301 E Foothill Blvd E #39 · Pomona, CA 91767

$165,500

2 bd · 2.0 ba · 1,040 sqft · Manufactured · 177 Days on market

Built 1982 Excellent condition $159/sqft · 23% above area Est $134k · 23% over

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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 +5.3/10.0
• Condition / age +4.8/5.0
• Rent growth +4.4/5.0
• Livability +2.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

"ALL NEW UPGRADES" Pomona 55+ Dream Home with affordable low rent. This senior mobile home in Pomona is completely renovated and located in a very affordable park. Enjoy a modern, move -in- ready lifestyle with zero worry. Mayor system upgrades include NEW Plumbing, NEW insulation and new AC units. The interior shines with a New kitchen, New bathrooms fixtures, furniture and showers. Beautiful tile flooring and fresh pain inside and outside and much more upgrades to see. Don't pay high rent when you can own this fully-refreshed, energy efficient gem! Act Fast-a home this turn-key and affordable is a rare find.

Key facts

• New plumbing
• New kitchen
• New ac units

Tags

• NEW PLUMBING
• NEW INSULATION
• NEW AC UNITS
• NEW KITCHEN
• NEW BATHROOMS FIXTURES
• TILE FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $166k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $166k).
• Recommended offer: $146k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 41% 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($146k) 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: 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 $145,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 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 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?
5. 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?
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: 1.65% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.31%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

• ARV (median comp): $134,242
• List price: $165,500
• Delta: 23.28%
• 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
301 E Foothill Blvd #2	0.10mi	2/2.0	1,080 (+4%)	10mo	$200,000	$185	81
301 Foothill Blvd #27	0.00mi	3/2.0 (+1)	1,040 (0%)	20mo	$140,000	$135	78
3727 Equation Rd #48	0.09mi	2/2.0	1,080 (+4%)	21mo	$198,600	$184	72
301 E Foothill Blvd #28	0.00mi	2/1.0	936 (-10%)	9mo	$152,500	$163	71
3727 Equation Rd #106	0.09mi	3/2.0 (+1)	1,176 (+13%)	10mo	$205,000	$174	61
301 E Foothill Blvd #13	0.00mi	2/2.0	1,176 (+13%)	23mo	$130,000	$111	59
3945 Bradford #51	0.71mi	2/1.0	984 (-5%)	21mo	$60,000	$61	36

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: 25.0%
• Equity multiple: 2.09×
• Total profit: $50,608
• Equity at exit: $24,677

10-year hold

• IRR: 35.4%
• Equity multiple: 4.98×
• Total profit: $184,518
• Equity at exit: $14,309

Cash invested: $46,340 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,734 high
• Mortgage (P&I): −$868
• Tax est. 1.5%: −$207 /mo · $2,482/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $1,016

Break-even live

Break-even rent $1,448

Max offer price $165,500

Occupancy floor 58%

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: $41,375
• Closing costs: $4,965
• Reserves months: —
• Total cash needed: —

Rent comps 32 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	0.15mi
150 Drake St Pomona, CA	2.0	2.0	924	$2,514	$2.72	1d	2	0.43mi
235 W Grove St Pomona, CA	1.0–2.0	1.0–2.0	800	$2,576	$3.22	1d	10	0.52mi
1051 Amador St Claremont, CA	3.0	2.0	1469	$4,200	$2.86	1d	1	0.53mi
3054 Gladstone St #4 Pomona, CA	2.0	1.0	933	$2,500	$2.68	7d	1	0.53mi
2855 Foothill Blvd La Verne, CA	1.0	1.0	765	$2,622	$3.43	1d	3	0.57mi
450 W Foothill Blvd Pomona, CA	2.0	1.0–2.0	773	$2,565	$3.32	1d	8	0.66mi
2958 Gramercy St Pomona, CA	3.0	2.0	1364	$3,350	$2.46	6d	1	0.71mi
2577 Sycamore Dr La Verne, CA	3.0	2.0	1350	$2,895	$2.14	43d	1	0.80mi
795 Hazel Way Pomona, CA	3.0	3.0	1401	$3,100	$2.21	10d	1	0.86mi
2870 N Towne Ave Pomona, CA	2.0	1.0–2.0	725	$2,500	$3.45	4d	4	0.95mi
2771 N Garey Ave Pomona, CA	1.0–3.0	1.0–2.0	1065	$2,930	$2.75	1d	8	0.98mi
2429 College Ln La Verne, CA	2.0	1.0	836	$2,350	$2.81	43d	1	0.98mi
3816 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,300	$2.65	18d	1	0.99mi
708 Santa Barbara Dr W Claremont, CA	3.0	2.0	1400	$3,100	$2.21	15d	1	1.02mi
2707 Erebus Ct Pomona, CA	3.0	3.0	1497	$3,400	$2.27	43d	1	1.04mi
2728 Crozier Ct Pomona, CA	3.0	3.0	1497	$3,295	$2.20	1d	1	1.04mi
3836 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,500	$2.82	43d	1	1.04mi
1365 Lafayette Rd Unit C Claremont, CA	2.0	1.0	900	$2,750	$3.06	2d	1	1.05mi
3748 Verdana Cir La Verne, CA	3.0	3.0	1493	$4,500	$3.01	15d	1	1.06mi
2366 Lomeli Ln La Verne, CA	2.0	1.0	836	$2,470	$2.95	43d	1	1.07mi
2408 Pepper St La Verne, CA	2.0	1.0	836	$2,650	$3.17	24d	1	1.09mi
2710 N Towne Ave Pomona, CA	1.0	1.0	770	$2,635	$3.42	1d	11	1.11mi
245 E Grevillia St Pomona, CA	2.0	1.0	988	$2,400	$2.43	43d	1	1.19mi
2559 Yorkshire Way Pomona, CA	2.0	2.0	1100	$2,400	$2.18	24d	1	1.22mi
167 N Cambridge Ave Unit 149 Claremont, CA	2.0	2.0	1100	$2,595	$2.36	7d	1	1.32mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	43d	1	1.33mi
145 N Cambridge Ave Unit 129 Claremont, CA	2.0	2.0	1045	$2,850	$2.73	43d	1	1.33mi
2064 Evergreen St La Verne, CA	2.0	2.0	960	$2,400	$2.50	17d	1	1.33mi
114 N Mountain Ave Unit 114 Claremont, CA	2.0	2.0	1045	$2,850	$2.73	24d	1	1.34mi
2042 Evergreen St La Verne, CA	2.0	1.0	825	$2,150	$2.61	43d	1	1.36mi
1250 N Indian Hill Blvd Claremont, CA	2.0	2.0	1000	$2,375	$2.38	5d	1	1.41mi

