110 Don Carlos Way · Mira Monte, CA 93023

$229,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured

Est $353k · 35% under

---

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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to the gated Ojai Villa Estates 55+ community. If you're looking for a beautiful well maintained, move-in ready home, look no further! This 3 bed, 2 bath home offers 1,344 square feet of comfortable living space bathed in natural light creating a bright, warm inviting atmosphere. Inside you'll find a balance of carpet and wood-like vinyl flooring that adds both comfort and durability. Enjoy year-round comfort with an updated air conditioning system, newer insulated windows and freshly painted exterior, enhancing both efficiency and curb appeal. The home features a spacious covered porch, ideal for tranquil evenings and mornings to take in the mountain views. Additional features include covered parking, a detached shed, and new fencing for added privacy and defined outdoor space. Enjoy the community pool, spa, clubhouse, gated access to RV storage, nearby bike trails, and more. Ojai's living at its best!

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $229k).
• Cap rate 14.9% vs local median 3.2% in Mira Monte — 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 64/100 on livability (#401 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, crime A-; Watch: amenities F, cost of living F.
• Ojai Unified (suburban): math 27% / reading 43% proficiency, ranked #257 of 517 in CA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 135 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,759 units permitted in Ventura County in 2024 (1,196 in 5+ unit buildings).
• At $4,080/mo this rent would consume 60% of the median local household income ($81k/yr) (locally 723% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Ventura County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $76k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $229,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
3. 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.
4. 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.
5. 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: 1.78% ✓
• Cap rate: 14.89%
• Cash-on-cash: 30.70%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $353,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Don Carlos Way #110	0.00mi	3/2.0	1,344 (0%)	1mo	$300,000	$223	99
56 Don Antonio Way #56	0.15mi	2/2.0 (-1)	1,440 (+7%)	1mo	$270,000	$188	75
11 Don Antonio Way	0.16mi	2/2.0 (-1)	1,248 (-7%)	9mo	$310,000	$248	68
1273 S Rice Rd #12	0.42mi	3/2.0	1,248 (-7%)	2mo	$410,000	$329	67
1273 S Rice Rd #55	0.40mi	3/2.0	1,232 (-8%)	3mo	$320,000	$260	65
16 Don Antonio Way	0.18mi	3/2.0	1,521 (+13%)	6mo	$405,000	$266	65
16 Don Antonio Way #16	0.18mi	3/2.0	1,521 (+13%)	6mo	$405,000	$266	65
1273 S Rice Rd #53	0.40mi	2/2.0 (-1)	1,272 (-5%)	5mo	$425,000	$334	63
950 Woodland Ave #123	0.46mi	3/2.0	1,450 (+8%)	8mo	$325,000	$224	59
950 Woodland Ave #115	0.45mi	3/2.0	1,488 (+11%)	6mo	$325,000	$218	56
1273 S Rice Rd #72	0.48mi	3/2.0	1,498 (+12%)	7mo	$450,000	$300	53
950 Woodland Ave #59	0.45mi	2/2.0 (-1)	1,152 (-14%)	8mo	$302,500	$263	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.05×
• Total profit: $67,447
• Equity at exit: $34,145

10-year hold

• IRR: 33.2%
• Equity multiple: 4.02×
• Total profit: $193,535
• Equity at exit: $19,800

Cash invested: $64,120 (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 93023

• Active inventory: 135
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $4,080 medium
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$857
• Net cashflow: $1,641

Break-even live

Break-even rent $2,003

Max offer price $229,000

Occupancy floor 55%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 S La Luna Ave Ojai, CA	2.0	2.0	1250	$3,600	$2.88	43d	1	0.96mi
218 Barbara St Oak View, CA	3.0	2.0	1786	$3,500	$1.96	16d	1	1.03mi
511 S La Luna Ave Ojai, CA	2.0	1.0	1200	$3,700	$3.08	43d	1	1.18mi
223 S Padre Juan Ave Ojai, CA	3.0	1.0	1050	$3,400	$3.24	16d	1	1.49mi

