74 Don Antonio Way · Mira Monte, CA 93023

$140,000

2 bd · 1.0 ba · 672 sqft · Manufactured · 155 Days on market

Manufactured home 55+ age-restricted Built 1973 Good condition $208/sqft · 22% below area Est $180k · 22% under ↓ 3% since listing

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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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -5.5

Listing remarks

Welcome home to this charming 2-bedroom, 1-bath residence ideally situated on a desirable corner lot in the highly sought-after Ojai Villa 55+ Community. Offering comfort, convenience, and beautiful mountain views, this well-maintained home is ready for its next owner. Enjoy relaxing mornings and stunning sunsets from the updated front deck, where breathtaking mountain vistas create the perfect backdrop. The spacious yard provides plenty of room for gardening, outdoor entertaining, or simply enjoying the peaceful Ojai lifestyle. Inside, you'll find central air and heat for year-round comfort, along with updated copper plumbing and copper wiring throughout the home.

Key facts

• Spacious yard
• Central air and heat
• Corner lot

Tags

• CORNER LOT
• MOUNTAIN VIEWS
• UPDATED FRONT DECK
• SPACIOUS YARD
• CENTRAL AIR AND HEAT
• UPDATED COPPER PLUMBING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 3.5% 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.
• Zoned schools: Mira Monte Elementary (math 32% / reading 47%, grade F, #621 of 1,571 statewide, top 42%, 293 students, 39% FRL); Matilija Middle (441 students, 41% FRL); Nordhoff High (666 students, 38% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 182 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 32% of the median local income ($81k/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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 1973 — 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 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?
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: 12.57%
• Cash-on-cash: 22.43%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $179,750
• List price: $140,000
• Delta: -22.11%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
848 Woodland Ave #19	0.54mi	1/1.0 (-1)	666 (-1%)	14mo	$425,000	$638	56
11220 N Ventura Ave	0.93mi	2/1.0	672 (0%)	13mo	$660,000	$982	54
1273 S Rice Rd #45	0.32mi	1/1.0 (-1)	800 (+19%)	6mo	$246,800	$309	50
908 Tico Rd	0.69mi	2/1.0	748 (+11%)	11mo	$1,240,000	$1,658	40
320 N Barbara St	1.23mi	2/1.0	776 (+16%)	0mo	$875,000	$1,128	40
1225 S Rice Rd #26	0.37mi	2/1.0	788 (+17%)	22mo	$135,000	$171	40
119 S Arnaz St	1.42mi	2/1.0	624 (-7%)	17mo	$800,000	$1,282	39
229 S Padre Juan Ave	1.30mi	2/1.0	756 (+12%)	10mo	$540,000	$714	36
311 Mesa Dr	1.34mi	2/1.0	720 (+7%)	22mo	$750,000	$1,042	34
95 Taormina Ln	1.35mi	1/1.0 (-1)	760 (+13%)	7mo	$1,149,000	$1,512	33
937 El Camino Corto	0.95mi	1/1.0 (-1)	629 (-6%)	23mo	$702,350	$1,117	30
11195 N Ventura Ave #11	0.96mi	1/1.0 (-1)	560 (-17%)	9mo	$160,000	$286	27

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: 15.3%
• Equity multiple: 1.61×
• Total profit: $24,019
• Equity at exit: $20,874

10-year hold

• IRR: 24.0%
• Equity multiple: 3.07×
• Total profit: $81,147
• Equity at exit: $12,105

Cash invested: $39,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 1 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $215,000 ($269/sqft)
• Median days on market: 67 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -0.5% vs current asking $/sqft

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

ZIP-level market 93023

• Active inventory: 182
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,152 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $733

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 61%

Sensitivity live

Price	-10% $830	-5% $781	+0% $733	+5% $684	+10% $636
Rent	-10% $563	-5% $648	+0% $733	+5% $818	+10% $903
Rate	-1.0pp $803	-0.5pp $768	base $733	+0.5pp $697	+1.0pp $660

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: $35,000
• Closing costs: $4,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240-246 Cruzero St Unit 244 Ojai, CA	1.0	1.0	400	$1,495	$3.74	157d	1	0.59mi
750 Highland Dr Ojai, CA	1.0	1.0	675	$2,538	$3.76	0d	2	0.66mi
710 S La Luna Ave Ojai, CA	1.0	1.0	700	$2,295	$3.28	55d	1	0.77mi
710 S La Luna Ave Ojai, CA	1.0	1.0	700	$2,295	$3.28	125d	1	0.77mi
710 S La Luna Ave Ojai, CA	1.0	1.0	700	$2,295	$3.28	10d	1	0.77mi
117 N Encinal Ave Ojai, CA	1.0	1.0	450	$3,450	$7.67	45d	1	1.48mi

Property features AI

Exterior

• Home design: Residential mobile home
• Exterior features: Covered patio/porchHas a view

Interior

• Flooring: Wood
• Heating & cooling: Forced air heatingNatural gas heating
• Interior features: Wood flooringForced air heating (natural gas)

