4700 Aurora Dr #25 · San Buenaventura (Ventura), CA 93003

$359,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 67 Days on market

Built 1980 3,860 sqft lot $249/sqft · 9% above area Est $330k · 9% over

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Why this score? — see what drove the D- 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 +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Rent growth +4.0/5.0
• Schools +3.7/10.0
• ARV discount +3.5/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated home located in a desirable 55+ community, offering comfort, space, and effortless living. This spacious 2-bedroom, 2-bath residence features approximately 1,440 sq ft of thoughtfully designed living space, highlighted by new flooring, abundant natural light, and soaring ceilings in the living room enhanced by skylights above. The open-concept kitchen includes an island, perfect for cooking, gathering, and entertaining. The expansive primary suite offers a walk-in closet and an easy-access walk-in shower, while the guest bedroom and bath provide comfort and style with recessed lighting, a refinished tub and shower. Additional features include a beautifully refinished hutch in the dinning area, laminate floors throughout, dual pane windows, stylish window shutters, ceiling fans, a dedicated laundry room with folding space, and generous storage throughout. For a peace of mind, the home is seismically braced. Step outside to enjoy a low-maintenance yard with a private patio, citrus fruit trees, spacious storage shed, and a covered carport accommodating two vehicles. Located near Camino Real Park, this home combines functionality, charm, and convenience--an exceptional opportunity you won't want to miss.

Key facts

• Open-concept kitchen
• New flooring
• Natural light

Tags

• UPDATED HOME
• NEW FLOORING
• NATURAL LIGHT
• SOARING CEILINGS
• SKYLIGHTS
• OPEN-CONCEPT KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $359k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $327k (9.0% below list).
• Recommended offer: $327k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.4% in San Buenaventura (Ventura) — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Ventura Unified (urban): math 33% / reading 48% proficiency, ranked #218 of 517 in CA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elmhurst Elementary (math 22% / reading 32%, grade F, #917 of 1,571 statewide, top 60%, 362 students, 68% FRL); Anacapa Middle (math 19% / reading 36%, grade F, #239 of 498 statewide, top 48%, 691 students, 67% FRL); Buena High (math 38% / reading 67%, grade C-, #289 of 1,170 statewide, top 25%, 1,710 students, 53% FRL) — zoned schools average 63% FRL vs 40% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 91 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,759 units permitted in Ventura County in 2024 (1,196 in 5+ unit buildings).
• This rent runs 38% of the median local income ($104k/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 $11k 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 67 days — a 6% lower offer ($337k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago 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 $275k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $326,837 (9.0% below list)

Questions for the listing agent

1. It's been on market 67 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $330,000
• List price: $359,000
• Delta: 8.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4700 Aurora Dr #75	0.10mi	2/2.0	1,440 (0%)	4mo	$355,000	$247	92
75 Copland Cir #75	0.21mi	2/2.0	1,440 (0%)	5mo	$261,405	$182	86
4700 Aurora Dr #16	0.02mi	2/2.0	1,344 (-7%)	6mo	$373,500	$278	83
79 Copland Cir #79	0.25mi	2/2.0	1,440 (0%)	8mo	$225,000	$156	82
80 Copland Cir #80	0.27mi	2/2.0	1,440 (0%)	7mo	$240,000	$167	81
4700 Aurora Dr #129	0.15mi	2/2.0	1,344 (-7%)	1mo	$365,000	$272	81
54 Copland Cir #54	0.19mi	2/2.0	1,344 (-7%)	1mo	$345,000	$257	79
4700 Aurora Dr #108	0.09mi	2/2.0	1,248 (-13%)	5mo	$309,088	$248	69
24 Debussy Ln #24	0.48mi	2/2.0	1,344 (-7%)	7mo	$355,000	$264	61
73 Gay Dr	0.66mi	3/2.0 (+1)	1,440 (0%)	8mo	$150,000	$104	58
101 Gay Dr Unit .	0.52mi	3/2.0 (+1)	1,568 (+9%)	2mo	$480,000	$306	55
27 Debussy Ln #27	0.52mi	3/2.0 (+1)	1,568 (+9%)	8mo	$450,000	$287	49