Listing history 17 events

1. 2026-05-15
   soldstatus $300,000 Closed 929-char remark

   Show marketing remark (929 chars)

   Welcome home to the gated Ojai Villa Estates 55+ community. If you're looking for a beautiful well maintained, move-in ready home, look no further! This 3 bed, 2 bath home offers 1,344 square feet of comfortable living space bathed in natural light creating a bright, warm inviting atmosphere. Inside you'll find a balance of carpet and wood-like vinyl flooring that adds both comfort and durability. Enjoy year-round comfort with an updated air conditioning system, newer insulated windows and freshly painted exterior, enhancing both efficiency and curb appeal. The home features a spacious covered porch, ideal for tranquil evenings and mornings to take in the mountain views. Additional features include covered parking, a detached shed, and new fencing for added privacy and defined outdoor space. Enjoy the community pool, spa, clubhouse, gated access to RV storage, nearby bike trails, and more. Ojai's living at its best!

2. 2026-05-05
   status Pending 929-char remark

   Show marketing remark (929 chars)

   Welcome home to the gated Ojai Villa Estates 55+ community. If you're looking for a beautiful well maintained, move-in ready home, look no further! This 3 bed, 2 bath home offers 1,344 square feet of comfortable living space bathed in natural light creating a bright, warm inviting atmosphere. Inside you'll find a balance of carpet and wood-like vinyl flooring that adds both comfort and durability. Enjoy year-round comfort with an updated air conditioning system, newer insulated windows and freshly painted exterior, enhancing both efficiency and curb appeal. The home features a spacious covered porch, ideal for tranquil evenings and mornings to take in the mountain views. Additional features include covered parking, a detached shed, and new fencing for added privacy and defined outdoor space. Enjoy the community pool, spa, clubhouse, gated access to RV storage, nearby bike trails, and more. Ojai's living at its best!

3. 2026-04-18
   historical Active Under Contract 929-char remark

   Show marketing remark (929 chars)

   Welcome home to the gated Ojai Villa Estates 55+ community. If you're looking for a beautiful well maintained, move-in ready home, look no further! This 3 bed, 2 bath home offers 1,344 square feet of comfortable living space bathed in natural light creating a bright, warm inviting atmosphere. Inside you'll find a balance of carpet and wood-like vinyl flooring that adds both comfort and durability. Enjoy year-round comfort with an updated air conditioning system, newer insulated windows and freshly painted exterior, enhancing both efficiency and curb appeal. The home features a spacious covered porch, ideal for tranquil evenings and mornings to take in the mountain views. Additional features include covered parking, a detached shed, and new fencing for added privacy and defined outdoor space. Enjoy the community pool, spa, clubhouse, gated access to RV storage, nearby bike trails, and more. Ojai's living at its best!

4. 2026-04-09
   listed $305,000 Active 929-char remark

   Show marketing remark (929 chars)

   Welcome home to the gated Ojai Villa Estates 55+ community. If you're looking for a beautiful well maintained, move-in ready home, look no further! This 3 bed, 2 bath home offers 1,344 square feet of comfortable living space bathed in natural light creating a bright, warm inviting atmosphere. Inside you'll find a balance of carpet and wood-like vinyl flooring that adds both comfort and durability. Enjoy year-round comfort with an updated air conditioning system, newer insulated windows and freshly painted exterior, enhancing both efficiency and curb appeal. The home features a spacious covered porch, ideal for tranquil evenings and mornings to take in the mountain views. Additional features include covered parking, a detached shed, and new fencing for added privacy and defined outdoor space. Enjoy the community pool, spa, clubhouse, gated access to RV storage, nearby bike trails, and more. Ojai's living at its best!

