245 Gaviota Pl #146 · Oxnard, CA 93033

$279,990

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 2 Days on market

Built 1987 1,296 sqft lot Est $193k · 45% over

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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 +28.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lovely home is 55 and over. It has 2-bedroom 2 full bath with a nice family room or office. This home has Vaulted ceilings and is very bright! The kitchen has counter seating, newer refrigerator and lots of counter space. This home shows very spacious with an open floor plan! Bedrooms are nice sized, and the master bath has a soaking tub and walk-in shower. The living room over looks the kitchen and dining room, with inside laundry room. The yard has room to BBQ or just relax. There are also 2 sheds for storage and a car port. Walking distance to restaurants and to a shopping center. Such a great home!!

Key facts

• 1,296 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Lot and living area sourced from public records
• Financial info: Land lease of $950 monthly (seller-provided); Rent includes pool and sewer
• HOA & community: Senior community; Community features include street lighting and sidewalks; Park name: Imperial Oxnard Mobile Home Park

Exterior

• Parking: Carport with 2 spaces; Guest parking
• Utilities: Public sewer; District/public water
• Home design: Single-story; Mobile home (24' x 52') — mobile home remains
• Construction: Year built (public records); Double-wide mobile home
• Exterior features: Front porch (enclosed); Rear porch; Patio; Fenced yard; Community pool

Interior

• Kitchen: Gas cooktop; Gas oven; Microwave; Refrigerator; Gas water heater
• Bedrooms: Primary bedroom; Primary suite; Separate family room; Bonus room
• Bathrooms: 2 full bathrooms with bathtub
• Heating & cooling: Central furnace
• Interior features: Beamed ceilings; Community spa
• Laundry & utility: Inside laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $280k.

Deal economics

• At list price, monthly cash flow is $875 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Cap rate 10.0% vs local median 2.5% in Oxnard — 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 54/100 on livability (#905 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A-, health & safety A-, housing B; Watch: schools F, crime F, amenities D-.
• Hueneme Elementary (urban): math 17% / reading 30% proficiency, ranked #1,163 of 1,400 in CA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 31 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); solid renter incomes; 1,759 units permitted in Ventura County in 2024 (1,196 in 5+ unit buildings).
• At $3,557/mo this rent would consume 49% of the median local household income ($87k/yr) (locally 1968% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 30y ago; this cycle's ask is 56% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $180k; list at $280k implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $279,990

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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.40%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $193,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Borrego Ave #174	0.09mi	3/—	1,344 (+4%)	7mo	$320,000	$238	84
4160 Petit Dr #39	0.18mi	2/2.0 (-1)	1,344 (+4%)	0mo	$185,000	$138	80
3805 Samuel Dr #183	0.08mi	2/2.0 (-1)	1,248 (-4%)	10mo	$95,000	$76	77
345 Avalon Pl Unit -	0.12mi	3/2.0	1,344 (+4%)	15mo	$345,000	$257	76
360 Lowell Pl #186	0.09mi	3/2.0	1,200 (-7%)	10mo	$193,000	$161	76
140 gaviota Pl #157	0.05mi	2/2.0 (-1)	1,440 (+11%)	1mo	$173,187	$120	73
365 Gaviota Pl #120	0.03mi	2/2.0 (-1)	1,272 (-2%)	22mo	$172,400	$136	73
440 Lowell Pl #102	0.12mi	2/2.0 (-1)	1,344 (+4%)	13mo	$199,900	$149	72
320 Columbia Pl #46	0.16mi	2/2.0 (-1)	1,440 (+11%)	3mo	$195,000	$135	67
285 Ibsen Pl #10	0.03mi	2/— (-1)	1,152 (-11%)	15mo	$223,000	$194	62
4010 Saviers Rd #175	0.08mi	3/2.0	1,422 (+10%)	23mo	$195,000	$137	61
160 Borrego Ave Unit -	0.08mi	2/2.0 (-1)	1,440 (+11%)	17mo	$259,000	$180	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 · 0.01% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $34
• Equity at exit: $41,747