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 · 5.88% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.58×
• Total profit: $-41,945
• Equity at exit: $53,528

10-year hold

• IRR: 1.8%
• Equity multiple: 1.14×
• Total profit: $14,381
• Equity at exit: $31,040

Cash invested: $100,520 (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 93003

• Rents YoY: 5.9%
• Active inventory: 91
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,268 high
• Mortgage (P&I): −$1,883
• Tax est. 1.5%: −$449 /mo · $5,385/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $101

Break-even live

Break-even rent $3,140

Max offer price $359,000

Occupancy floor 92%

Sensitivity live

Price	-10% $349	-5% $225	+0% $101	+5% $-23	+10% $-147
Rent	-10% $-157	-5% $-28	+0% $101	+5% $230	+10% $359
Rate	-1.0pp $282	-0.5pp $192	base $101	+0.5pp $8	+1.0pp $-87

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4729 Ellington St Ventura, CA	3.0	2.5	1609	$3,800	$2.36	5d	1	0.23mi
4888 Ellington St Ventura, CA	3.0	2.0	1163	$3,650	$3.14	18d	1	0.31mi
848 Weber Cir Ventura, CA	1.0–2.0	1.0–2.0	845	$4,169	$4.93	3d	47	0.35mi
329 Bucknell Ave Ventura, CA	3.0	2.0	1570	$5,000	$3.18	45d	1	0.49mi
3700 Dean Dr Ventura, CA	2.0	2.0	1173	$2,925	$2.49	45d	2	0.61mi
3700 Dean Dr Ventura, CA	2.0	2.0	1178	$2,900	$2.46	5d	2	0.61mi
1212 Chalmette Ave Ventura, CA	2.0	1.0	882	$2,350	$2.66	45d	1	0.78mi
138 S Bryn Mawr St #6 Ventura, CA	3.0	1.5	1255	$2,995	$2.39	16d	1	0.78mi
138 S Bryn Mawr St #6 Ventura, CA	3.0	1.5	1255	$3,250	$2.59	45d	1	0.78mi
930 Pacific Strand Pl Ventura, CA	1.0–2.0	1.0–2.0	946	$3,245	$3.43	4d	11	0.83mi
618 Kirk Ave Unit 618 Ventura, CA	2.0	1.0	910	$2,395	$2.63	25d	1	0.88mi
3364 Preble Ave Ventura, CA	2.0	2.0	930	$2,895	$3.11	45d	1	0.96mi
3438 San Luis St Unit 3438 Ventura, CA	2.0	1.0	950	$2,800	$2.95	25d	1	0.98mi
3357 Rexford St Ventura, CA	2.0	2.0	1050	$2,795	$2.66	45d	1	0.99mi
3357 Rexford St Ventura, CA	2.0	2.0	1050	$2,675	$2.55	4d	1	0.99mi
3357 Rexford St Ventura, CA	2.0	2.0	1050	$2,675	$2.55	5d	1	0.99mi
3351 Rexford St Ventura, CA	2.0	2.0	1050	$2,675	$2.55	5d	1	0.99mi
1300 Saratoga Ave Ventura, CA	2.0	1.0–1.5	918	$2,648	$2.88	23d	2	1.03mi
1300 Saratoga Ave Ventura, CA	2.0–3.0	1.0–2.0	1004	$2,295	$2.29	45d	2	1.03mi
1241 Cypress Point Ln Ventura, CA	1.0–2.0	1.0–2.0	870	$3,186	$3.66	3d	11	1.06mi
1252 San Simeon Ct #6 Ventura, CA	3.0	2.5	1226	$3,400	$2.77	45d	1	1.13mi
309 Agnus Dr Ventura, CA	3.0	2.0	1286	$4,950	$3.85	46d	1	1.25mi
517 Valmore Ave Ventura, CA	3.0	1.5	1225	$3,900	$3.18	5d	1	1.29mi
6073 Woodland St Ventura, CA	2.0	2.0	925	$2,700	$2.92	21d	1	1.29mi
3098 Channel Dr Ventura, CA	2.0	1.0	995	$2,795	$2.81	3d	1	1.36mi
2991 Loma Vista Rd #2 Ventura, CA	2.0	2.0	1200	$2,800	$2.33	25d	1	1.41mi
2991 Loma Vista Rd #2 Ventura, CA	2.0	2.0	1200	$2,800	$2.33	45d	1	1.41mi
6250 Telegraph Rd Ventura, CA	1.0–2.0	1.0–1.5	824	$2,936	$3.56	3d	4	1.42mi
3275 Hilltop Dr Unit 3271 Ventura, CA	2.0	2.0	1440	$3,395	$2.36	16d	1	1.45mi
3115 Foothill Rd Ventura, CA	3.0	2.0	1300	$4,475	$3.44	25d	1	1.47mi

