3800 BRADFORD St #45 · La Verne, CA 91750

$210,000

2 bd · 2.0 ba · 1,551 sqft · Manufactured · 159 Days on market

Manufactured home 55+ age-restricted Built 1977 Good condition $135/sqft · 17% below area Est $254k · 17% under ↓ 12% since listing

---

Why this score? — see what drove the C+ 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.9/10.0
• Schools +5.9/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.4

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 158 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.8% 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.
• Zoned schools: J. Marion Roynon Elementary (841 students, 44% FRL); Ramona Middle (1,304 students, 35% FRL); Bonita High (1,883 students, 28% FRL).
• Market conditions: Rents rising (+2.4%/yr); 122 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 59d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).

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.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($185k) 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 $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.19% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.57%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $254,430
• List price: $210,000
• Delta: -17.46%
• Verdict: UNDERPRICED
• 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 #45	0.00mi	2/2.0	1,551 (0%)	0mo	$200,000	$129	100
3800 Bradford St #182	0.13mi	2/2.0	1,560 (+1%)	5mo	$260,000	$167	88
3800 Bradford #28	0.11mi	2/2.0	1,620 (+4%)	2mo	$318,000	$196	85
3800 Bradford St #311	0.00mi	2/2.0	1,440 (-7%)	5mo	$280,000	$194	84
3800 Bradford #233	0.13mi	3/2.0 (+1)	1,576 (+2%)	6mo	$399,000	$253	82
3800 Bradford St #270	0.00mi	2/2.0	1,338 (-14%)	2mo	$209,000	$156	75
3800 Bradford #26	0.11mi	2/3.0	1,440 (-7%)	5mo	$275,000	$191	74
3945 Bradford #111	0.21mi	2/2.0	1,440 (-7%)	5mo	$155,000	$108	74
4095 Fruit St #843	0.72mi	2/2.0	1,550 (-0%)	2mo	$189,000	$122	65
4095 Fruit St #324	0.72mi	2/2.0	1,440 (-7%)	4mo	$135,000	$94	52
4095 Fruit St #852	0.72mi	2/2.0	1,400 (-10%)	5mo	$155,000	$111	46
4095 Fruit St #114	0.70mi	2/2.0	1,344 (-13%)	3mo	$145,000	$108	42

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: -1.2%
• Equity multiple: 0.96×
• Total profit: $-2,609
• Equity at exit: $31,312

10-year hold

• IRR: 7.8%
• Equity multiple: 1.58×
• Total profit: $33,816
• Equity at exit: $18,157

Cash invested: $58,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 14 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $229,000 ($151/sqft)
• Median days on market: 63 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +8.9% vs current asking $/sqft

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

ZIP-level market 91750

• Rents YoY: 2.4%
• Active inventory: 122
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,493 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $518

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 74%

Sensitivity live

Price	-10% $663	-5% $591	+0% $518	+5% $446	+10% $373
Rent	-10% $321	-5% $420	+0% $518	+5% $617	+10% $715
Rate	-1.0pp $624	-0.5pp $572	base $518	+0.5pp $464	+1.0pp $408

