: $422,500
• Closing costs: $50,700
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 W Wilson St Pomona, CA	4.0	3.5	2013	$3,250	$1.61	43d	1	0.20mi
761 Lewis St Pomona, CA	3.0	2.5	1726	$7,000	$4.06	20d	1	0.22mi
1318 Jacqueline Dr Pomona, CA	3.0	2.0	1328	$3,500	$2.64	1d	1	0.77mi
1615 California Pl Pomona, CA	4.0	2.5	2046	$7,500	$3.67	12d	1	0.80mi
1339 Nimbus Ct Pomona, CA	3.0	3.0	1500	$3,320	$2.21	10d	1	0.81mi
1501 Stratus Dr Pomona, CA	3.0	3.5	1791	$3,150	$1.76	43d	1	0.84mi
115 E Jefferson Ave Pomona, CA	4.0	1.0	1592	$3,495	$2.20	43d	1	1.00mi
1490 N Park Ave Pomona, CA	3.0	2.0	1376	$3,395	$2.47	43d	1	1.02mi
1543 Mc Comas St Pomona, CA	3.0	2.0	1199	$3,500	$2.92	17d	1	1.05mi
1325 W Grand Ave Unit 3 Pomona, CA	3.0	2.5	1628	$3,350	$2.06	43d	1	1.06mi
1548 Vallecito Pomona, CA	4.0	3.0	2243	$3,800	$1.69	1d	1	1.10mi
1574 N Orange Grove Ave Pomona, CA	3.0	2.0	1330	$4,000	$3.01	43d	1	1.19mi
1036 W Fernleaf Ave Pomona, CA	3.0	3.0	1605	$3,200	$1.99	43d	1	1.25mi
642 W Grand Ave Pomona, CA	4.0	3.0	1689	$3,495	$2.07	17d	1	1.27mi
1331 S Park Ave Unit 1333 Pomona, CA	4.0	2.0	1200	$3,395	$2.83	43d	1	1.31mi
1331 S Park Ave Unit 1333 Pomona, CA	4.0	2.0	1200	$2,959	$2.47	11d	1	1.31mi
1333 S Park Ave Pomona, CA	4.0	2.0	1200	$3,500	$2.92	43d	1	1.31mi
1333 S Park Ave Pomona, CA	4.0	2.0	1200	$3,395	$2.83	24d	1	1.31mi
1908 Grier St Pomona, CA	3.0	1.0	1106	$3,200	$2.89	2d	1	1.50mi

Listing history 12 events

1. 2026-06-18
   days on market $1,690,000 Active 16 DOM
2. 2026-06-17
   days on market $1,690,000 Active 15 DOM
3. 2026-06-16
   days on market $1,690,000 Active 14 DOM
4. 2026-06-15
   days on market $1,690,000 Active 13 DOM
5. 2026-06-13
   days on market $1,690,000 Active 11 DOM
6. 2026-06-13
   days on market $1,690,000 Active 10 DOM
7. 2026-06-09
   days on market $1,690,000 Active 7 DOM
8. 2026-06-08
   days on market $1,690,000 Active 6 DOM
9. 2026-06-07
   days on market $1,690,000 Active 5 DOM
10. 2026-06-04
    days on market $1,690,000 Active 2 DOM
11. 2026-06-02
    remarks 689-char remark
12. 2026-06-02
    listed $1,690,000 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: $12,581 · $1,048/mo
• Projected year-2 tax: $12,844 · $1,070/mo
• Expected delta: +$263/yr (+$22/mo · 2.1%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 20 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: $107,940
• − Mortgage interest: −$94,666
• − Property taxes: −$12,581
• − Insurance: −$8,450
• − Repairs & maintenance: −$8,635
• − Management: −$8,635
• − Depreciation: −$49,164
• Taxable loss: −$74,191
• Est. tax savings @ 24.0%: +$17,806
• After-tax cash flow: $-24,303/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): 34,200
• Household income: $76,041
• Rent vs Own: 44.9% rent · 55.1% own
• Severe rent burden: 1403.0

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 (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 19% White 11% Asian 8% Black 4% Native American 4%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Italian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 31% · Canada, Vietnam, China
• Languages at home: 37% English-only · Spanish 54% Chinese 2% Vietnamese 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: ▼ -784.48%
• Current HPI: 425.8176
• Rent YoY: —
• 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

+98.8% since first listed

24 events — show timeline

• 2026-06-02 Listed $1,690,000 CRMLS
• 2025-09-23 Sold (MLS) $1,275,000 CRMLS
• 2025-08-01 Pending — CRMLS
• 2025-07-15 Listed $1,300,000 CRMLS
• 2024-12-02 Listing Removed — CRMLS
• 2024-10-18 Listed $1,250,000 CRMLS
• 2024-10-18 Coming Soon — CRMLS
• 2022-11-07 Listing Removed — CRMLS
• 2022-10-06 Listed $1,275,000 CRMLS
• 2011-03-18 Listing Removed — CRMLS
• 2010-10-11 Listed $509,900 CRMLS
• 2010-07-31 Listing Removed — CRMLS
• 2010-03-31 Listed $549,900 CRMLS
• 2009-08-30 Listing Removed — CRMLS
• 2009-01-30 Listed $629,900 CRMLS
• 2009-01-02 Listing Removed — CRMLS
• 2008-11-05 Listed $724,900 CRMLS
• 2008-07-31 Listing Removed — CRMLS
• 2008-04-29 Listed $724,900 CRMLS
• 2006-12-07 Sold (Public Records) $650,000 Public Records
• 2006-12-07 Sold (MLS) $650,000 CRMLS
• 2005-12-01 Listed $799,900 CRMLS
• 2005-11-30 Listing Removed — CRMLS
• 2005-05-30 Listed $850,000 CRMLS

Property tax history

+2.5%/yr

Latest (2025): $12,581 · +9.6% YoY. Source: county tax records.