1150 Ventura Blvd #77 · Camarillo, CA 93010

$315,000

3 bd · 2.0 ba · 1,484 sqft · Manufactured · 110 Days on market

Built 2025

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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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AN UNBELIVEABLE BUY IN A GATE COMMUNITY FOR SENORS. A 2 bedroom with 2 full bathrooms. situated in prime location from traffic. kitchen, dining area, a din room, living room with bar. The Estate is selling the home in it currently conditions. This active 55+ community park offers a clubhouse, pool, Spa, Fitness Center, billiards room, game room, TV lounge, kitchen, shuffleboard area. RV storage, and pet-friendly policies. Located near factory outlet shopping, restaurants, and several beaches

Key facts

• Fitness center
• Clubhouse
• Billiards

Tags

• POOL
• SPA
• CLUBHOUSE
• FITNESS CENTER
• SHUFFLEBOARD
• BILLIARDS

Property features AI

Finance

• Other: Park name: Camarillo Mobile Estates; Near the 101 freeway
• HOA & community: Senior community; Manager approval required; Pets allowed with breed restrictions; Land lease: $2,060 monthly

Exterior

• Parking: Carport (1 covered space); Has parking
• Utilities: Standard electric; Natural gas connected; Electricity connected; Water connected (District/Public); Public sewer
• Home design: Mobile home (double-wide); Model 28563P; Single-story; Entry level: 1; Mobile dimensions approximately 28 ft by 56 ft
• Construction: Shingle roof; Drywall walls; Mobile home remains on site; Year built source: Builder
• Exterior features: Patio; Community pool; Close to clubhouse; Street lighting (community)

Interior

• Kitchen: Gas cooktop; Microwave; Refrigerator; Dishwasher; Garbage disposal; Water heater unit
• Bedrooms: Entry level: 1
• Bathrooms: 2 full bathrooms; Shower in tub
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Ceiling fan; Front and back door entries; Screens on windows; One-level home; Community spa
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $315k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $315k).
• Recommended offer: $287k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 (+3.4%/yr); 112 active listings in the ZIP; 20 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 38% of the median local income ($111k/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 $9k 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.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.
• Current owner paid $35k; list at $315k implies a 800% gain — meaningful room to come down on a strong offer.

Recommended offer $286,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $182,532
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1150 Ventura Blvd #10	0.08mi	2/2.0 (-1)	1,460 (-2%)	4mo	$209,000	$143	86
1150 Ventura Blvd #62	0.13mi	2/2.0 (-1)	1,440 (-3%)	0mo	$199,000	$138	84
1150 Ventura Blvd #103	0.03mi	2/2.0 (-1)	1,440 (-3%)	15mo	$125,000	$87	76
1150 Ventura Blvd #66	0.00mi	2/1.5 (-1)	1,440 (-3%)	20mo	$130,000	$90	72
1150 Ventura Blvd #14	0.00mi	3/2.0	1,392 (-6%)	22mo	$130,000	$93	72
1150 Ventura Blvd #27	0.08mi	3/2.0	1,600 (+8%)	16mo	$212,000	$133	70
1150 Ventura Blvd #119	0.08mi	3/2.0	1,344 (-9%)	13mo	$165,000	$123	70

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 · 3.35% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-13,354
• Equity at exit: $46,968

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $40,547
• Equity at exit: $27,235

Cash invested: $88,200 (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 →

ZIP-level market 93010

• Rents YoY: 3.4%
• Active inventory: 112
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,479 high
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$731
• Net cashflow: $572

Break-even live

Break-even rent $2,756

Max offer price $315,000

Occupancy floor 79%

Sensitivity live

Price	-10% $789	-5% $680	+0% $572	+5% $463	+10% $354
Rent	-10% $297	-5% $434	+0% $572	+5% $709	+10% $846
Rate	-1.0pp $730	-0.5pp $652	base $572	+0.5pp $490	+1.0pp $407

