3800 BRADFORD St #45 · La Verne, CA 91750

$220,000

2 bd · 2.0 ba · 1,846 sqft · Manufactured · 102 Days on market

Built 1977 Good condition $119/sqft · 7% below area Est $235k · 7% under ↓ 12% since listing

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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 +10.5/15.0
• 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

Welcome to Twin Oaks Park, a resort-style 55+ community in La Verne. This spacious triple-wide manufactured home offers approximately 1,846 sq. ft. (buyer to verify). Inside, you’ll find a spacious, bright living room, a formal dining area, and an inviting layout that’s ready for your personal touch. The home features 2 large bedrooms, including a generous primary suite with a spacious bathroom and soaking tub. There is also a convenient indoor laundry area, 2 storage sheds, and an extended covered carport that provides ample parking for multiple vehicles. Enjoy the nicely landscaped front yard, private rear yard, and a charming covered front porch perfect for relaxing outdoors. Twin Oaks Park residents enjoy resort-style amenities, including a spa, fitness center, billiards room, card room, and a spacious clubhouse for community events. The community is conveniently located near shopping, dining, hospitals, freeways, and public transit. Space rent is approximately $788 per month. Please note: the previous occupant passed away in the property. Don’t miss this wonderful opportunity to own a well-cared-for home in one of La Verne’s most desirable 55+ resort-style communities—just move in and start enjoying the good life!

Key facts

• Community pool
• Built 1977
• Listed 101 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $220k. 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 $220k).
• Recommended offer: $200k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 39% 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 $2k of loan paydown is wiped out by about $7k 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 $62k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $200,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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 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: 1.54% ✓
• Cap rate: 12.56%
• Cash-on-cash: 22.38%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $235,478
• List price: $220,000
• Delta: -6.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3800 Bradford St #93	0.11mi	2/2.0	1,800 (-2%)	2mo	$269,000	$149	89
3800 Bradford St #57	0.11mi	2/2.0	1,776 (-4%)	8mo	$255,000	$144	82
3800 Bradford St #314	0.11mi	2/2.0	1,736 (-6%)	4mo	$225,000	$130	81
3800 Bradford St #47	0.13mi	2/2.0	1,920 (+4%)	8mo	$259,000	$135	80
3800 Bradford St #86	0.16mi	2/2.0	1,726 (-6%)	9mo	$180,000	$104	74
3800 Bradford #188	0.16mi	2/2.0	1,680 (-9%)	7mo	$279,900	$167	72
3800 Bradford St #177	0.16mi	2/2.0	1,647 (-11%)	11mo	$320,000	$194	65
3800 Bradford #233	0.13mi	3/2.0 (+1)	1,576 (-15%)	2mo	$399,000	$253	62
4095 Fruit #861	0.70mi	2/2.0	1,866 (+1%)	12mo	$169,900	$91	56
4095 Fruit St #743	0.58mi	3/2.0 (+1)	1,954 (+6%)	7mo	$370,000	$189	52
4095 Fruit St #606	0.72mi	2/2.0	2,000 (+8%)	5mo	$162,500	$81	48
4095 Fruit St #608	0.58mi	2/2.0	1,596 (-14%)	6mo	$185,000	$116	46

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: 14.5%
• Equity multiple: 1.57×
• Total profit: $35,378
• Equity at exit: $32,803

10-year hold

• IRR: 22.7%
• Equity multiple: 2.89×
• Total profit: $116,342
• Equity at exit: $19,022

Cash invested: $61,600 (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: 5.4×

Monthly cashflow live

• Estimated rent: $3,379 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $1,149