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: $52,500
• Closing costs: $6,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2855 Foothill Blvd La Verne, CA	1.0–3.0	1.0–2.0	1012	$3,192	$3.15	0d	9	0.22mi
3727 Mesa Oak Ln Pomona, CA	3.0	3.0	1497	$3,300	$2.20	0d	1	0.24mi
450 W Foothill Blvd Pomona, CA	2.0	1.0–2.0	849	$2,850	$3.35	0d	6	0.29mi
150 W Foothill Blvd Pomona, CA	2.0	1.0–1.5	822	$2,699	$3.28	0d	7	0.40mi
3816 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,300	$2.65	114d	1	0.42mi
2577 Sycamore Dr La Verne, CA	3.0	2.0	1350	$2,895	$2.14	139d	1	0.46mi
3836 Verdana Cir La Verne, CA	2.0	2.5	1243	$3,500	$2.82	139d	1	0.46mi
2644 Sycamore Dr La Verne, CA	3.0	2.5	1825	$3,950	$2.16	85d	1	0.47mi
3748 Verdana Cir La Verne, CA	3.0	3.0	1493	$4,500	$3.01	0d	1	0.49mi
3748 Verdana Cir La Verne, CA	3.0	3.0	1493	$4,500	$3.01	59d	1	0.49mi
235 W Grove St Pomona, CA	1.0–2.0	1.0–2.0	912	$2,576	$2.82	0d	6	0.63mi
254 W Grove St #4 Pomona, CA	2.0	1.0	1100	$2,495	$2.27	20d	1	0.69mi
3636 Sumner Ave #210 Pomona, CA	2.0	2.0	1290	$2,400	$1.86	102d	1	0.74mi
3636 Sumner Ave #210 Pomona, CA	2.0	2.0	1290	$2,350	$1.82	55d	1	0.74mi
3636 Sumner Ave #210 Pomona, CA	2.0	2.0	1290	$2,350	$1.82	74d	1	0.74mi
3636 Sumner Ave #210 Pomona, CA	2.0	2.0	1290	$2,350	$1.82	76d	1	0.74mi
3636 Sumner Ave Pomona, CA	2.0	2.0	1334	$2,850	$2.14	7d	1	0.74mi
1220 Shepherd Way Claremont, CA	3.0	2.0	1636	$3,300	$2.02	54d	1	0.77mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	139d	1	0.83mi
2963 Glencrest St Pomona, CA	3.0	2.0	1546	$3,595	$2.33	93d	1	0.85mi
2958 Gramercy St Pomona, CA	3.0	2.0	1364	$3,350	$2.46	102d	1	0.86mi
2935 Gayridge St Pomona, CA	3.0	2.0	1507	$3,595	$2.39	97d	1	0.88mi
2002 Canopy Ln La Verne, CA	3.0	3.0	1759	$3,450	$1.96	140d	1	0.90mi
1967 Canopy Ln La Verne, CA	3.0	2.5	1570	$3,450	$2.20	0d	1	0.93mi
4223 Emerald Ave La Verne, CA	3.0	2.5	1836	$3,680	$2.00	19d	1	0.95mi
1090 Foothill Blvd Claremont, CA	3.0	4.0	2231	$3,850	$1.73	4d	1	1.04mi
135 Evergreen Ln Claremont, CA	3.0	3.5	1777	$3,700	$2.08	38d	1	1.08mi
135 Evergreen Ln Claremont, CA	3.0	3.5	1777	$3,700	$2.08	41d	1	1.08mi
1051 Amador St Claremont, CA	3.0	2.0	1469	$4,200	$2.86	93d	1	1.11mi
3861 Todd Pl La Verne, CA	3.0	2.5	1336	$3,200	$2.40	18d	1	1.12mi
3327 Duke Ave Claremont, CA	3.0	2.0	1892	$4,150	$2.19	67d	1	1.13mi
1623 Heather Dr La Verne, CA	3.0	1.5	1121	$3,250	$2.90	114d	1	1.17mi
2960 Sterling St Pomona, CA	3.0	2.0	1242	$3,700	$2.98	63d	1	1.17mi
3807 Abbey Way La Verne, CA	3.0	2.0	1159	$3,150	$2.72	139d	1	1.18mi
2728 Crozier Ct Pomona, CA	3.0	3.0	1497	$3,100	$2.07	83d	1	1.22mi
3853 Bixby Dr La Verne, CA	3.0	2.0	1120	$3,450	$3.08	12d	1	1.23mi
2771 N Garey Ave Pomona, CA	1.0–2.0	1.0–2.0	989	$3,321	$3.36	0d	23	1.23mi
2707 Erebus Ct Pomona, CA	3.0	3.0	1497	$3,400	$2.27	139d	1	1.25mi
2109 N White Ave La Verne, CA	3.0	4.0	1911	$3,975	$2.08	4d	1	1.27mi
1860 Olivewood St La Verne, CA	3.0	2.0	1773	$4,200	$2.37	12d	1	1.29mi