Listing history 50 events

1. 2026-11-08
   days on market $140,000 Active 155 DOM
2. 2026-11-07
   days on market $140,000 Active 154 DOM
3. 2026-11-06
   days on market $140,000 Active 153 DOM
4. 2026-11-05
   days on market $140,000 Active 152 DOM
5. 2026-11-04
   days on market $140,000 Active 151 DOM
6. 2026-11-02
   days on market $140,000 Active 149 DOM
7. 2026-11-01
   days on market $140,000 Active 148 DOM
8. 2026-10-31
   days on market $140,000 Active 147 DOM
9. 2026-10-30
   days on market $140,000 Active 146 DOM
10. 2026-10-29
    days on market $140,000 Active 145 DOM
11. 2026-10-28
    days on market $140,000 Active 144 DOM
12. 2026-10-27
    days on market $140,000 Active 143 DOM
13. 2026-10-26
    days on market $140,000 Active 142 DOM
14. 2026-10-26
    days on market $140,000 Active 141 DOM
15. 2026-10-24
    days on market $140,000 Active 140 DOM
16. 2026-10-23
    days on market $140,000 Active 139 DOM
17. 2026-10-22
    days on market $140,000 Active 138 DOM
18. 2026-10-21
    days on market $140,000 Active 137 DOM
19. 2026-10-20
    days on market $140,000 Active 136 DOM
20. 2026-10-19
    days on market $140,000 Active 135 DOM
21. 2026-10-18
    days on market $140,000 Active 134 DOM
22. 2026-10-17
    days on market $140,000 Active 133 DOM
23. 2026-10-16
    days on market $140,000 Active 132 DOM
24. 2026-10-15
    days on market $140,000 Active 131 DOM
25. 2026-10-14
    days on market $140,000 Active 130 DOM
26. 2026-10-13
    days on market $140,000 Active 129 DOM
27. 2026-10-12
    days on market $140,000 Active 128 DOM
28. 2026-10-11
    days on market $140,000 Active 127 DOM
29. 2026-10-10
    days on market $140,000 Active 126 DOM
30. 2026-10-09
    pricestatusdays on market $140,000 Active 125 DOM
31. 2026-10-08
    days on market $159,000 Active Under Contract 124 DOM
32. 2026-10-07
    days on market $159,000 Active Under Contract 123 DOM
33. 2026-10-06
    days on market $159,000 Active Under Contract 122 DOM
34. 2026-10-05
    days on market $159,000 Active Under Contract 121 DOM
35. 2026-10-04
    days on market $159,000 Active Under Contract 120 DOM
36. 2026-10-04
    days on market $159,000 Active Under Contract 119 DOM
37. 2026-10-02
    days on market $159,000 Active Under Contract 118 DOM
38. 2026-10-01
    days on market $159,000 Active Under Contract 117 DOM
39. 2026-09-30
    days on market $159,000 Active Under Contract 116 DOM
40. 2026-09-29
    days on market $159,000 Active Under Contract 115 DOM
41. 2026-09-28
    days on market $159,000 Active Under Contract 114 DOM
42. 2026-09-27
    days on market $159,000 Active Under Contract 113 DOM
43. 2026-09-25
    days on market $159,000 Active Under Contract 111 DOM
44. 2026-09-24
    days on market $159,000 Active Under Contract 110 DOM
45. 2026-09-23
    days on market $159,000 Active Under Contract 109 DOM
46. 2026-09-22
    days on market $159,000 Active Under Contract 108 DOM
47. 2026-09-21
    days on market $159,000 Active Under Contract 107 DOM
48. 2026-09-20
    days on market $159,000 Active Under Contract 106 DOM
49. 2026-09-19
    days on market $159,000 Active Under Contract 105 DOM
50. 2026-09-18
    days on market $159,000 Active Under Contract 104 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 4/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,828
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − Depreciation: −$4,073
• Taxable income: $6,980
• Est. tax owed @ 24.0%: −$1,675
• After-tax cash flow: $7,118/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 · 14 photos

Good 80/100 Cosmetic rehab Est. rehab $3,360–$10,080 screening

This well-maintained mobile home in the Ojai Villa 55+ Community is move-in ready with good curb appeal and interior updates. It offers a great opportunity for a potential buyer or investor looking for a turnkey property.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both New flooring in high-traffic areas — Improves aesthetics and durability. ↑
• Both New kitchen appliances — Modernizes the space and adds value. ↑
• Both New bathroom fixtures — Modernizes the space and adds value. ↑

ⓘ 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.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Mira Monte Elementary F CA #621/1,571 Nat'l #19,648/41,679 Middle Matilija Middle High Nordhoff High

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

C Composite livability gradescore 64/100

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 · 895,754 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: 8% of renters

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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%

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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%
• Languages at home: 80% English-only · Spanish 15% German/W. Germanic 2% Other Indo-European 1%

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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

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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

Property features AI

Exterior

• Home design: Residential mobile home
• Exterior features: Covered patio/porchHas a view

Interior

• Flooring: Wood
• Heating & cooling: Forced air heatingNatural gas heating
• Interior features: Wood flooringForced air heating (natural gas)

Price history

-3.2% since first listed

2 events — show timeline

• 2026-06-28 Price Changed $179,000 OVMLS
• 2026-06-07 Listed $185,000 OVMLS