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 61%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3816 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,300	$2.65	18d	1	0.42mi
2577 Sycamore Dr La Verne, CA	3.0	2.0	1350	$2,895	$2.14	43d	1	0.46mi
3836 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,500	$2.82	43d	1	0.46mi
2644 Sycamore Dr La Verne, CA	3.0	2.5	1825	$4,100	$2.25	1d	1	0.47mi
3748 Verdana Cir La Verne, CA	3.0	3.0	1493	$4,500	$3.01	15d	1	0.49mi
3636 Sumner Ave #210 Pomona, CA	2.0	2.0	1290	$2,400	$1.86	6d	1	0.74mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	43d	1	0.83mi
2958 Gramercy St Pomona, CA	3.0	2.0	1364	$3,350	$2.46	6d	1	0.86mi
2935 Gayridge St Pomona, CA	3.0	2.0	1507	$3,595	$2.39	1d	1	0.88mi
2002 Canopy Ln La Verne, CA	3.0	3.0	1759	$3,450	$1.96	44d	1	0.90mi
1090 Foothill Blvd Claremont, CA	3.0	4.0	2231	$3,850	$1.73	43d	1	1.04mi
1051 Amador St Claremont, CA	3.0	2.0	1469	$4,200	$2.86	1d	1	1.11mi
2728 Crozier Ct Pomona, CA	3.0	3.0	1497	$3,295	$2.20	1d	1	1.22mi
2771 N Garey Ave Pomona, CA	1.0–3.0	1.0–2.0	1065	$2,930	$2.75	1d	8	1.23mi
2707 Erebus Ct Pomona, CA	3.0	3.0	1497	$3,400	$2.27	43d	1	1.25mi
2109 N White Ave La Verne, CA	3.0	4.0	1911	$3,975	$2.08	43d	1	1.27mi
2892 Cedar Ln Pomona, CA	3.0	3.5	1818	$3,300	$1.82	43d	1	1.31mi
795 Hazel Way Pomona, CA	3.0	3.0	1401	$3,100	$2.21	10d	1	1.38mi
549 California Dr Claremont, CA	3.0	2.0	1538	$3,200	$2.08	15d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $220,000 Active 102 DOM
2. 2026-06-17
   days on market $220,000 Active 101 DOM
3. 2026-06-16
   days on market $220,000 Active 100 DOM
4. 2026-06-15
   days on market $220,000 Active 99 DOM
5. 2026-06-13
   days on market $220,000 Active 97 DOM
6. 2026-06-13
   days on market $220,000 Active 96 DOM
7. 2026-06-09
   days on market $220,000 Active 93 DOM
8. 2026-06-08
   days on market $220,000 Active 92 DOM
9. 2026-06-07
   days on market $220,000 Active 91 DOM
10. 2026-06-04
    days on market $220,000 Active 88 DOM
11. 2026-06-03
    days on market $220,000 Active 87 DOM
12. 2026-06-02
    days on market $220,000 Active 86 DOM
13. 2026-06-01
    days on market $220,000 Active 85 DOM
14. 2026-05-31
    days on market $220,000 Active 84 DOM
15. 2026-04-10
    price $220,000 1268-char remark

    Show marketing remark (1268 chars)

    Welcome to Twin Oaks Park, a resort-style 55+ community in La Verne. This spacious triple-wide manufactured home offers approximately 1,846 sq. ft. (buyer to verify). Inside, you’ll find a spacious, bright living room, a formal dining area, and an inviting layout that’s ready for your personal touch. The home features 2 large bedrooms, including a generous primary suite with a spacious bathroom and soaking tub. There is also a convenient indoor laundry area, 2 storage sheds, and an extended covered carport that provides ample parking for multiple vehicles. Enjoy the nicely landscaped front yard, private rear yard, and a charming covered front porch perfect for relaxing outdoors. Twin Oaks Park residents enjoy resort-style amenities, including a spa, fitness center, billiards room, card room, and a spacious clubhouse for community events. The community is conveniently located near shopping, dining, hospitals, freeways, and public transit. Space rent is approximately $788 per month. Please note: the previous occupant passed away in the property. Don’t miss this wonderful opportunity to own a well-cared-for home in one of La Verne’s most desirable 55+ resort-style communities—just move in and start enjoying the good life!