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
921 Paseo Camarillo Camarillo, CA	1.0–3.0	1.0–2.5	1008	$3,287	$3.26	2d	25	0.46mi
361 Jalisco Ct Camarillo, CA	3.0	2.5	1467	$3,400	$2.32	2d	1	0.51mi
645 Lantana St Camarillo, CA	2.0	1.0–2.0	753	$2,660	$3.53	2d	9	0.53mi
811 Paseo Camarillo Camarillo, CA	1.0–2.0	1.0–2.0	840	$2,779	$3.31	2d	3	0.53mi
552 Chapala Dr Camarillo, CA	3.0	2.0	1460	$3,750	$2.57	15d	1	0.61mi
560 Chapala Dr Camarillo, CA	3.0	2.5	1467	$3,850	$2.62	2d	1	0.61mi
1775 Monte Vista Dr Camarillo, CA	3.0	2.0	1435	$3,495	$2.44	11d	1	0.61mi
555 Rosewood Ave Camarillo, CA	1.0–2.0	1.0–1.5	856	$2,851	$3.33	2d	9	0.65mi
492 Paseo del Valle Camarillo, CA	3.0	3.0	1511	$3,900	$2.58	2d	1	0.65mi
2024 Ventura Blvd Camarillo, CA	2.0	1.0	875	$2,800	$3.20	2d	1	0.66mi
390 Paseo Camarillo Camarillo, CA	1.0–2.0	1.0–2.0	890	$3,300	$3.71	2d	11	0.68mi
530 Calle La Roda Camarillo, CA	1.0–2.0	1.0	835	$2,750	$3.29	2d	1	0.82mi
663 Avenida Magdalena Camarillo, CA	4.0	2.5	1828	$4,395	$2.40	19d	1	0.83mi
2400 Pickwick Dr Camarillo, CA	1.0–2.0	1.0	826	$2,850	$3.45	2d	2	1.12mi
668 Spring Oak Rd Camarillo, CA	1.0–3.0	1.0–2.0	1047	$3,946	$3.77	2d	23	1.16mi
140 Spanish Moss Pl #15 Camarillo, CA	3.0	2.0	1333	$3,500	$2.63	24d	1	1.17mi
876 Palmer Ave Camarillo, CA	3.0	2.0	1851	$3,999	$2.16	11d	1	1.17mi
231 Camino Toluca Camarillo, CA	3.0	2.5	1657	$3,850	$2.32	2d	1	1.41mi
3065 Village At the Park Dr Camarillo, CA	1.0–2.0	1.0–2.0	753	$3,095	$4.11	2d	4	1.44mi
313 Westpark Ct Camarillo, CA	2.0	1.0–1.5	838	$3,225	$3.85	2d	2	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $315,000 Active 110 DOM
2. 2026-06-17
   days on market $315,000 Active 109 DOM
3. 2026-06-16
   days on market $315,000 Active 108 DOM
4. 2026-06-15
   days on market $315,000 Active 107 DOM
5. 2026-06-13
   days on market $315,000 Active 105 DOM
6. 2026-06-10
   days on market $315,000 Active 102 DOM
7. 2026-06-09
   days on market $315,000 Active 101 DOM
8. 2026-06-08
   days on market $315,000 Active 100 DOM
9. 2026-06-07
   days on market $315,000 Active 99 DOM
10. 2026-06-05
    days on market $315,000 Active 96 DOM
11. 2026-06-03
    days on market $315,000 Active 95 DOM
12. 2026-06-02
    days on market $315,000 Active 94 DOM
13. 2026-06-01
    days on market $315,000 Active 93 DOM
14. 2026-05-31
    days on market $315,000 Active 92 DOM
15. 2026-04-11
    status Active
16. 2026-03-24
    status Pending Sale
17. 2026-02-10
    listed $315,000 Active
18. 2025-05-14
    soldstatus $35,000 Closed Sale 496-char remark

    Show marketing remark (496 chars)

