301 E Foothill #6 · Pomona, CA 91767

$75,000

2 bd · 2.0 ba · 816 sqft · Manufactured · 121 Days on market

Built 1965 Fair condition $92/sqft · 9% below area Est $82k · 9% 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 +11.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.3/10.0
• Rent growth +4.4/5.0
• Livability +2.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• Built 1965
• Listed 121 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.5% 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; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 38% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 3.32% ✓
• Cap rate: 29.51%
• Cash-on-cash: 82.90%
• DSCR: 4.69
• GRM: 2.5

CMA / ARV

• ARV (median comp): $82,031
• List price: $75,000
• Delta: -8.57%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 E Foothill Blvd #94	0.00mi	2/1.0	800 (-2%)	3mo	$78,000	$98	90
3727 Equation Rd #126	0.09mi	2/1.0	800 (-2%)	11mo	$165,000	$206	79
301 E Foothill Blvd #28	0.00mi	2/1.0	936 (+15%)	9mo	$152,500	$163	64

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: 88.2%
• Equity multiple: 5.37×
• Total profit: $91,835
• Equity at exit: $11,183

10-year hold

• IRR: 92.2%
• Equity multiple: 12.95×
• Total profit: $251,021
• Equity at exit: $6,485

Cash invested: $21,000 (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: 2.5×

Monthly cashflow live

• Estimated rent: $2,492 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $1,451

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 37%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
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
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
2886 Sumner Ave Pomona, CA	1.0	1.0	550	$1,900	$3.45	3d	1	0.72mi
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
1365 Lafayette Rd Unit C Claremont, CA	2.0	1.0	900	$2,750	$3.06	3d	1	1.05mi
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
960 E Bonita Ave #129 Pomona, CA	1.0	1.0	680	$2,500	$3.68	2d	1	1.14mi
960 E Bonita Ave Pomona, CA	1.0	1.0	607	$2,300	$3.79	6d	2	1.17mi
245 E Grevillia St Pomona, CA	2.0	1.0	988	$2,400	$2.43	43d	1	1.19mi
777 Baylor Ave Unit 777 Claremont, CA	2.0	1.0	672	$2,500	$3.72	7d	1	1.19mi
755 Baylor Ave Claremont, CA	1.0	1.0	660	$2,000	$3.03	43d	1	1.20mi
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
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
2318 5th St La Verne, CA	1.0	1.0	600	$1,995	$3.33	24d	1	1.35mi
2042 Evergreen St La Verne, CA	2.0	1.0	825	$2,150	$2.61	43d	1	1.36mi
660 W Bonita Ave Claremont, CA	1.0	1.0	650	$2,175	$3.35	7d	1	1.38mi
1250 N Indian Hill Blvd Claremont, CA	2.0	2.0	1000	$2,375	$2.38	5d	1	1.41mi

Listing history 15 events

1. 2026-06-18
   days on market $75,000 Active 121 DOM
2. 2026-06-17
   days on market $75,000 Active 120 DOM
3. 2026-06-16
   days on market $75,000 Active 119 DOM
4. 2026-06-15
   days on market $75,000 Active 118 DOM
5. 2026-06-13
   days on market $75,000 Active 116 DOM
6. 2026-06-13
   days on market $75,000 Active 115 DOM
7. 2026-06-09
   days on market $75,000 Active 112 DOM
8. 2026-06-08
   days on market $75,000 Active 111 DOM
9. 2026-06-07
   days on market $75,000 Active 110 DOM
10. 2026-06-04
    days on market $75,000 Active 107 DOM
11. 2026-06-03
    days on market $75,000 Active 106 DOM
12. 2026-06-02
    days on market $75,000 Active 105 DOM
13. 2026-06-01
    days on market $75,000 Active 104 DOM
14. 2026-05-31
    days on market $75,000 Active 103 DOM
15. 2026-02-17
    listed $75,000 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: $29,910
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$2,393
• − Management: −$2,393
• − Depreciation: −$2,182
• Taxable income: $17,241
• Est. tax owed @ 24.0%: −$4,138
• After-tax cash flow: $13,271/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations, including kitchen and bathroom updates, and flooring replacement. The home has potential for significant value increase with these improvements.

Repairs flagged

• Major Kitchen cabinets — Cabinets removed, likely structural issues
• Major Bathroom fixtures — Likely plumbing issues
• Major Flooring — Subfloor exposed, likely structural issues

Value-add opportunities

• Resale Kitchen renovation — Modern kitchen design increases appeal
• Resale Bathroom renovation — Modern bathroom design increases appeal
• Resale Flooring replacement — New flooring improves aesthetics and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Cabinets removed, likely structural issues	Major	$15,000–50,000
Bathroom fixtures · Likely plumbing issues	Major	$15,000–50,000
Flooring · Subfloor exposed, likely structural issues	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Kitchen renovation — Modern kitchen design increases appeal ↑
• Resale Bathroom renovation — Modern bathroom design increases appeal ↑
• Resale Flooring replacement — New flooring improves aesthetics and functionality ↑

ⓘ 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

1 event — show timeline

• 2026-02-17 Listed $75,000 CRMLS