117 Calle Viejo #117 · Camarillo, CA 93012

$260,000

3 bd · 2.0 ba · 1,566 sqft · Manufactured · 29 Days on market

Built 2003 Good condition 2,614 sqft lot Est $254k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.4/15.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled home with open living area. All rooms painted, new tub in Master Bath. Large living room with fireplace. Excellent location in the park right across from the clubhouse, walk to pool and fitness center

Key facts

• Open living area
• Large living room
• Excellent location

Tags

• REMODELED HOME
• OPEN LIVING AREA
• NEW TUB
• LARGE LIVING ROOM
• FIREPLACE
• EXCELLENT LOCATION

Property features AI

Finance

• Other: Manager approval required for residency; Pets allowed with size limits; Community features include mountainous setting and park
• Financial info: Land lease: $2,075 per month (park)
• HOA & community: Park land lease in effect

Exterior

• Parking: Carport
• Utilities: Public sewer; District/public water
• Home design: Single-story; Mobile home (model SEP357B2) — mobile home remains; Located in Lamplighter MHP community
• Construction: Double body type (multi-unit/mobile home); Listed year built source: public records
• Exterior features: Partial fencing; Community pool; Sprinklers none

Interior

• Kitchen: Refrigerator included
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: High ceilings (9 feet or more); Open floor plan; Community spa access
• Laundry & utility: Washer included; Dryer included; On-site laundry available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $256k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 2.5% in Camarillo — 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 78/100 on livability (#72 in CA, #2,776 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Pleasant Valley (urban): math 43% / reading 57% proficiency, ranked #119 of 517 in CA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.2%/yr); 160 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,759 units permitted in Ventura County in 2024 (1,196 in 5+ unit buildings).
• This rent runs 35% of the median local income ($135k/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 $8k 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 + 1.2% rent growth), your $73k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.

Recommended offer $256,100 (1.5% below list)

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: 1.51% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.67%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $253,692
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
184 Calle De La Rosa	0.11mi	3/2.0	1,568 (+0%)	1mo	$240,000	$153	94
201 Calle de la Rosa Unit .	0.06mi	3/2.0	1,575 (+1%)	10mo	$249,000	$158	88
31 Via Paloma #31	0.26mi	3/2.0	1,620 (+3%)	4mo	$230,000	$142	79
94 Camino Algarve #94	0.06mi	3/2.0	1,440 (-8%)	8mo	$229,792	$160	77
65 Via Sintra #65	0.17mi	2/2.0 (-1)	1,440 (-8%)	1mo	$205,000	$142	73
89 Via Gabilan	0.08mi	2/2.0 (-1)	1,392 (-11%)	4mo	$220,000	$158	69
113 Camino Valverde #113	0.04mi	2/2.5 (-1)	1,392 (-11%)	6mo	$229,000	$165	68
91 Via Gabilan #91	0.08mi	4/2.0 (+1)	1,344 (-14%)	4mo	$249,999	$186	65
57 Via Sintra	0.16mi	3/2.0	1,458 (-7%)	20mo	$245,000	$168	64
30 Via Paloma #30	0.24mi	3/2.0	1,416 (-10%)	10mo	$235,000	$166	64
95 Camino Algarve #95	0.07mi	2/2.0 (-1)	1,344 (-14%)	8mo	$218,000	$162	62
79 Via Marisma #79	0.14mi	3/2.0	1,404 (-10%)	21mo	$249,900	$178	59

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 · 1.22% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.48×
• Total profit: $34,740
• Equity at exit: $38,767

10-year hold

• IRR: 19.8%
• Equity multiple: 2.52×
• Total profit: $110,881
• Equity at exit: $22,480

Cash invested: $72,800 (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 →

ZIP-level market 93012

• Rents YoY: 1.2%
• Active inventory: 160
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,939 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$827
• Net cashflow: $1,315

Break-even live

Break-even rent $2,274

Max offer price $260,000

Occupancy floor 62%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3314 Rockhampton Dr Camarillo, CA	4.0	3.5	1920	$4,100	$2.14	1d	1	0.40mi
313 Westpark Ct Camarillo, CA	2.0	1.0–1.5	838	$3,225	$3.85	1d	2	0.71mi
4597 El Capitan Pl Camarillo, CA	4.0	3.0	2026	$4,900	$2.42	11d	1	0.78mi
389 Castiano St Camarillo, CA	2.0	2.5	1365	$3,500	$2.56	1d	1	0.78mi
5176 Verdugo Way Camarillo, CA	2.0	1.0–2.0	844	$4,077	$4.83	1d	221	1.00mi
197 La Veta Dr Camarillo, CA	3.0	2.0	1443	$4,000	$2.77	1d	1	1.05mi
4708 Via Cupertino Camarillo, CA	4.0	3.0	2213	$4,650	$2.10	10d	1	1.08mi
60 Margarita Ave Camarillo, CA	2.0	2.0	1440	$3,000	$2.08	2d	1	1.25mi
4915 Paseo Montelena Camarillo, CA	4.0	3.0	2213	$4,650	$2.10	10d	1	1.31mi
1157 Via Montoya Camarillo, CA	2.0	2.0	1111	$2,950	$2.66	1d	1	1.43mi
1571 Flynn Rd Camarillo, CA	3.0	1.0–2.0	1081	$3,920	$3.63	1d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $260,000 Active 29 DOM
2. 2026-06-17
   days on market $260,000 Active 28 DOM
3. 2026-06-16
   days on market $260,000 Active 27 DOM
4. 2026-06-15
   days on market $260,000 Active 26 DOM
5. 2026-06-13
   days on market $260,000 Active 24 DOM
6. 2026-06-10
   days on market $260,000 Active 21 DOM
7. 2026-06-09
   days on market $260,000 Active 20 DOM
8. 2026-06-08
   days on market $260,000 Active 19 DOM
9. 2026-06-07
   days on market $260,000 Active 18 DOM
10. 2026-06-05
    days on market $260,000 Active 15 DOM
11. 2026-06-03
    days on market $260,000 Active 14 DOM
12. 2026-06-02
    days on market $260,000 Active 13 DOM
13. 2026-06-01
    days on market $260,000 Active 12 DOM
14. 2026-05-31
    days on market $260,000 Active 11 DOM
15. 2026-05-20
    listed $260,000 Active

ⓘ 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 4/10 Moderate 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,265
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,781
• − Management: −$3,781
• − Depreciation: −$7,564
• Taxable income: $12,375
• Est. tax owed @ 24.0%: −$2,970
• After-tax cash flow: $12,808/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 · 19 photos

Good 75/100 Cosmetic rehab

This remodeled home offers a good condition with updated kitchen and bathrooms, and is located in a desirable park setting with easy access to amenities.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace carpet — improves comfort and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace carpet — improves comfort and aesthetics ↑

ⓘ 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: Pleasant Valley
• NCES district ID: 0630990
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $87,342
• Composite: 46.3/100
• National rank: #2476
• State rank: #119 of 517 in CA

Livability — Camarillo

• Score: 78/100
• State rank: #72
• US rank: #2776

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camarillo, CA
• County: Ventura County · 829,955 people
• City population: 82,539
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 35,791
• Household income: $135,217
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 1204.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 25% Two or more races 16% Asian 13% Black 3%
• Hispanic origin (detail): Mexican 19% Puerto Rican 2%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 73% English-only · Spanish 13% Other Indo-European 3% Tagalog/Filipino 2%

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: ▼ -517.29%
• Current HPI: 276.7695
• Rent YoY: ▲ 1.22%
• 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

1 event — show timeline

• 2026-05-20 Listed $260,000 CRMLS