4095 Fruit #303 · La Verne, CA 91750

$184,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 90 Days on market

Built 1972 Good condition $147/sqft · 22% below area Est $237k · 22% under ↓ 3% since listing

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Why this score? — see what drove the A- 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 +5.9/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2 Bed, 2 Bath Home in 5 STAR-Foothill Terrace Senior Community (55+) – La Verne Ideally located just a short distance from the community amenities, this charming home offers comfort, convenience, and an inviting open layout. Enjoy a wonderful, spacious living room filled with natural light, creating a warm and welcoming atmosphere. The open floor plan flows seamlessly into the dining area and kitchen, which features a gas cooktop, wall oven, and a built-in china cabinet—perfect for both everyday living and entertaining. Recent updates include newer interior paint and vinyl flooring throughout, giving the home a fresh, move-in ready feel. The generously sized primary suite includes a private bath and vanity area. A large, separate laundry room is conveniently located off the kitchen, with direct access to the carport. Step outside to a lovely covered front porch, leading to a spacious side and backyard area complete with a concrete patio—ideal for relaxing, gardening, or outdoor enjoyment. Foothill Terrace Community Amenities Include: Beautiful clubhouse with fully equipped kitchen Card room and fitness center Swimming pool and jacuzzi RV storage area Active social calendar with community events Conveniently located near restaurants, shopping, hospitals, airports, public transportation, and major freeways. Come experience this wonderful community and retire in style! Additional Information: On property tax Current space rent: $952.74 (it will increase for new resident)

Key facts

• Gas cooktop
• Wall oven
• Open layout

Tags

• OPEN LAYOUT
• SPACIOUS LIVING ROOM
• GAS COOKTOP
• WALL OVEN
• BUILT-IN CHINA CABINET
• NEWER INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $184k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $184k).
• Recommended offer: $173k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 3.0% in La Verne — 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 75/100 on livability (#110 in CA, #3,858 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, commute A; Watch: cost of living F, health & safety F.
• Bonita Unified (suburban): math 59% / reading 70% proficiency, ranked #151 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.4%/yr); 94 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $6k 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 + 2.4% rent growth), your $52k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($173k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,960 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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 1972 — 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 A-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: 1.70% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.10%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (median comp): $237,386
• List price: $184,000
• Delta: -22.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4095 Fruit St #870	0.14mi	2/2.0	1,248 (0%)	2mo	$185,000	$148	92
4095 Fruit St #108	0.00mi	3/2.0 (+1)	1,288 (+3%)	5mo	$234,475	$182	85
4095 Fruit St #114	0.13mi	2/2.0	1,344 (+8%)	0mo	$145,000	$108	81
4095 Fruit St #920	0.00mi	2/2.0	1,344 (+8%)	10mo	$175,000	$130	79
4095 Fruit St #538	0.13mi	2/2.0	1,152 (-8%)	4mo	$195,000	$169	78
4095 Fruit St #775	0.00mi	2/2.0	1,344 (+8%)	11mo	$243,500	$181	78
4095 Fruit St #852	0.14mi	2/2.0	1,400 (+12%)	2mo	$155,000	$111	71
4095 Fruit St #525	0.01mi	2/2.0	1,360 (+9%)	18mo	$165,000	$121	70
3800 Bradford St #250	0.49mi	2/2.0	1,296 (+4%)	15mo	$258,000	$199	58
3945 Bradford St #20	0.43mi	2/2.0	1,392 (+12%)	8mo	$230,000	$165	54

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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 1.87×
• Total profit: $45,041
• Equity at exit: $27,435

10-year hold

• IRR: 29.2%
• Equity multiple: 3.53×
• Total profit: $130,111
• Equity at exit: $15,909

Cash invested: $51,520 (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 91750

• Rents YoY: 2.4%
• Active inventory: 94
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $3,137 high
• Mortgage (P&I): −$965
• Tax est. 1.5%: −$230 /mo · $2,760/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $1,207

Break-even live

Break-even rent $1,610

Max offer price $184,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,334	-5% $1,270	+0% $1,207	+5% $1,143	+10% $1,079
Rent	-10% $959	-5% $1,083	+0% $1,207	+5% $1,330	+10% $1,454
Rate	-1.0pp $1,299	-0.5pp $1,253	base $1,207	+0.5pp $1,159	+1.0pp $1,110