16. 2026-03-20
    price $225,000 1268-char remark

    Show marketing remark (1268 chars)

    Welcome to Twin Oaks Park, a resort-style 55+ community in La Verne. This spacious triple-wide manufactured home offers approximately 1,846 sq. ft. (buyer to verify). Inside, you’ll find a spacious, bright living room, a formal dining area, and an inviting layout that’s ready for your personal touch. The home features 2 large bedrooms, including a generous primary suite with a spacious bathroom and soaking tub. There is also a convenient indoor laundry area, 2 storage sheds, and an extended covered carport that provides ample parking for multiple vehicles. Enjoy the nicely landscaped front yard, private rear yard, and a charming covered front porch perfect for relaxing outdoors. Twin Oaks Park residents enjoy resort-style amenities, including a spa, fitness center, billiards room, card room, and a spacious clubhouse for community events. The community is conveniently located near shopping, dining, hospitals, freeways, and public transit. Space rent is approximately $788 per month. Please note: the previous occupant passed away in the property. Don’t miss this wonderful opportunity to own a well-cared-for home in one of La Verne’s most desirable 55+ resort-style communities—just move in and start enjoying the good life!

17. 2026-03-09
    listed $250,000 Active 1268-char remark

    Show marketing remark (1268 chars)

    Welcome to Twin Oaks Park, a resort-style 55+ community in La Verne. This spacious triple-wide manufactured home offers approximately 1,846 sq. ft. (buyer to verify). Inside, you’ll find a spacious, bright living room, a formal dining area, and an inviting layout that’s ready for your personal touch. The home features 2 large bedrooms, including a generous primary suite with a spacious bathroom and soaking tub. There is also a convenient indoor laundry area, 2 storage sheds, and an extended covered carport that provides ample parking for multiple vehicles. Enjoy the nicely landscaped front yard, private rear yard, and a charming covered front porch perfect for relaxing outdoors. Twin Oaks Park residents enjoy resort-style amenities, including a spa, fitness center, billiards room, card room, and a spacious clubhouse for community events. The community is conveniently located near shopping, dining, hospitals, freeways, and public transit. Space rent is approximately $788 per month. Please note: the previous occupant passed away in the property. Don’t miss this wonderful opportunity to own a well-cared-for home in one of La Verne’s most desirable 55+ resort-style communities—just move in and start enjoying the good life!

18. 2026-03-07
    historical $250,000 1268-char remark

    Show marketing remark (1268 chars)

    Welcome to Twin Oaks Park, a resort-style 55+ community in La Verne. This spacious triple-wide manufactured home offers approximately 1,846 sq. ft. (buyer to verify). Inside, you’ll find a spacious, bright living room, a formal dining area, and an inviting layout that’s ready for your personal touch. The home features 2 large bedrooms, including a generous primary suite with a spacious bathroom and soaking tub. There is also a convenient indoor laundry area, 2 storage sheds, and an extended covered carport that provides ample parking for multiple vehicles. Enjoy the nicely landscaped front yard, private rear yard, and a charming covered front porch perfect for relaxing outdoors. Twin Oaks Park residents enjoy resort-style amenities, including a spa, fitness center, billiards room, card room, and a spacious clubhouse for community events. The community is conveniently located near shopping, dining, hospitals, freeways, and public transit. Space rent is approximately $788 per month. Please note: the previous occupant passed away in the property. Don’t miss this wonderful opportunity to own a well-cared-for home in one of La Verne’s most desirable 55+ resort-style communities—just move in and start enjoying the good life!

ⓘ 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 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: $40,545
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,244
• − Management: −$3,244
• − Depreciation: −$6,400
• Taxable income: $10,935
• Est. tax owed @ 24.0%: −$2,624
• After-tax cash flow: $11,162/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 well-maintained, triple-wide manufactured home in a resort-style community is ready for a fresh coat of paint and new carpet to enhance its curb appeal and interior comfort.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Resale Replace carpet in living areas — Fresh carpet improves aesthetics and comfort
• Rental Clean and maintain HVAC system — Ensures comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace carpet in living areas — Fresh carpet improves aesthetics and comfort ↑
• Rental Clean and maintain HVAC system — Ensures comfort 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

-12.0% since first listed

4 events — show timeline

• 2026-04-10 Price Changed $220,000 CRMLS
• 2026-03-20 Price Changed $225,000 CRMLS
• 2026-03-09 Listed $250,000 CRMLS
• 2026-03-07 Coming Soon $250,000 CRMLS