72 Suzanne Ct #72 · Thousand Oaks, CA 91320

$285,000

2 bd · 2.0 ba · 1,325 sqft · Manufactured · 146 Days on market

Built 1970 3,038 sqft lot $215/sqft · 14% above area Est $251k · 14% over ↓ 12% 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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• Schools +6.0/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 2-bedroom, 2-bathroom home located in the desirable Ventu Park Villas Estates community. This inviting residence offers comfort, functionality, and numerous upgrades throughout. Step inside to discover a bright, open floor plan enhanced by fresh interior and exterior paint and upgraded windows that fill the spacious living room with natural light. The formal dining area provides an ideal setting for both everyday meals and entertaining guests. The well-appointed kitchen features ample cabinet storage and generous counter space, making meal preparation a breeze. The primary bedroom offers a private retreat with its own en-suite bathroom, complete with an updated vanity and shower. The hall bathroom has also been tastefully updated with a newer vanity and shower. Enjoy relaxing mornings or peaceful afternoons on the covered front porch, while the versatile sunroom provides the perfect space for a home office, hobby room, or creative studio. The private carport offers convenient direct access through the kitchen. Additional upgrades and features include an upgraded HVAC system, updated electrical panel, newer flooring, modern light fixtures, updated plumbing, newer toilet, updated kitchen sink fixtures and garbage disposal, and a separate laundry area. Residents of this well-maintained community enjoy access to resort-style amenities including a pool, spa, and recreation room. Ideally located toward the rear of the community, this home offers added privacy while remaining close to shopping, freeway access, and scenic hiking trails. This move-in ready home is a wonderful opportunity you won't want to miss. Schedule your showing today!

Key facts

• En suite bathroom
• Open floorplan
• Formal dining area

Tags

• OPEN FLOORPLAN
• UPGRADED WINDOWS
• FORMAL DINING AREA
• PLENTY OF CABINET SPACE
• EN SUITE BATHROOM
• UPDATED VANITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $285k.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $285k).
• Recommended offer: $251k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.8% in Thousand Oaks — 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 70/100 on livability (#226 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F, health & safety F.
• Conejo Valley Unified (urban): math 57% / reading 72% proficiency, ranked #59 of 517 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 145 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).

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 146 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1970 — 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: 1.25% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.64%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $251,100
• List price: $285,000
• Delta: 13.50%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 Madonna	0.11mi	2/2.0	1,344 (+1%)	3mo	$310,000	$231	90
50 Saint Charles Ct	0.06mi	2/2.0	1,344 (+1%)	8mo	$300,000	$223	88
73 Farland Dr #73	0.16mi	2/2.0	1,320 (-0%)	12mo	$147,500	$112	82
1 Ortega Dr	0.14mi	2/2.0	1,431 (+8%)	4mo	$345,000	$241	77
12 Robertson Way	0.14mi	2/2.0	1,248 (-6%)	12mo	$240,000	$192	74
99 Jeannine Ct #99	0.07mi	2/2.0	1,440 (+9%)	9mo	$125,000	$87	74
37 PRINGLE Ct	0.07mi	2/2.0	1,440 (+9%)	11mo	$285,000	$198	73
90 Jeannine Ct #90	0.07mi	2/2.0	1,440 (+9%)	11mo	$255,000	$177	73
106 Madonna Ln	0.18mi	2/2.0	1,200 (-9%)	9mo	$173,000	$144	68
254 Farland Dr	0.11mi	2/2.0	1,160 (-12%)	14mo	$234,000	$202	63
102 Madonna Ln #102	0.11mi	2/2.0	1,140 (-14%)	12mo	$120,000	$105	62
166 Phyllis Way #166	0.11mi	3/2.0 (+1)	1,488 (+12%)	12mo	$325,000	$218	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 · 0.3% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-2,002
• Equity at exit: $42,494

10-year hold

• IRR: 5.9%
• Equity multiple: 1.39×
• Total profit: $30,831
• Equity at exit: $24,642

Cash invested: $79,800 (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 91320

• Rents YoY: 0.3%
• Active inventory: 145
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,557 high
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$747
• Net cashflow: $841