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3748 Verdana Cir La Verne, CA	3.0	3.0	1493	$4,500	$3.01	15d	1	0.12mi
3836 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,500	$2.82	44d	1	0.13mi
3816 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,300	$2.65	19d	1	0.16mi
1825 Foothill Blvd La Verne, CA	1.0–2.0	1.0–2.0	878	$2,861	$3.26	1d	15	0.44mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	44d	1	0.49mi
2064 Evergreen St La Verne, CA	2.0	2.0	960	$2,400	$2.50	18d	1	0.52mi
2042 Evergreen St La Verne, CA	2.0	1.0	825	$2,150	$2.61	44d	1	0.53mi
3357 Butterfield Ave La Verne, CA	1.0	1.0	750	$1,850	$2.47	44d	1	0.60mi
450 W Foothill Blvd Pomona, CA	2.0	1.0–2.0	773	$2,565	$3.32	1d	8	0.60mi
2429 College Ln La Verne, CA	2.0	1.0	836	$2,350	$2.81	44d	1	0.60mi
2577 Sycamore Dr La Verne, CA	3.0	2.0	1350	$2,895	$2.14	44d	1	0.61mi
1623 Heather Dr La Verne, CA	3.0	1.5	1121	$3,250	$2.90	19d	1	0.62mi
2855 Foothill Blvd La Verne, CA	1.0	1.0	765	$2,622	$3.43	1d	3	0.63mi
3807 Abbey Way La Verne, CA	3.0	2.0	1159	$3,150	$2.72	44d	1	0.64mi
2366 Lomeli Ln La Verne, CA	2.0	1.0	836	$2,470	$2.95	44d	1	0.66mi
2408 Pepper St La Verne, CA	2.0	1.0	836	$2,650	$3.17	25d	1	0.76mi
150 Drake St Pomona, CA	2.0	2.0	924	$2,514	$2.72	1d	2	1.00mi
235 W Grove St Pomona, CA	1.0–2.0	1.0–2.0	800	$2,576	$3.22	1d	10	1.04mi
1886 Bonita Ave La Verne, CA	2.0	1.0	777	$2,895	$3.73	44d	1	1.16mi
3054 Gladstone St #4 Pomona, CA	2.0	1.0	933	$2,500	$2.68	7d	1	1.19mi
2958 Gramercy St Pomona, CA	3.0	2.0	1364	$3,350	$2.46	6d	1	1.22mi
3636 Sumner Ave #210 Pomona, CA	2.0	2.0	1290	$2,400	$1.86	6d	1	1.29mi
2013 Walnut St Unit B La Verne, CA	2.0	1.0	900	$2,800	$3.11	44d	1	1.42mi
1452 3rd St Unit 6 La Verne, CA	2.0	1.5	856	$2,100	$2.45	21d	1	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $184,000 Active 90 DOM
2. 2026-06-17
   days on market $184,000 Active 89 DOM
3. 2026-06-16
   days on market $184,000 Active 88 DOM
4. 2026-06-15
   days on market $184,000 Active 87 DOM
5. 2026-06-13
   days on market $184,000 Active 85 DOM
6. 2026-06-13
   days on market $184,000 Active 84 DOM
7. 2026-06-09
   days on market $184,000 Active 81 DOM
8. 2026-06-08
   days on market $184,000 Active 80 DOM
9. 2026-06-07
   days on market $184,000 Active 79 DOM
10. 2026-06-04
    days on market $184,000 Active 76 DOM
11. 2026-06-03
    days on market $184,000 Active 75 DOM
12. 2026-06-02
    days on market $184,000 Active 74 DOM
13. 2026-06-01
    days on market $184,000 Active 73 DOM
14. 2026-05-31
    days on market $184,000 Active 72 DOM
15. 2026-05-18
    price $184,000 1550-char remark

    Show marketing remark (1550 chars)