    AN UNBELIVEABLE BUY IN A GATE COMMUNITY FOR SENORS. A 2 bedroom with 2 full bathrooms. situated in prime location from traffic. kitchen, dining area, a din room, living room with bar. The Estate is selling the home in it currently conditions. This active 55+ community park offers a clubhouse, pool, Spa, Fitness Center, billiards room, game room, TV lounge, kitchen, shuffleboard area. RV storage, and pet-friendly policies. Located near factory outlet shopping, restaurants, and several beaches

19. 2025-04-10
    status Pending Sale 496-char remark

    Show marketing remark (496 chars)

    AN UNBELIVEABLE BUY IN A GATE COMMUNITY FOR SENORS. A 2 bedroom with 2 full bathrooms. situated in prime location from traffic. kitchen, dining area, a din room, living room with bar. The Estate is selling the home in it currently conditions. This active 55+ community park offers a clubhouse, pool, Spa, Fitness Center, billiards room, game room, TV lounge, kitchen, shuffleboard area. RV storage, and pet-friendly policies. Located near factory outlet shopping, restaurants, and several beaches

20. 2025-03-24
    status Active 496-char remark

    Show marketing remark (496 chars)

    AN UNBELIVEABLE BUY IN A GATE COMMUNITY FOR SENORS. A 2 bedroom with 2 full bathrooms. situated in prime location from traffic. kitchen, dining area, a din room, living room with bar. The Estate is selling the home in it currently conditions. This active 55+ community park offers a clubhouse, pool, Spa, Fitness Center, billiards room, game room, TV lounge, kitchen, shuffleboard area. RV storage, and pet-friendly policies. Located near factory outlet shopping, restaurants, and several beaches

21. 2025-03-22
    status Pending Sale 496-char remark

    Show marketing remark (496 chars)

    AN UNBELIVEABLE BUY IN A GATE COMMUNITY FOR SENORS. A 2 bedroom with 2 full bathrooms. situated in prime location from traffic. kitchen, dining area, a din room, living room with bar. The Estate is selling the home in it currently conditions. This active 55+ community park offers a clubhouse, pool, Spa, Fitness Center, billiards room, game room, TV lounge, kitchen, shuffleboard area. RV storage, and pet-friendly policies. Located near factory outlet shopping, restaurants, and several beaches

22. 2025-03-15
    listed $39,000 Active 496-char remark

    Show marketing remark (496 chars)

    AN UNBELIVEABLE BUY IN A GATE COMMUNITY FOR SENORS. A 2 bedroom with 2 full bathrooms. situated in prime location from traffic. kitchen, dining area, a din room, living room with bar. The Estate is selling the home in it currently conditions. This active 55+ community park offers a clubhouse, pool, Spa, Fitness Center, billiards room, game room, TV lounge, kitchen, shuffleboard area. RV storage, and pet-friendly policies. Located near factory outlet shopping, restaurants, and several beaches

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,750
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,340
• − Management: −$3,340
• − Depreciation: −$9,164
• Taxable income: $1,961
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $6,389/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: 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): 46,748
• Household income: $111,176
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 1878.0

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 0.62)
• Race & ethnicity: White 50% Hispanic / Latino 34% Two or more races 15% Asian 8% Black 3%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 15% · Canada, South Korea, China
• Languages at home: 74% English-only · Spanish 17% Other Indo-European 2% 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: ▼ -906.39%
• Current HPI: 283.5793
• Rent YoY: ▲ 3.35%
• 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

+707.7% since first listed

8 events — show timeline

• 2026-04-11 Relisted — CRMLS
• 2026-03-24 Pending — CRMLS
• 2026-02-10 Listed $315,000 CRMLS
• 2025-05-14 Sold (MLS) $35,000 CRMLS
• 2025-04-10 Pending — CRMLS
• 2025-03-24 Relisted — CRMLS
• 2025-03-22 Pending — CRMLS
• 2025-03-15 Listed $39,000 CRMLS