Break-even live

Break-even rent $2,493

Max offer price $285,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,038	-5% $939	+0% $841	+5% $742	+10% $644
Rent	-10% $560	-5% $700	+0% $841	+5% $981	+10% $1,122
Rate	-1.0pp $984	-0.5pp $913	base $841	+0.5pp $767	+1.0pp $692

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1384 Ashton Park Ln Newbury Park, CA	3.0	2.5	1447	$3,600	$2.49	17d	1	0.19mi
1570 Silver Shadow Dr Newbury Park, CA	3.0	2.0	1611	$4,100	$2.55	3d	1	0.30mi
161 Heavenly Valley Rd Newbury Park, CA	3.0	2.0	1499	$3,395	$2.26	4d	1	0.34mi
265 McKnight Rd Newbury Park, CA	2.0	3.0	1200	$3,800	$3.17	45d	1	0.44mi
619 Avenida de la Plata Newbury Park, CA	2.0	1.0	882	$2,450	$2.78	4d	1	0.71mi
1800 W Hillcrest Dr Newbury Park, CA	1.0–2.0	1.0	932	$2,917	$3.13	2d	33	0.82mi
2088 W Hillcrest Dr Newbury Park, CA	2.0	1.0–2.0	785	$3,200	$4.08	2d	2	0.97mi
562 Knollview Ln Thousand Oaks, CA	3.0	3.0	1635	$4,150	$2.54	45d	1	1.26mi

Listing history 19 events

1. 2026-06-21
   days on market $285,000 Active 146 DOM
2. 2026-06-18
   days on market $285,000 Active 143 DOM
3. 2026-06-17
   days on market $285,000 Active 142 DOM
4. 2026-06-16
   days on market $285,000 Active 141 DOM
5. 2026-06-15
   days on market $285,000 Active 140 DOM
6. 2026-06-13
   days on market $285,000 Active 138 DOM
7. 2026-06-13
   days on market $285,000 Active 137 DOM
8. 2026-06-10
   days on market $285,000 Active 135 DOM
9. 2026-06-09
   days on market $285,000 Active 134 DOM
10. 2026-06-08
    days on market $285,000 Active 133 DOM
11. 2026-06-07
    days on market $285,000 Active 132 DOM
12. 2026-06-05
    days on market $285,000 Active 129 DOM
13. 2026-06-03
    days on market $285,000 Active 128 DOM
14. 2026-06-02
    days on market $285,000 Active 127 DOM
15. 2026-06-01
    days on market $285,000 Active 126 DOM
16. 2026-05-31
    days on market $285,000 Active 125 DOM
17. 2026-04-20
    price $285,000 1700-char remark

    Show marketing remark (1700 chars)

    Welcome to this beautifully updated 2-bedroom, 2-bathroom home located in the desirable Ventu Park Villas Estates community. This inviting residence offers comfort, functionality, and numerous upgrades throughout. Step inside to discover a bright, open floor plan enhanced by fresh interior and exterior paint and upgraded windows that fill the spacious living room with natural light. The formal dining area provides an ideal setting for both everyday meals and entertaining guests. The well-appointed kitchen features ample cabinet storage and generous counter space, making meal preparation a breeze. The primary bedroom offers a private retreat with its own en-suite bathroom, complete with an updated vanity and shower. The hall bathroom has also been tastefully updated with a newer vanity and shower. Enjoy relaxing mornings or peaceful afternoons on the covered front porch, while the versatile sunroom provides the perfect space for a home office, hobby room, or creative studio. The private carport offers convenient direct access through the kitchen. Additional upgrades and features include an upgraded HVAC system, updated electrical panel, newer flooring, modern light fixtures, updated plumbing, newer toilet, updated kitchen sink fixtures and garbage disposal, and a separate laundry area. Residents of this well-maintained community enjoy access to resort-style amenities including a pool, spa, and recreation room. Ideally located toward the rear of the community, this home offers added privacy while remaining close to shopping, freeway access, and scenic hiking trails. This move-in ready home is a wonderful opportunity you won't want to miss. Schedule your showing today!

