995 Pomona Rd #78 · Corona, CA 92882

$140,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 61 Days on market

Built 1977 $104/sqft · 20% below area Est $175k · 20% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you’ve been looking for a home with room to breathe, this 4-bedroom, 2-bath manufactured home offers one of the best layouts in the community. Enjoy a welcoming covered front porch, fresh exterior paint, and a spacious interior designed for comfortable living. With rare 4-car parking, there’s room for family, guests, and more. Located in a convenient West Corona community close to shopping, schools, and freeway access. A great opportunity to own space without compromise. Rare large manufactured home in all-ages community! 4 Bedrooms / 2 Baths 4-Car Parking (very rare) Covered front porch entry Fresh exterior paint Spacious interior layout Full kitchen Great space, great location, great potential.

Key facts

• Covered front porch
• Full kitchen
• Great location

Tags

• COVERED FRONT PORCH
• RARE 4-CAR PARKING
• FRESH EXTERIOR PAINT
• SPACIOUS INTERIOR LAYOUT
• FULL KITCHEN
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.5% vs local median 2.9% in Corona — 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 63/100 on livability (#461 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A-; Watch: commute C-, health & safety D, amenities F.
• Corona-Norco Unified (suburban): math 46% / reading 61% proficiency, ranked #312 of 1,400 in CA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.4%/yr); 126 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 38% 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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 B-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: 2.38% ✓
• Cap rate: 20.53%
• Cash-on-cash: 50.86%
• DSCR: 3.26
• GRM: 3.5

CMA / ARV

• ARV (median comp): $175,000
• List price: $140,000
• Delta: -20.00%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
995 Pomona Rd Spc 11	0.04mi	3/2.0	1,344 (0%)	7mo	$125,000	$93	92
995 Pomona Rd #86	0.04mi	3/2.0	1,440 (+7%)	22mo	$125,000	$87	68
1225 W 8th St #45	0.64mi	3/2.0	1,320 (-2%)	20mo	$148,000	$112	50
995 Pomona Rd #47	0.04mi	2/1.0 (-1)	1,152 (-14%)	19mo	$75,000	$65	49
307 S Smith Ave #88	0.75mi	3/2.0	1,352 (+1%)	20mo	$183,000	$135	47
307 S Smith Ave #67	0.75mi	2/2.0 (-1)	1,440 (+7%)	2mo	$175,000	$122	47
307 S Smith Ave #5	0.75mi	2/2.0 (-1)	1,440 (+7%)	2mo	$170,000	$118	47
307 S Smith Ave #41	0.75mi	2/2.0 (-1)	1,344 (0%)	20mo	$149,900	$112	43
307 S Smith Ave #70	0.75mi	3/2.0	1,440 (+7%)	13mo	$185,000	$128	43
307 S Smith Ave #48	0.75mi	3/2.0	1,152 (-14%)	23mo	$156,000	$135	22
307 S Smith Ave #34	0.75mi	4/2.0 (+1)	1,536 (+14%)	24mo	$153,000	$100	17

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 · 1.45% rent growth · sell at horizon

5-year hold

• IRR: 46.9%
• Equity multiple: 2.99×
• Total profit: $78,073
• Equity at exit: $20,874

10-year hold

• IRR: 52.0%
• Equity multiple: 5.70×
• Total profit: $184,119
• Equity at exit: $12,105

Cash invested: $39,200 (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 92882

• Rents YoY: 1.4%
• Active inventory: 126
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $3,328 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$699
• Net cashflow: $1,661

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,758	-5% $1,710	+0% $1,661	+5% $1,613	+10% $1,565
Rent	-10% $1,399	-5% $1,530	+0% $1,661	+5% $1,793	+10% $1,924
Rate	-1.0pp $1,732	-0.5pp $1,697	base $1,661	+0.5pp $1,625	+1.0pp $1,588

