2755 arrow Hwy #163 · La Verne, CA 91750

$159,900

2 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 633 Days on market

Built 1971 $104/sqft · 25% below area Est $150k · 7% over

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• ARV discount +4.5/15.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Reduction, Excellent opportunity. This home is located in the prestigious City of La Verne. #163, It features 2 bedrooms and 2 baths with indoor laundry, a beautiful porch for the hot summer's days and a large carport. The Kingsway Gardens Park community is very nice with friendly neighbors and has an inviting pool. This home is great to start a family or for empty nesters. This community is close to downtown La Verne, next to restaurants, shopping, schools, churches and public transportation. Please do not let this one get away. It is a great opportunity.

Key facts

• Large carport
• Indoor laundry
• Close to downtown

Tags

• INDOOR LAUNDRY
• LARGE CARPORT
• CLOSE TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.3% vs local median 2.9% 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); 95 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 37% 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 $5k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 633 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 633 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 1971 — 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: 2.01% ✓
• Cap rate: 18.32%
• Cash-on-cash: 42.95%
• DSCR: 2.91
• GRM: 4.1

CMA / ARV

• ARV (median comp): $150,000
• List price: $159,900
• Delta: 6.60%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2755 W Arrow Hwy #95	0.00mi	2/2.0	1,558 (+1%)	3mo	$145,000	$93	95
2755 Arrow Hwy #97	0.00mi	3/2.0 (+1)	1,458 (-5%)	3mo	$200,000	$137	84
2755 Arrow Hwy #126	0.12mi	2/2.0	1,440 (-6%)	1mo	$137,000	$95	83
2755 Arrow Hwy #73	0.00mi	3/2.0 (+1)	1,488 (-3%)	10mo	$180,000	$121	81
2755 Arrow Hwy #13	0.00mi	3/2.0 (+1)	1,344 (-12%)	4mo	$208,999	$156	70
2755 Arrow Hwy #106	0.00mi	3/2.0 (+1)	1,321 (-14%)	3mo	$165,000	$125	70
2717 Arrow #28	0.17mi	3/2.0 (+1)	1,600 (+4%)	13mo	$245,000	$153	69
2755 Arrow Hwy #70	0.00mi	3/2.0 (+1)	1,344 (-12%)	15mo	$161,500	$120	62

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: 39.0%
• Equity multiple: 2.65×
• Total profit: $74,017
• Equity at exit: $23,842

10-year hold

• IRR: 45.1%
• Equity multiple: 5.18×
• Total profit: $187,201
• Equity at exit: $13,825

Cash invested: $44,772 (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: 95
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $3,218 high
• Mortgage (P&I): −$839
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $1,603

Break-even live

Break-even rent $1,189

Max offer price $159,900

Occupancy floor 45%

Sensitivity live

Price	-10% $1,693	-5% $1,648	+0% $1,603	+5% $1,557	+10% $1,512
Rent	-10% $1,348	-5% $1,476	+0% $1,603	+5% $1,730	+10% $1,857
Rate	-1.0pp $1,683	-0.5pp $1,643	base $1,603	+0.5pp $1,561	+1.0pp $1,519

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2728 Crozier Ct Pomona, CA	3.0	3.0	1497	$3,295	$2.20	2d	1	0.39mi
2707 Erebus Ct Pomona, CA	3.0	3.0	1497	$3,400	$2.27	45d	1	0.43mi
2771 N Garey Ave Pomona, CA	1.0–3.0	1.0–2.0	1065	$2,924	$2.74	0d	7	0.51mi
2109 N White Ave La Verne, CA	3.0	4.0	1911	$3,975	$2.08	45d	1	0.52mi
203 Promenade St Pomona, CA	3.0	3.0	1935	$3,300	$1.71	19d	1	0.54mi
2935 Gayridge St Pomona, CA	3.0	2.0	1507	$3,595	$2.39	3d	1	0.60mi
2958 Gramercy St Pomona, CA	3.0	2.0	1364	$3,350	$2.46	7d	1	0.68mi
2018 Las Vegas Ave #8 Pomona, CA	3.0	2.0	1398	$2,750	$1.97	11d	1	0.68mi
2963 Glencrest St Pomona, CA	3.0	2.0	1546	$3,595	$2.33	0d	1	0.70mi
235 W Grove St Pomona, CA	1.0–2.0	1.0–2.0	800	$2,576	$3.22	0d	9	0.90mi
340 Cindy Ct Pomona, CA	3.0	2.0	1618	$3,650	$2.26	0d	1	1.01mi
2644 Sycamore Dr La Verne, CA	3.0	2.5	1825	$4,100	$2.25	0d	1	1.04mi
2559 Yorkshire Way Pomona, CA	2.0	2.0	1100	$2,400	$2.18	25d	1	1.06mi
2577 Sycamore Dr La Verne, CA	3.0	2.0	1350	$2,895	$2.14	45d	1	1.09mi
2892 Cedar Ln Pomona, CA	3.0	3.5	1818	$3,300	$1.82	45d	1	1.19mi
795 Hazel Way Pomona, CA	3.0	3.0	1401	$3,100	$2.21	11d	1	1.21mi
1490 N Park Ave Pomona, CA	3.0	2.0	1376	$3,395	$2.47	45d	1	1.25mi
1574 N Orange Grove Ave Pomona, CA	3.0	2.0	1330	$4,000	$3.01	45d	1	1.32mi
2063 Evergreen St La Verne, CA	3.0	2.0	1300	$3,200	$2.46	45d	1	1.39mi
3636 Sumner Ave #210 Pomona, CA	2.0	2.0	1290	$2,400	$1.86	7d	1	1.42mi
549 California Dr Claremont, CA	3.0	2.0	1538	$3,200	$2.08	16d	1	1.48mi
2002 Canopy Ln La Verne, CA	3.0	3.0	1759	$3,450	$1.96	45d	1	1.48mi