    Beautiful 2 Bed, 2 Bath Home in 5 STAR-Foothill Terrace Senior Community (55+) – La Verne Ideally located just a short distance from the community amenities, this charming home offers comfort, convenience, and an inviting open layout. Enjoy a wonderful, spacious living room filled with natural light, creating a warm and welcoming atmosphere. The open floor plan flows seamlessly into the dining area and kitchen, which features a gas cooktop, wall oven, and a built-in china cabinet—perfect for both everyday living and entertaining. Recent updates include newer interior paint and vinyl flooring throughout, giving the home a fresh, move-in ready feel. The generously sized primary suite includes a private bath and vanity area. A large, separate laundry room is conveniently located off the kitchen, with direct access to the carport. Step outside to a lovely covered front porch, leading to a spacious side and backyard area complete with a concrete patio—ideal for relaxing, gardening, or outdoor enjoyment. Foothill Terrace Community Amenities Include: Beautiful clubhouse with fully equipped kitchen Card room and fitness center Swimming pool and jacuzzi RV storage area Active social calendar with community events Conveniently located near restaurants, shopping, hospitals, airports, public transportation, and major freeways. Come experience this wonderful community and retire in style! Additional Information: On property tax Current space rent: $952.74 (it will increase for new resident)

16. 2026-03-20
    listed $189,000 Active 1550-char remark

    Show marketing remark (1550 chars)

    Beautiful 2 Bed, 2 Bath Home in 5 STAR-Foothill Terrace Senior Community (55+) – La Verne Ideally located just a short distance from the community amenities, this charming home offers comfort, convenience, and an inviting open layout. Enjoy a wonderful, spacious living room filled with natural light, creating a warm and welcoming atmosphere. The open floor plan flows seamlessly into the dining area and kitchen, which features a gas cooktop, wall oven, and a built-in china cabinet—perfect for both everyday living and entertaining. Recent updates include newer interior paint and vinyl flooring throughout, giving the home a fresh, move-in ready feel. The generously sized primary suite includes a private bath and vanity area. A large, separate laundry room is conveniently located off the kitchen, with direct access to the carport. Step outside to a lovely covered front porch, leading to a spacious side and backyard area complete with a concrete patio—ideal for relaxing, gardening, or outdoor enjoyment. Foothill Terrace Community Amenities Include: Beautiful clubhouse with fully equipped kitchen Card room and fitness center Swimming pool and jacuzzi RV storage area Active social calendar with community events Conveniently located near restaurants, shopping, hospitals, airports, public transportation, and major freeways. Come experience this wonderful community and retire in style! Additional Information: On property tax Current space rent: $952.74 (it will increase for new resident)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 19 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: $37,643
• − Mortgage interest: −$10,307
• − Property taxes: −$2,760
• − Insurance: −$920
• − Repairs & maintenance: −$3,011
• − Management: −$3,011
• − Depreciation: −$5,353
• Taxable income: $12,281
• Est. tax owed @ 24.0%: −$2,947
• After-tax cash flow: $11,532/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

Good 75/100 Cosmetic rehab

This home is in good condition with recent updates, making it a move-in ready property. It offers a good balance of curb appeal and interior updates, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and value
• Both Replace window screens — Screens can improve energy efficiency and aesthetics
• Both Upgrade kitchen appliances — Modern appliances can increase appeal and value
• Both Install smart home devices — Smart devices can improve convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and value ↑
• Both Replace window screens — Screens can improve energy efficiency and aesthetics ↑
• Both Upgrade kitchen appliances — Modern appliances can increase appeal and value ↑
• Both Install smart home devices — Smart devices can improve convenience and energy efficiency ↑

ⓘ 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: Bonita Unified
• NCES district ID: 0605610
• Math proficiency: 59% ▲ 3.00%
• Reading proficiency: 70% ▬ 0.00%
• Median HH income: $76,196
• Composite: 58.71/100
• National rank: #2001
• State rank: #151 of 1400 in CA

Livability — La Verne

• Score: 75/100
• State rank: #110
• US rank: #3858

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Verne, CA
• County: Los Angeles County · 9,444,647 people
• City population: 32,692
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 32,692
• Household income: $104,195
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 872.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 44% Hispanic / Latino 36% Two or more races 20% Asian 10% Black 4%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 12% Chinese 3% Other Indo-European 3%

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: ▼ -729.79%
• Current HPI: 373.7761
• Rent YoY: ▲ 2.35%
• 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

-2.6% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $184,000 CRMLS
• 2026-03-20 Listed $189,000 CRMLS

Property tax history

+8.0%/yr

Latest (2025): $356 · +8.0% YoY. Source: county tax records.