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1242 D St Corona, CA	4.0	2.0	1246	$2,995	$2.40	15d	1	0.51mi
211 W Rincon St Corona, CA	1.0–2.0	1.0–2.0	936	$3,005	$3.21	0d	14	0.73mi
111 W Harrison St Corona, CA	1.0–2.0	1.0–2.0	900	$3,160	$3.51	0d	16	0.75mi
418 N Main St Corona, CA	1.0–2.0	1.0–2.0	999	$2,940	$2.94	0d	14	0.77mi
646 Savi Dr #102 Corona, CA	3.0	3.5	1542	$3,200	$2.08	25d	1	0.77mi
646 Savi Dr #103 Corona, CA	3.0	2.5	1613	$3,250	$2.01	25d	1	0.77mi
763 Savi Dr Corona, CA	3.0	2.5	1675	$3,500	$2.09	25d	1	0.77mi
937 Savi Dr Corona, CA	3.0	3.5	1542	$3,200	$2.08	25d	1	0.79mi
901 S Smith Ave Corona, CA	2.0	2.0	985	$1,950	$1.98	44d	1	0.83mi
604 W 10th St Unit 1 Corona, CA	3.0	2.0	1450	$2,595	$1.79	17d	1	0.84mi
461 River Rd Unit 473-B Corona, CA	2.0	1.5	1072	$2,100	$1.96	17d	1	0.91mi
928 N Vicentia Ave Unit C Corona, CA	2.0	1.5	1050	$2,100	$2.00	6d	1	1.01mi
931 Rebecca Way Corona, CA	1.0–2.0	1.0–2.0	766	$2,485	$3.24	0d	8	1.01mi
985 Samar Ct Corona, CA	2.0	2.0	945	$2,208	$2.34	6d	3	1.04mi
1617 Toyon Pl Corona, CA	3.0	2.0	1497	$3,490	$2.33	3d	1	1.20mi
1704 Lorraine Dr Unit 2 Corona, CA	3.0	2.0	1176	$3,599	$3.06	44d	1	1.32mi
1705 Lorraine Ave Corona, CA	3.0	2.0	1429	$4,349	$3.04	44d	1	1.33mi
1734 Lorraine Dr Unit 2 Corona, CA	3.0	2.0	1176	$3,649	$3.10	44d	1	1.34mi
929 E Grand Blvd Corona, CA	2.0	1.5	1425	$2,800	$1.96	3d	1	1.35mi
1735 Lorraine Dr Unit 2 Corona, CA	3.0	2.0	1176	$3,869	$3.29	44d	1	1.36mi
680 Susanne St Unit 2 Corona, CA	3.0	2.0	1176	$3,619	$3.08	44d	1	1.37mi
662 Susanne St Corona, CA	4.0	2.5	1631	$4,249	$2.61	44d	1	1.37mi
662 Susanne St Unit 2 Corona, CA	3.0	2.0	1176	$3,669	$3.12	44d	1	1.38mi
1762 Taylor Ave Corona, CA	4.0	2.5	1631	$4,259	$2.61	44d	1	1.39mi
639 W Citron St Corona, CA	3.0	2.0	1429	$4,099	$2.87	44d	1	1.39mi
629 Citron St Unit 2 Corona, CA	3.0	2.0	1176	$3,639	$3.09	25d	1	1.40mi
619 W Citron St Corona, CA	4.0	2.5	1631	$4,289	$2.63	25d	1	1.40mi
990 Margarita Dr Corona, CA	2.0	2.0	888	$2,185	$2.46	0d	1	1.43mi
1700 Via Pacifica Corona, CA	3.0	1.0–2.0	900	$3,299	$3.67	0d	27	1.44mi
1428 Camelot Dr Corona, CA	3.0	1.5	1495	$2,800	$1.87	19d	1	1.45mi
1258 Biltmore Cir Corona, CA	4.0	3.0	1761	$3,900	$2.21	25d	1	1.49mi
810 Pine St Corona, CA	3.0	2.0	1000	$2,700	$2.70	22d	1	1.49mi
1538 Via del Rio Corona, CA	3.0	1.5	1495	$3,050	$2.04	44d	1	1.50mi
1538 Via del Rio Corona, CA	3.0	2.0	1495	$3,050	$2.04	6d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $140,000 Active 61 DOM
2. 2026-06-17
   days on market $140,000 Active 60 DOM
3. 2026-06-16
   days on market $140,000 Active 59 DOM
4. 2026-06-15
   days on market $140,000 Active 58 DOM
5. 2026-06-13
   days on market $140,000 Active 56 DOM
6. 2026-06-13
   days on market $140,000 Active 55 DOM
7. 2026-06-09
   days on market $140,000 Active 52 DOM
8. 2026-06-08
   days on market $140,000 Active 51 DOM
9. 2026-06-07
   days on market $140,000 Active 50 DOM
10. 2026-06-04
    days on market $140,000 Active 47 DOM
11. 2026-06-03
    days on market $140,000 Active 46 DOM
12. 2026-06-02
    days on market $140,000 Active 45 DOM
13. 2026-06-01
    days on market $140,000 Active 44 DOM
14. 2026-05-31
    days on market $140,000 Active 43 DOM
15. 2026-04-18
    listed $140,000 Active 729-char remark