18. 2026-02-27
    price $299,000 1700-char remark

    Show marketing remark (1700 chars)

    Welcome to this beautifully updated 2-bedroom, 2-bathroom home located in the desirable Ventu Park Villas Estates community. This inviting residence offers comfort, functionality, and numerous upgrades throughout. Step inside to discover a bright, open floor plan enhanced by fresh interior and exterior paint and upgraded windows that fill the spacious living room with natural light. The formal dining area provides an ideal setting for both everyday meals and entertaining guests. The well-appointed kitchen features ample cabinet storage and generous counter space, making meal preparation a breeze. The primary bedroom offers a private retreat with its own en-suite bathroom, complete with an updated vanity and shower. The hall bathroom has also been tastefully updated with a newer vanity and shower. Enjoy relaxing mornings or peaceful afternoons on the covered front porch, while the versatile sunroom provides the perfect space for a home office, hobby room, or creative studio. The private carport offers convenient direct access through the kitchen. Additional upgrades and features include an upgraded HVAC system, updated electrical panel, newer flooring, modern light fixtures, updated plumbing, newer toilet, updated kitchen sink fixtures and garbage disposal, and a separate laundry area. Residents of this well-maintained community enjoy access to resort-style amenities including a pool, spa, and recreation room. Ideally located toward the rear of the community, this home offers added privacy while remaining close to shopping, freeway access, and scenic hiking trails. This move-in ready home is a wonderful opportunity you won't want to miss. Schedule your showing today!

19. 2026-01-26
    listed $325,000 Active 1700-char remark

    Show marketing remark (1700 chars)

    Welcome to this beautifully updated 2-bedroom, 2-bathroom home located in the desirable Ventu Park Villas Estates community. This inviting residence offers comfort, functionality, and numerous upgrades throughout. Step inside to discover a bright, open floor plan enhanced by fresh interior and exterior paint and upgraded windows that fill the spacious living room with natural light. The formal dining area provides an ideal setting for both everyday meals and entertaining guests. The well-appointed kitchen features ample cabinet storage and generous counter space, making meal preparation a breeze. The primary bedroom offers a private retreat with its own en-suite bathroom, complete with an updated vanity and shower. The hall bathroom has also been tastefully updated with a newer vanity and shower. Enjoy relaxing mornings or peaceful afternoons on the covered front porch, while the versatile sunroom provides the perfect space for a home office, hobby room, or creative studio. The private carport offers convenient direct access through the kitchen. Additional upgrades and features include an upgraded HVAC system, updated electrical panel, newer flooring, modern light fixtures, updated plumbing, newer toilet, updated kitchen sink fixtures and garbage disposal, and a separate laundry area. Residents of this well-maintained community enjoy access to resort-style amenities including a pool, spa, and recreation room. Ideally located toward the rear of the community, this home offers added privacy while remaining close to shopping, freeway access, and scenic hiking trails. This move-in ready home is a wonderful opportunity you won't want to miss. Schedule your showing today!

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,686
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,415
• − Management: −$3,415
• − Depreciation: −$8,291
• Taxable income: $5,901
• Est. tax owed @ 24.0%: −$1,416
• After-tax cash flow: $8,671/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: Conejo Valley Unified
• NCES district ID: 0609640
• Math proficiency: 57% ▬ 0.00%
• Reading proficiency: 72% ▲ 6.00%
• Median HH income: $100,413
• Composite: 59.57/100
• National rank: #914
• State rank: #59 of 517 in CA

Livability — Thousand Oaks

• Score: 70/100
• State rank: #226
• US rank: #7364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thousand Oaks, CA
• County: Ventura County · 829,955 people
• City population: 121,704
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 43,472
• Household income: $148,991
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 756.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 19% Two or more races 16% Asian 11% Black 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 4% Romanian 3% Lithuanian 3%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 12% Other Indo-European 4% Chinese 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: ▼ -917.39%
• Current HPI: 283.6467
• Rent YoY: ▲ 0.30%
• 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

-12.3% since first listed

3 events — show timeline

• 2026-04-20 Price Changed $285,000 CSMAR
• 2026-02-27 Price Changed $299,000 CSMAR
• 2026-01-26 Listed $325,000 CSMAR