5. 2024-04-26
   status Pending
6. 2023-01-20
   listed $229,000
7. 2019-09-27
   soldstatus $94,495 Sold 427-char remark

   Show marketing remark (427 chars)

   Rare three bedroom home in Ojai Villa Senior Park. Lovingly cared for throughout the years, this home offers a spacious living room, and the dining area provides wall to wall shelving behind closet doors. Master suite has a dressing area adjacent to the bath with mirrored closet doors as well as a linen closet. Neat and clean this home is ready for it's new owner. As a bonus, the washer, dryer and refrigerator are included.

8. 2019-09-27
   soldstatus $95,495

   Show marketing remark (427 chars)

   Rare three bedroom home in Ojai Villa Senior Park. Lovingly cared for throughout the years, this home offers a spacious living room, and the dining area provides wall to wall shelving behind closet doors. Master suite has a dressing area adjacent to the bath with mirrored closet doors as well as a linen closet. Neat and clean this home is ready for it's new owner. As a bonus, the washer, dryer and refrigerator are included.

9. 2019-09-18
   status Pending 427-char remark

   Show marketing remark (427 chars)

   Rare three bedroom home in Ojai Villa Senior Park. Lovingly cared for throughout the years, this home offers a spacious living room, and the dining area provides wall to wall shelving behind closet doors. Master suite has a dressing area adjacent to the bath with mirrored closet doors as well as a linen closet. Neat and clean this home is ready for it's new owner. As a bonus, the washer, dryer and refrigerator are included.

10. 2019-09-07
    historical Active Under Contract 427-char remark

    Show marketing remark (427 chars)

    Rare three bedroom home in Ojai Villa Senior Park. Lovingly cared for throughout the years, this home offers a spacious living room, and the dining area provides wall to wall shelving behind closet doors. Master suite has a dressing area adjacent to the bath with mirrored closet doors as well as a linen closet. Neat and clean this home is ready for it's new owner. As a bonus, the washer, dryer and refrigerator are included.

11. 2019-08-24
    price $94,495 427-char remark

    Show marketing remark (427 chars)

    Rare three bedroom home in Ojai Villa Senior Park. Lovingly cared for throughout the years, this home offers a spacious living room, and the dining area provides wall to wall shelving behind closet doors. Master suite has a dressing area adjacent to the bath with mirrored closet doors as well as a linen closet. Neat and clean this home is ready for it's new owner. As a bonus, the washer, dryer and refrigerator are included.

12. 2019-08-07
    price $105,000 427-char remark

    Show marketing remark (427 chars)

    Rare three bedroom home in Ojai Villa Senior Park. Lovingly cared for throughout the years, this home offers a spacious living room, and the dining area provides wall to wall shelving behind closet doors. Master suite has a dressing area adjacent to the bath with mirrored closet doors as well as a linen closet. Neat and clean this home is ready for it's new owner. As a bonus, the washer, dryer and refrigerator are included.

13. 2019-07-30
    price $119,000 427-char remark

    Show marketing remark (427 chars)

    Rare three bedroom home in Ojai Villa Senior Park. Lovingly cared for throughout the years, this home offers a spacious living room, and the dining area provides wall to wall shelving behind closet doors. Master suite has a dressing area adjacent to the bath with mirrored closet doors as well as a linen closet. Neat and clean this home is ready for it's new owner. As a bonus, the washer, dryer and refrigerator are included.

14. 2019-07-21
    status Active 427-char remark

    Show marketing remark (427 chars)

    Rare three bedroom home in Ojai Villa Senior Park. Lovingly cared for throughout the years, this home offers a spacious living room, and the dining area provides wall to wall shelving behind closet doors. Master suite has a dressing area adjacent to the bath with mirrored closet doors as well as a linen closet. Neat and clean this home is ready for it's new owner. As a bonus, the washer, dryer and refrigerator are included.