Listing history 22 events

1. 2026-06-21
   days on market $359,000 Active 67 DOM
2. 2026-06-18
   days on market $359,000 Active 64 DOM
3. 2026-06-17
   days on market $359,000 Active 63 DOM
4. 2026-06-16
   days on market $359,000 Active 62 DOM
5. 2026-06-15
   days on market $359,000 Active 61 DOM
6. 2026-06-13
   days on market $359,000 Active 59 DOM
7. 2026-06-13
   days on market $359,000 Active 58 DOM
8. 2026-06-10
   days on market $359,000 Active 56 DOM
9. 2026-06-09
   days on market $359,000 Active 55 DOM
10. 2026-06-08
    days on market $359,000 Active 54 DOM
11. 2026-06-07
    days on market $359,000 Active 53 DOM
12. 2026-06-05
    days on market $359,000 Active 50 DOM
13. 2026-06-03
    days on market $359,000 Active 49 DOM
14. 2026-06-02
    days on market $359,000 Active 48 DOM
15. 2026-06-02
    price $359,000 Active 47 DOM
16. 2026-05-31
    days on market $364,900 Active 47 DOM
17. 2026-04-14
    listed $364,900 Active 1255-char remark

    Show marketing remark (1255 chars)

    Welcome to this beautifully updated home located in a desirable 55+ community, offering comfort, space, and effortless living. This spacious 2-bedroom, 2-bath residence features approximately 1,440 sq ft of thoughtfully designed living space, highlighted by new flooring, abundant natural light, and soaring ceilings in the living room enhanced by skylights above. The open-concept kitchen includes an island, perfect for cooking, gathering, and entertaining. The expansive primary suite offers a walk-in closet and an easy-access walk-in shower, while the guest bedroom and bath provide comfort and style with recessed lighting, a refinished tub and shower. Additional features include a beautifully refinished hutch in the dinning area, laminate floors throughout, dual pane windows, stylish window shutters, ceiling fans, a dedicated laundry room with folding space, and generous storage throughout. For a peace of mind, the home is seismically braced. Step outside to enjoy a low-maintenance yard with a private patio, citrus fruit trees, spacious storage shed, and a covered carport accommodating two vehicles. Located near Camino Real Park, this home combines functionality, charm, and convenience--an exceptional opportunity you won't want to miss.

18. 2018-11-02
    soldstatus $275,000 Closed 700-char remark

    Show marketing remark (700 chars)

    Designer's Own beautifully appointed Manufactured Home located at the sought after Senior 55+ Patrician MHP community. A light filled home with upgrades that include Plantation Shutters throughout, skylights, newer A/C for warmer days, a large walk-in shower and fresh paint throughout. Outdoors includes a lush and private outdoor space, with new lattice privacy fence at back. Just a short stroll to a Tennis Club and walking trails at neighboring Camino Real Park. Clubhouse offering many amenities including an outdoor heated pool and spa. Just blocks from the Pacific View Mall, Lowe's, Trader Joe's, Restaurants, Medical Facilities, Historic Downtown, Beaches, Harbor and Fwy's 101 & 126.