Listing history 8 events

1. 2026-06-01
   days on market $165,500 Active 177 DOM
2. 2026-05-31
   days on market $165,500 Active 176 DOM
3. 2026-04-12
   price $165,500 628-char remark

   Show marketing remark (628 chars)

   "ALL NEW UPGRADES" Pomona 55+ Dream Home with affordable low rent. This senior mobile home in Pomona is completely renovated and located in a very affordable park. Enjoy a modern, move -in- ready lifestyle with zero worry. Mayor system upgrades include NEW Plumbing, NEW insulation and new AC units. The interior shines with a New kitchen, New bathrooms fixtures, furniture and showers. Beautiful tile flooring and fresh pain inside and outside and much more upgrades to see. Don't pay high rent when you can own this fully-refreshed, energy efficient gem! Act Fast-a home this turn-key and affordable is a rare find.

4. 2026-04-10
   price $159,900 628-char remark

   Show marketing remark (628 chars)

   "ALL NEW UPGRADES" Pomona 55+ Dream Home with affordable low rent. This senior mobile home in Pomona is completely renovated and located in a very affordable park. Enjoy a modern, move -in- ready lifestyle with zero worry. Mayor system upgrades include NEW Plumbing, NEW insulation and new AC units. The interior shines with a New kitchen, New bathrooms fixtures, furniture and showers. Beautiful tile flooring and fresh pain inside and outside and much more upgrades to see. Don't pay high rent when you can own this fully-refreshed, energy efficient gem! Act Fast-a home this turn-key and affordable is a rare find.

5. 2026-02-21
   price $165,900 628-char remark

   Show marketing remark (628 chars)

   "ALL NEW UPGRADES" Pomona 55+ Dream Home with affordable low rent. This senior mobile home in Pomona is completely renovated and located in a very affordable park. Enjoy a modern, move -in- ready lifestyle with zero worry. Mayor system upgrades include NEW Plumbing, NEW insulation and new AC units. The interior shines with a New kitchen, New bathrooms fixtures, furniture and showers. Beautiful tile flooring and fresh pain inside and outside and much more upgrades to see. Don't pay high rent when you can own this fully-refreshed, energy efficient gem! Act Fast-a home this turn-key and affordable is a rare find.

6. 2025-12-06
   listed $168,000 Active 628-char remark

   Show marketing remark (628 chars)

   "ALL NEW UPGRADES" Pomona 55+ Dream Home with affordable low rent. This senior mobile home in Pomona is completely renovated and located in a very affordable park. Enjoy a modern, move -in- ready lifestyle with zero worry. Mayor system upgrades include NEW Plumbing, NEW insulation and new AC units. The interior shines with a New kitchen, New bathrooms fixtures, furniture and showers. Beautiful tile flooring and fresh pain inside and outside and much more upgrades to see. Don't pay high rent when you can own this fully-refreshed, energy efficient gem! Act Fast-a home this turn-key and affordable is a rare find.

7. 2025-10-03
   historical
8. 2025-07-10
   listed $140,000 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: $32,807
• − Mortgage interest: −$9,271
• − Property taxes: −$2,482
• − Insurance: −$828
• − Repairs & maintenance: −$2,625
• − Management: −$2,625
• − Depreciation: −$4,815
• Taxable income: $10,163
• Est. tax owed @ 24.0%: −$2,439
• After-tax cash flow: $9,754/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

Excellent 95/100 None rehab

This fully-renovated mobile home in Pomona is move-in ready with modern upgrades and a turn-key lifestyle.

Value-add opportunities

• Both Paint exterior — Fresh paint can enhance curb appeal and value
• Both Replace outdoor lighting — Modern lighting can improve safety and aesthetics
• Both Upgrade window treatments — New curtains or blinds can add value and privacy

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint can enhance curb appeal and value ↑
• Both Replace outdoor lighting — Modern lighting can improve safety and aesthetics ↑
• Both Upgrade window treatments — New curtains or blinds can add value and privacy ↑

ⓘ 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

+18.2% since first listed

6 events — show timeline

• 2026-04-12 Price Changed $165,500 CRMLS
• 2026-04-10 Price Changed $159,900 CRMLS
• 2026-02-21 Price Changed $165,900 CRMLS
• 2025-12-06 Listed $168,000 CRMLS
• 2025-10-03 Listing Removed — CRMLS
• 2025-07-10 Listed $140,000 CRMLS