15. 2019-06-30
    historical Active Under Contract 427-char remark

    Show marketing remark (427 chars)

    Rare three bedroom home in Ojai Villa Senior Park. Lovingly cared for throughout the years, this home offers a spacious living room, and the dining area provides wall to wall shelving behind closet doors. Master suite has a dressing area adjacent to the bath with mirrored closet doors as well as a linen closet. Neat and clean this home is ready for it's new owner. As a bonus, the washer, dryer and refrigerator are included.

16. 2019-06-25
    listed $125,000 Active 427-char remark

    Show marketing remark (427 chars)

    Rare three bedroom home in Ojai Villa Senior Park. Lovingly cared for throughout the years, this home offers a spacious living room, and the dining area provides wall to wall shelving behind closet doors. Master suite has a dressing area adjacent to the bath with mirrored closet doors as well as a linen closet. Neat and clean this home is ready for it's new owner. As a bonus, the washer, dryer and refrigerator are included.

17. 2019-06-25
    listed $94,495

    Show marketing remark (427 chars)

    Rare three bedroom home in Ojai Villa Senior Park. Lovingly cared for throughout the years, this home offers a spacious living room, and the dining area provides wall to wall shelving behind closet doors. Master suite has a dressing area adjacent to the bath with mirrored closet doors as well as a linen closet. Neat and clean this home is ready for it's new owner. As a bonus, the washer, dryer and refrigerator are included.

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

Taxation est. · year 1

• Rental income: $48,960
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$3,917
• − Management: −$3,917
• − Depreciation: −$6,662
• Taxable income: $17,057
• Est. tax owed @ 24.0%: −$4,094
• After-tax cash flow: $15,594/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: Ojai Unified
• NCES district ID: 0628270
• Math proficiency: 27% ▼ -5.00%
• Reading proficiency: 43% ▼ -1.00%
• Median HH income: $67,618
• Composite: 31.97/100
• National rank: #5839
• State rank: #257 of 517 in CA

Livability — Mira Monte

• Score: 64/100
• State rank: #401
• US rank: #13701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mira Monte, CA
• County: Ventura County · 829,955 people
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 21,036
• Household income: $80,927
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 723.0

Population outlook (Ventura County) Hauer SSP2

• Today (2025): 895,754 people
• By 2030: 912,134 · +1.8%
• By 2040: 931,454 · +4.0%
• By 2050: 934,609 · +4.3%
• By 2075: 924,899 · +3.3%
• By 2100: 864,712 · -3.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 20% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 4% Portuguese 3% Italian 2%
• Foreign-born: 15% · Canada, South Korea
• Languages at home: 80% English-only · Spanish 15% German/W. Germanic 2% Other Indo-European 1%

Political lean MEDSL · Ventura

• 2024 margin: D (+15.1) · D 56.1% · R 41.0% · Other 2.9%
• 2008→2024 swing: +2.8pp toward D · 2008: 12.3pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+21.1 2016: D+16.8 2012: D+5.3 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -942.31%
• Current HPI: 331.6103
• Rent YoY: —
• Metro: Oxnard-Thousand Oaks-Ventura, 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

+140.0% since first listed

17 events — show timeline

• 2026-05-15 Sold (MLS) $300,000 OVMLS
• 2026-05-05 Pending — OVMLS
• 2026-04-18 Contingent — OVMLS
• 2026-04-09 Listed $305,000 OVMLS
• 2024-04-26 Pending — OVMLS
• 2023-01-20 Listed $229,000 OVMLS
• 2019-09-27 Sold (MLS) $95,495 OVMLS
• 2019-09-27 Sold (MLS) $94,495 CRMLS
• 2019-09-18 Pending — CRMLS
• 2019-09-07 Contingent — CRMLS
• 2019-08-24 Price Changed $94,495 CRMLS
• 2019-08-07 Price Changed $105,000 CRMLS
• 2019-07-30 Price Changed $119,000 CRMLS
• 2019-07-21 Relisted — CRMLS
• 2019-06-30 Contingent — CRMLS
• 2019-06-25 Listed $94,495 OVMLS
• 2019-06-25 Listed $125,000 CRMLS