19. 2018-10-29
    status Pending 700-char remark

    Show marketing remark (700 chars)

    Designer's Own beautifully appointed Manufactured Home located at the sought after Senior 55+ Patrician MHP community. A light filled home with upgrades that include Plantation Shutters throughout, skylights, newer A/C for warmer days, a large walk-in shower and fresh paint throughout. Outdoors includes a lush and private outdoor space, with new lattice privacy fence at back. Just a short stroll to a Tennis Club and walking trails at neighboring Camino Real Park. Clubhouse offering many amenities including an outdoor heated pool and spa. Just blocks from the Pacific View Mall, Lowe's, Trader Joe's, Restaurants, Medical Facilities, Historic Downtown, Beaches, Harbor and Fwy's 101 & 126.

20. 2018-10-16
    status Backup Offers Accepted 700-char remark

    Show marketing remark (700 chars)

    Designer's Own beautifully appointed Manufactured Home located at the sought after Senior 55+ Patrician MHP community. A light filled home with upgrades that include Plantation Shutters throughout, skylights, newer A/C for warmer days, a large walk-in shower and fresh paint throughout. Outdoors includes a lush and private outdoor space, with new lattice privacy fence at back. Just a short stroll to a Tennis Club and walking trails at neighboring Camino Real Park. Clubhouse offering many amenities including an outdoor heated pool and spa. Just blocks from the Pacific View Mall, Lowe's, Trader Joe's, Restaurants, Medical Facilities, Historic Downtown, Beaches, Harbor and Fwy's 101 & 126.

21. 2018-09-17
    listed $285,000 Active 700-char remark

    Show marketing remark (700 chars)

    Designer's Own beautifully appointed Manufactured Home located at the sought after Senior 55+ Patrician MHP community. A light filled home with upgrades that include Plantation Shutters throughout, skylights, newer A/C for warmer days, a large walk-in shower and fresh paint throughout. Outdoors includes a lush and private outdoor space, with new lattice privacy fence at back. Just a short stroll to a Tennis Club and walking trails at neighboring Camino Real Park. Clubhouse offering many amenities including an outdoor heated pool and spa. Just blocks from the Pacific View Mall, Lowe's, Trader Joe's, Restaurants, Medical Facilities, Historic Downtown, Beaches, Harbor and Fwy's 101 & 126.

22. 2002-08-05
    listed

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,220
• − Mortgage interest: −$20,110
• − Property taxes: −$5,385
• − Insurance: −$1,795
• − Repairs & maintenance: −$3,138
• − Management: −$3,138
• − Depreciation: −$10,444
• Taxable loss: −$4,788
• Est. tax savings @ 24.0%: +$1,149
• After-tax cash flow: $2,362/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: Ventura Unified
• NCES district ID: 0640980
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $67,362
• Composite: 36.51/100
• National rank: #4646
• State rank: #218 of 517 in CA

Livability — San Buenaventura (Ventura)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: San Buenaventura (Ventura), CA
• County: Ventura County · 829,955 people
• City population: 83,837
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 52,906
• Household income: $103,761
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 2414.0

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 57% Hispanic / Latino 33% Two or more races 15% Asian 4% Black 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 17% Other Indo-European 1% Arabic 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: ▼ -1074.56%
• Current HPI: 308.6282
• Rent YoY: ▲ 5.88%
• 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

+28.0% since first listed

6 events — show timeline

• 2026-04-14 Listed $364,900 CRMLS
• 2018-11-02 Sold (MLS) $275,000 CRMLS
• 2018-10-29 Pending — CRMLS
• 2018-10-16 Pending — CRMLS
• 2018-09-17 Listed $285,000 CRMLS
• 2002-08-05 Listed — CRMLS

Property tax history

+0.5%/yr

Latest (2025): $264 · +5.5% YoY. Source: county tax records.