10-year hold

• IRR: 6.3%
• Equity multiple: 1.41×
• Total profit: $31,860
• Equity at exit: $24,208

Cash invested: $78,397 (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 93033

• Rents YoY: 0.0%
• Active inventory: 31
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,557 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$747
• Net cashflow: $875

Break-even live

Break-even rent $2,449

Max offer price $279,990

Occupancy floor 70%

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: $69,998
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4211 Justin Way Oxnard, CA	4.0	2.0	1650	$1,950	$1.18	2d	1	0.27mi
4805 Saviers Rd Oxnard, CA	3.0	2.0	1200	$4,500	$3.75	2d	1	0.55mi
1001 Monet Pl Oxnard, CA	4.0	2.0	1578	$4,000	$2.53	3d	1	0.61mi
4800 Terrace Ave Unit B Oxnard, CA	2.0	2.0	1055	$2,600	$2.46	2d	1	0.81mi
4401 Dallas Dr Oxnard, CA	2.0	1.5	950	$3,272	$3.44	2d	2	0.95mi
5200 S J St Oxnard, CA	1.0–2.0	1.0–1.5	900	$2,820	$3.13	2d	8	0.98mi
826 Camelia Dr Port Hueneme, CA	3.0	2.0	1132	$4,250	$3.75	2d	1	1.11mi
145 34th Ave Port Hueneme, CA	2.0–5.0	1.0–3.0	1872	$3,063	$1.64	2d	1	1.26mi
2065 E Bard Rd Oxnard, CA	3.0	2.5	1249	$3,000	$2.40	23d	1	1.28mi
753 E Port Hueneme Rd Port Hueneme, CA	3.0	2.5	1518	$3,775	$2.49	3d	1	1.40mi
238 E Pleasant Valley Rd Port Hueneme, CA	4.0	3.5	1570	$3,595	$2.29	19d	1	1.42mi

Listing history 3 events

1. 2026-06-18
   days on market $279,990 Coming Soon 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-16
   listed $279,990 Coming Soon 1 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥85°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: $42,686
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,415
• − Management: −$3,415
• − Depreciation: −$8,145
• Taxable income: $6,427
• Est. tax owed @ 24.0%: −$1,543
• After-tax cash flow: $8,960/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: Hueneme Elementary
• NCES district ID: 0617850
• Math proficiency: 17% ▼ -1.00%
• Reading proficiency: 30% ▲ 2.00%
• Median HH income: $57,897
• Composite: 24.64/100
• National rank: #13046
• State rank: #1163 of 1400 in CA

Livability — Oxnard

• Score: 54/100
• State rank: #905
• US rank: #24028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oxnard, CA
• County: Ventura County · 829,955 people
• City population: 213,176
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 78,737
• Household income: $87,309
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 1968.0

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: Predominantly Hispanic (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 36% Asian 7% White 5% Native American 4%
• Hispanic origin (detail): Mexican 82%
• Foreign-born: 41% · Canada, Vietnam
• Languages at home: 20% English-only · Spanish 72% Tagalog/Filipino 4%

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: ▼ -824.11%
• Current HPI: 348.9793
• Rent YoY: ▬ 0.01%
• 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

+55.5% since first listed

12 events — show timeline

• 2026-06-16 Coming Soon $279,990 CRMLS
• 2021-08-31 Sold (MLS) $180,000 CRMLS
• 2021-07-25 Contingent — CRMLS
• 2021-07-19 Listed $180,000 CRMLS
• 2018-06-12 Delisted — CRMLS
• 2018-06-12 Delisted — CRMLS
• 2018-06-12 Delisted — CRMLS
• 2005-03-14 Delisted — CRMLS
• 2005-02-19 Listed — CRMLS
• 1997-07-29 Listed — CRMLS
• 1997-03-27 Listed — CRMLS
• 1996-09-12 Listed — CRMLS

Property tax history

-1.0%/yr

Latest (2025): $297 · -0.2% YoY. Source: county tax records.