633 E Mission Blvd · Pomona, CA 91766

$410,000

3 bd · 2.5 ba · 1,634 sqft · Townhouse · 5 Days on market

Built 2026 Excellent condition $251/sqft · 31% below area Est $591k · 31% under

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Why this score? — see what drove the D 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 +15.0/15.0
• Cash flow +9.2/30.0
• Condition / age +4.8/5.0
• Rent growth +2.9/5.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Move-In-Date: QUICK MOVE IN 3 Bedrooms, 2.5 Baths Approx. 1,634 Sq. Ft. Moderate Income Restricted - Please see Sales Counselor for details!

Key facts

• 3 parking spots
• Built 2026
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $410k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-308 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $365k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (22.0% below list).
• Recommended offer: $320k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.7% 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: crime F, amenities F, cost of living 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.
• Zoned schools: Washington Elementary (600 students, 95% FRL); Simons Middle (math 12% / reading 35%, grade F, #370 of 498 statewide, top 75%, 636 students, 97% FRL); Garey High (1,666 students, 96% FRL) — zoned schools average 96% FRL vs 73% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.7%/yr); 169 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 82d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $3,196/mo this rent would consume 47% of the median local household income ($82k/yr) — 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 $3k of loan paydown is wiped out by about $12k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $319,645 (22.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.78% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.22%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $591,204
• List price: $410,000
• Delta: -30.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
629 E Mission	0.00mi	3/2.5	1,634 (0%)	3mo	$599,990	$367	98
441 S Eleanor St	0.03mi	3/2.5	1,634 (0%)	3mo	$599,990	$367	96
427 S Eleanor St	0.04mi	3/2.5	1,634 (0%)	4mo	$599,990	$367	95
415 S Eleanor St	0.04mi	3/2.5	1,634 (0%)	4mo	$599,990	$367	94
1021 S Reservoir	0.73mi	3/2.5	1,659 (+2%)	1mo	$600,000	$362	62
1021 S Reservoir	0.73mi	3/2.5	1,659 (+2%)	9mo	$510,000	$307	56
353 E Phillips	0.74mi	3/3.0	1,474 (-10%)	1mo	$540,000	$366	46
331 E Phillips	0.74mi	3/2.5	1,474 (-10%)	10mo	$535,000	$363	41
369 E Phillips Blvd	0.74mi	3/2.5	1,474 (-10%)	10mo	$515,000	$349	41

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 · 1.66% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.21×
• Total profit: $-90,273
• Equity at exit: $61,132

10-year hold

• IRR: -21.7%
• Equity multiple: -0.05×
• Total profit: $-120,678
• Equity at exit: $35,449

Cash invested: $114,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 32 active · 8 under contract
• Months of supply: 27.4 mo (4%/mo absorbed)
• Median asking: $619,495 ($379/sqft)
• Median days on market: 71 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -4.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 91766

• Rents YoY: 1.7%
• Active inventory: 169
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,196 high
• Mortgage (P&I): −$2,150
• Tax est. 1.5%: −$512 /mo · $6,150/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$671
• Net cashflow: $-308

Break-even live

Break-even rent $3,587

Max offer price $365,400

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-167	+0% $-308	+5% $-450	+10% $-592
Rent	-10% $-561	-5% $-434	+0% $-308	+5% $-182	+10% $-56
Rate	-1.0pp $-102	-0.5pp $-204	base $-308	+0.5pp $-414	+1.0pp $-523