Listing history 24 events

1. 2026-06-21
   days on market $159,900 Active 633 DOM
2. 2026-06-18
   days on market $159,900 Active 630 DOM
3. 2026-06-17
   days on market $159,900 Active 629 DOM
4. 2026-06-16
   days on market $159,900 Active 628 DOM
5. 2026-06-15
   days on market $159,900 Active 627 DOM
6. 2026-06-13
   days on market $159,900 Active 625 DOM
7. 2026-06-13
   days on market $159,900 Active 624 DOM
8. 2026-06-09
   days on market $159,900 Active 621 DOM
9. 2026-06-08
   days on market $159,900 Active 620 DOM
10. 2026-06-07
    days on market $159,900 Active 619 DOM
11. 2026-06-04
    days on market $159,900 Active 616 DOM
12. 2026-06-03
    days on market $159,900 Active 615 DOM
13. 2026-06-02
    days on market $159,900 Active 614 DOM
14. 2026-06-01
    days on market $159,900 Active 613 DOM
15. 2026-05-31
    days on market $159,900 Active 612 DOM
16. 2026-04-19
    price $159,900 568-char remark

    Show marketing remark (568 chars)

    Price Reduction, Excellent opportunity. This home is located in the prestigious City of La Verne. #163, It features 2 bedrooms and 2 baths with indoor laundry, a beautiful porch for the hot summer's days and a large carport. The Kingsway Gardens Park community is very nice with friendly neighbors and has an inviting pool. This home is great to start a family or for empty nesters. This community is close to downtown La Verne, next to restaurants, shopping, schools, churches and public transportation. Please do not let this one get away. It is a great opportunity.

17. 2025-02-14
    price $164,900 568-char remark

    Show marketing remark (568 chars)

    Price Reduction, Excellent opportunity. This home is located in the prestigious City of La Verne. #163, It features 2 bedrooms and 2 baths with indoor laundry, a beautiful porch for the hot summer's days and a large carport. The Kingsway Gardens Park community is very nice with friendly neighbors and has an inviting pool. This home is great to start a family or for empty nesters. This community is close to downtown La Verne, next to restaurants, shopping, schools, churches and public transportation. Please do not let this one get away. It is a great opportunity.

18. 2024-09-26
    listed $165,000 Active 568-char remark

    Show marketing remark (568 chars)

    Price Reduction, Excellent opportunity. This home is located in the prestigious City of La Verne. #163, It features 2 bedrooms and 2 baths with indoor laundry, a beautiful porch for the hot summer's days and a large carport. The Kingsway Gardens Park community is very nice with friendly neighbors and has an inviting pool. This home is great to start a family or for empty nesters. This community is close to downtown La Verne, next to restaurants, shopping, schools, churches and public transportation. Please do not let this one get away. It is a great opportunity.

19. 2006-06-20
    historical
20. 2006-01-20
    listed $60,000
21. 2005-09-02
    historical
22. 2005-07-11
    historical
23. 2005-05-02
    listed $65,000
24. 2005-05-02
    listed $65,000

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $413 · $34/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$802/yr (+$67/mo · 194.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 58% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥99°F today · 18 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: $38,616
• − Mortgage interest: −$8,957
• − Property taxes: −$413
• − Insurance: −$800
• − Repairs & maintenance: −$3,089
• − Management: −$3,089
• − Depreciation: −$4,652
• Taxable income: $17,616
• Est. tax owed @ 24.0%: −$4,228
• After-tax cash flow: $15,004/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.

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

+146.0% since first listed

9 events — show timeline

• 2026-04-19 Price Changed $159,900 CRMLS
• 2025-02-14 Price Changed $164,900 CRMLS
• 2024-09-26 Listed $165,000 CRMLS
• 2006-06-20 Listing Removed — CRMLS
• 2006-01-20 Listed $60,000 CRMLS
• 2005-09-02 Listing Removed — CRMLS
• 2005-07-11 Listing Removed — CRMLS
• 2005-05-02 Listed $65,000 CRMLS
• 2005-05-02 Listed $65,000 CRMLS

Property tax history

+7.3%/yr

Latest (2025): $413 · +7.3% YoY. Source: county tax records.