Listing history 50 events

1. 2026-09-19
   statusdays on market $210,000 Active 159 DOM
2. 2026-08-14
   status $210,000 Pending Sale 158 DOM
3. 2026-08-13
   days on market $210,000 Active 158 DOM
4. 2026-08-12
   days on market $210,000 Active 157 DOM
5. 2026-08-11
   days on market $210,000 Active 156 DOM
6. 2026-08-10
   days on market $210,000 Active 155 DOM
7. 2026-08-09
   days on market $210,000 Active 154 DOM
8. 2026-08-08
   days on market $210,000 Active 153 DOM
9. 2026-08-06
   days on market $210,000 Active 151 DOM
10. 2026-08-05
    pricedays on market $210,000 Active 150 DOM
11. 2026-08-04
    days on market $220,000 Active 149 DOM
12. 2026-08-03
    days on market $220,000 Active 148 DOM
13. 2026-07-31
    days on market $220,000 Active 145 DOM
14. 2026-07-30
    days on market $220,000 Active 144 DOM
15. 2026-07-30
    days on market $220,000 Active 143 DOM
16. 2026-07-28
    days on market $220,000 Active 142 DOM
17. 2026-07-26
    days on market $220,000 Active 140 DOM
18. 2026-07-24
    days on market $220,000 Active 138 DOM
19. 2026-07-23
    days on market $220,000 Active 137 DOM
20. 2026-07-22
    days on market $220,000 Active 136 DOM
21. 2026-07-21
    days on market $220,000 Active 135 DOM
22. 2026-07-20
    days on market $220,000 Active 134 DOM
23. 2026-07-18
    days on market $220,000 Active 132 DOM
24. 2026-07-18
    days on market $220,000 Active 131 DOM
25. 2026-07-16
    days on market $220,000 Active 130 DOM
26. 2026-07-15
    days on market $220,000 Active 129 DOM
27. 2026-07-14
    days on market $220,000 Active 128 DOM
28. 2026-07-13
    days on market $220,000 Active 127 DOM
29. 2026-07-13
    days on market $220,000 Active 126 DOM
30. 2026-07-11
    days on market $220,000 Active 125 DOM
31. 2026-07-10
    days on market $220,000 Active 124 DOM
32. 2026-07-09
    days on market $220,000 Active 123 DOM
33. 2026-07-07
    days on market $220,000 Active 121 DOM
34. 2026-07-06
    days on market $220,000 Active 120 DOM
35. 2026-07-06
    days on market $220,000 Active 119 DOM
36. 2026-07-05
    days on market $220,000 Active 118 DOM
37. 2026-07-03
    days on market $220,000 Active 117 DOM
38. 2026-07-02
    days on market $220,000 Active 116 DOM
39. 2026-07-01
    days on market $220,000 Active 115 DOM
40. 2026-06-30
    days on market $220,000 Active 114 DOM
41. 2026-06-29
    days on market $220,000 Active 113 DOM
42. 2026-06-28
    days on market $220,000 Active 112 DOM
43. 2026-06-27
    days on market $220,000 Active 111 DOM
44. 2026-06-26
    days on market $220,000 Active 110 DOM
45. 2026-06-24
    days on market $220,000 Active 108 DOM
46. 2026-06-22
    days on market $220,000 Active 106 DOM
47. 2026-06-21
    days on market $220,000 Active 105 DOM
48. 2026-06-18
    days on market $220,000 Active 102 DOM
49. 2026-06-17
    days on market $220,000 Active 101 DOM
50. 2026-06-16
    days on market $220,000 Active 100 DOM

ⓘ 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: $29,915
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,393
• − Management: −$2,393
• − Depreciation: −$6,109
• Taxable income: $3,057
• Est. tax owed @ 24.0%: −$734
• After-tax cash flow: $5,484/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 Est. rehab $7,755–$23,265 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary J. Marion Roynon Elementary Middle Ramona Middle High Bonita High

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

B Composite livability gradescore 75/100

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 · 10,940,515 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: 7% of renters

---

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