    Show marketing remark (729 chars)

    If you’ve been looking for a home with room to breathe, this 4-bedroom, 2-bath manufactured home offers one of the best layouts in the community. Enjoy a welcoming covered front porch, fresh exterior paint, and a spacious interior designed for comfortable living. With rare 4-car parking, there’s room for family, guests, and more. Located in a convenient West Corona community close to shopping, schools, and freeway access. A great opportunity to own space without compromise. Rare large manufactured home in all-ages community! 4 Bedrooms / 2 Baths 4-Car Parking (very rare) Covered front porch entry Fresh exterior paint Spacious interior layout Full kitchen Great space, great location, great potential.

16. 2009-07-19
    historical
17. 2009-01-20
    listed $89,900

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,934
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$3,195
• − Management: −$3,195
• − Depreciation: −$4,073
• Taxable income: $18,830
• Est. tax owed @ 24.0%: −$4,519
• After-tax cash flow: $15,419/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: Corona-Norco Unified
• NCES district ID: 0609850
• Math proficiency: 46% ▲ 1.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $83,380
• Composite: 50.72/100
• National rank: #3920
• State rank: #312 of 1400 in CA

Livability — Corona

• Score: 63/100
• State rank: #461
• US rank: #15787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corona, CA
• County: Riverside County · 2,287,001 people
• City population: 188,369
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 68,715
• Household income: $104,457
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 1971.0

Population outlook (Riverside County) Hauer SSP2

• Today (2025): 2,664,475 people
• By 2030: 2,802,692 · +5.2%
• By 2040: 3,050,904 · +14.5%
• By 2050: 3,256,783 · +22.2%
• By 2075: 3,655,058 · +37.2%
• By 2100: 3,766,594 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 52% White 31% Two or more races 17% Asian 9% Black 4%
• Hispanic origin (detail): Mexican 44% Puerto Rican 1%
• Common ancestry: Italian 4% Romanian 1% Portuguese 1%
• Foreign-born: 24% · Canada, South Korea, China
• Languages at home: 54% English-only · Spanish 36% Other Indo-European 3% Arabic 2%

Political lean MEDSL · Riverside

• 2024 margin: Toss-up / Even · D 48.0% · R 49.3% · Other 2.6%
• 2008→2024 swing: -3.6pp toward R · 2008: 2.3pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: D+8.0 2016: D+4.3 2012: R+0.4 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -707.65%
• Current HPI: 367.5939
• Rent YoY: ▲ 1.45%
• Metro: Riverside-San Bernardino-Ontario, 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

+55.7% since first listed

3 events — show timeline

• 2026-04-18 Listed $140,000 CRMLS
• 2009-07-19 Listing Removed — CRMLS
• 2009-01-20 Listed $89,900 CRMLS

Property tax history

-10.5%/yr

Latest (2025): $190 · +4.3% YoY. Source: county tax records.