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: $102,500
• Closing costs: $12,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
652 4th St Pomona, CA	3.0	3.0	1634	$3,400	$2.08	81d	1	0.01mi
891 E 6th St Pomona, CA	3.0	1.0	1996	$3,200	$1.60	127d	1	0.28mi
180 E Monterey Ave Pomona, CA	2.0	1.0–2.0	729	$2,575	$3.53	0d	19	0.35mi
580 E 12th St Pomona, CA	4.0	3.0	1625	$3,685	$2.27	94d	1	0.51mi
770 E 12th St Pomona, CA	3.0	2.0	1317	$3,000	$2.28	82d	1	0.52mi
783 E Grand Ave Unit 783 Pomona, CA	3.0	2.0	1220	$2,995	$2.45	72d	1	0.55mi
728 E Grand Ave Unit 757 Pomona, CA	3.0	2.0	1100	$2,450	$2.23	184d	1	0.58mi
1140 S San Antonio Ave Pomona, CA	2.0	1.0	1100	$2,450	$2.23	53d	1	0.62mi
1077 Camellia Ct Pomona, CA	3.0	3.0	1676	$3,300	$1.97	10d	1	0.62mi
1077 Camellia Ct Pomona, CA	3.0	3.0	1676	$3,300	$1.97	9d	1	0.62mi
563 Claremont Pl Pomona, CA	3.0	2.0	1316	$2,800	$2.13	101d	1	0.70mi
1093 E Grand Ave #102 Pomona, CA	3.0	2.5	2031	$3,350	$1.65	3d	1	0.71mi
1063 S Park Ave Unit 1063 Pomona, CA	4.0	2.0	2200	$3,400	$1.55	81d	1	0.74mi
1063 S Park Ave Unit 1063 Pomona, CA	4.0	2.0	2200	$3,400	$1.55	14d	1	0.74mi
1063 S Park Ave Unit 1063 Pomona, CA	4.0	2.0	2200	$3,400	$1.55	10d	1	0.74mi
738 W 9th St Pomona, CA	2.0	2.0	1400	$2,980	$2.13	184d	1	0.82mi
738 W 9th St Pomona, CA	2.0	2.0	1400	$2,980	$2.13	1d	1	0.82mi
1331 S Park Ave Unit 1333 Pomona, CA	4.0	2.0	1200	$3,395	$2.83	184d	1	0.85mi
1331 S Park Ave Unit 1333 Pomona, CA	4.0	2.0	1200	$2,850	$2.38	116d	1	0.85mi
961 E Phillips Blvd #1 Pomona, CA	3.0	3.0	2000	$3,350	$1.68	184d	1	0.85mi
1333 S Park Ave Pomona, CA	4.0	2.0	1200	$3,395	$2.83	165d	1	0.85mi
1333 S Park Ave Pomona, CA	4.0	2.0	1200	$3,500	$2.92	184d	1	0.85mi
650 W Grand Ave Pomona, CA	4.0	3.0	1689	$3,450	$2.04	10d	1	0.89mi
652 W Grand Ave Pomona, CA	4.0	3.0	1689	$3,280	$1.94	1d	1	0.90mi
642 W Grand Ave Pomona, CA	4.0	3.0	1689	$3,495	$2.07	158d	1	0.91mi
1056 E Phillips Blvd Apt A Pomona, CA	2.0	1.0	1058	$2,095	$1.98	131d	1	0.94mi
331 Chester Pl Pomona, CA	4.0	2.0	2098	$4,200	$2.00	70d	1	0.98mi
333 Randolph St Pomona, CA	2.0	1.0	1166	$2,500	$2.14	3d	1	1.02mi
1079 Patterson Ave Apt A Pomona, CA	3.0	1.0	1200	$2,200	$1.83	10d	1	1.05mi
1473 S Rebecca St Pomona, CA	3.0	3.0	1700	$3,450	$2.03	10d	1	1.06mi
115 E Jefferson Ave Pomona, CA	4.0	1.0	1592	$3,495	$2.20	184d	1	1.06mi
943 Washington Ave Pomona, CA	3.0	1.5	1215	$3,500	$2.88	10d	1	1.09mi
943 Washington Ave Pomona, CA	3.0	1.5	1215	$3,400	$2.80	3d	1	1.09mi
1425 S White Ave Unit B Pomona, CA	2.0	2.5	1101	$2,500	$2.27	53d	1	1.15mi
1425 S White Ave Unit B Pomona, CA	2.0	2.5	1101	$2,500	$2.27	73d	1	1.15mi
417 W Franklin Ave Pomona, CA	3.0	2.0	1181	$3,300	$2.79	184d	1	1.17mi
1227 E Pasadena St Unit 1227 Pomona, CA	3.0	2.5	1265	$2,895	$2.29	89d	1	1.18mi
464 W Columbia Ave Pomona, CA	3.0	2.0	1732	$3,500	$2.02	65d	1	1.19mi
1036 W Fernleaf Ave Pomona, CA	3.0	3.0	1605	$3,200	$1.99	184d	1	1.24mi
1749 S Reservoir St Pomona, CA	3.0	2.5	1653	$3,500	$2.12	143d	1	1.27mi

Listing history 4 events

1. 2026-06-08
   days on market $410,000 Active 5 DOM
2. 2026-06-07
   days on market $410,000 Active 4 DOM
3. 2026-06-04
   remarks 140-char remark
4. 2026-06-04
   listed $410,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $38,357
• − Mortgage interest: −$22,966
• − Property taxes: −$6,150
• − Insurance: −$2,050
• − Repairs & maintenance: −$3,069
• − Management: −$3,069
• − Depreciation: −$11,927
• Taxable loss: −$10,873
• Est. tax savings @ 24.0%: +$2,610
• After-tax cash flow: $-1,089/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 · 3 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with no visible repairs needed. Painting the exterior and landscaping the front yard can significantly increase its value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping the front yard — Improves curb appeal and can increase both resale and rental value ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Washington Elementary Middle Simons Middle F CA #370/498 Nat'l #10,902/14,009 High Garey High

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

D Composite livability gradescore 58/100

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 · 10,940,515 people
• City population: 152,679
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 69,327
• Household income: $81,991
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 20% Asian 13% White 8% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 62%
• Languages at home: 31% English-only · Spanish 57% Chinese 5% Tagalog/Filipino 2%

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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: ▼ -691.41%
• Current HPI: 405.6315
• Rent YoY: ▲ 1.66%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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