5 Robertson Way #5 · Thousand Oaks, CA 91320

$199,999

2 bd · 2.0 ba · 1,040 sqft · Manufactured · 42 Days on market

Built 1970 3,049 sqft lot $192/sqft · 9% below area Est $220k · 9% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +11.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.0/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lovely upgraded 2 bedroom, 2 bath home is located in the wonderful Ventu Estates 55+ mobile home community. The Master Suite features an extra large bedroom and walk in closet. The remodeled master bath is lovely with a large lighted, mirrored, built in vanity opposite the dual sinks with lighted cabinets. The large attached sun room currently being used as a Reading Cove and exercise room plus storage is space in addition to the stated square footage. It can be accessed from the Master Suite or the Front Porch. Parking can accommodate three cars under the extended width car port. The roof, siding, kitchen, double pane windows/door and bath upgrades plus the 10x10 custom made shed with electricity are all less than 10 years old . The water heater is new. The wiring has been brought up to code, pipes replaced with copper and earthquake bracing in place. There are 2 additional sheds great for garden tools or other storage. Conveniently located just minutes to the freeway, shopping, and the Stagecoach Museum.

Key facts

• 3,049 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Senior community; Community features include street lighting and sidewalks; Land lease: $1,049 monthly (park)

Exterior

• Parking: 2-car garage; 1 carport space; 3 parking spaces total; Located in Ventura Estates mobile home park
• Utilities: Public sewer; District/public water
• Home design: Mobile home (20 ft wide by 52 ft long); Mobile home remains on site
• Construction: Year built: source listed as other
• Exterior features: Community pool (association); Patio/porch: none; Sprinklers: none

Interior

• Kitchen: Gas oven
• Bedrooms: Mobile home configuration (20' x 52')
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Central heating; Central cooling; Fenced yard
• Laundry & utility: On-site laundry available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 144 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $6k 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 + 0.3% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $193,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.64% ✓
• Cap rate: 13.55%
• Cash-on-cash: 25.91%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (median comp): $220,000
• List price: $199,999
• Delta: -9.09%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Farland Dr	0.05mi	2/2.0	1,040 (0%)	14mo	$305,000	$293	86
42 Ortega Dr #42	0.03mi	2/2.0	1,022 (-2%)	19mo	$245,000	$240	80
24 Robertson Way #24	0.00mi	2/2.0	960 (-8%)	14mo	$210,000	$219	76
263 Ortega Dr #263	0.16mi	2/1.0	1,056 (+2%)	18mo	$237,000	$224	71
102 Madonna Ln #102	0.10mi	2/2.0	1,140 (+10%)	12mo	$120,000	$105	69
98 Madonna Ln #98	0.09mi	2/2.0	1,160 (+12%)	17mo	$260,000	$224	62
44 St Charles Ct #44	0.16mi	2/2.0	1,152 (+11%)	16mo	$190,000	$165	61
254 Farland Dr	0.19mi	2/2.0	1,160 (+12%)	14mo	$234,000	$202	60
249 Farland Dr #1	0.17mi	2/2.0	1,140 (+10%)	22mo	$189,000	$166	58
34 Pringle Ct	0.19mi	2/2.0	1,152 (+11%)	20mo	$219,000	$190	57

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: 16.5%
• Equity multiple: 1.64×
• Total profit: $35,968
• Equity at exit: $29,821

10-year hold

• IRR: 23.0%
• Equity multiple: 2.73×
• Total profit: $96,944
• Equity at exit: $17,292

Cash invested: $56,000 (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: 144
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,280 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$689
• Net cashflow: $1,209

Break-even live

Break-even rent $1,750

Max offer price $199,999

Occupancy floor 58%

Sensitivity live

Price	-10% $1,347	-5% $1,278	+0% $1,209	+5% $1,140	+10% $1,071
Rent	-10% $950	-5% $1,079	+0% $1,209	+5% $1,339	+10% $1,468
Rate	-1.0pp $1,310	-0.5pp $1,260	base $1,209	+0.5pp $1,157	+1.0pp $1,104

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: $50,000
• Closing costs: $6,000
• 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	16d	1	0.22mi
161 Heavenly Valley Rd Newbury Park, CA	3.0	2.0	1499	$3,395	$2.26	3d	1	0.39mi
265 McKnight Rd Newbury Park, CA	2.0	3.0	1200	$3,800	$3.17	44d	1	0.43mi
1670 Calle Diamonte Newbury Park, CA	2.0	1.0	810	$2,500	$3.09	44d	1	0.59mi
1670 Calle Diamonte Newbury Park, CA	2.0	1.0	810	$2,500	$3.09	24d	1	0.59mi
619 Avenida de la Plata Newbury Park, CA	2.0	1.0	882	$2,450	$2.78	3d	1	0.71mi
1800 W Hillcrest Dr Newbury Park, CA	1.0–2.0	1.0	932	$2,917	$3.13	2d	33	0.79mi
2088 W Hillcrest Dr Newbury Park, CA	2.0	1.0–2.0	785	$3,200	$4.08	2d	2	0.91mi

Listing history 37 events

1. 2026-06-18
   days on market $199,999 Active 42 DOM
2. 2026-06-17
   days on market $199,999 Active 41 DOM
3. 2026-06-16
   days on market $199,999 Active 40 DOM
4. 2026-06-15
   days on market $199,999 Active 39 DOM
5. 2026-06-13
   days on market $199,999 Active 37 DOM
6. 2026-06-13
   days on market $199,999 Active 36 DOM
7. 2026-06-10
   days on market $199,999 Active 34 DOM
8. 2026-06-09
   days on market $199,999 Active 33 DOM
9. 2026-06-08
   days on market $199,999 Active 32 DOM
10. 2026-06-07
    days on market $199,999 Active 31 DOM
11. 2026-06-05
    days on market $199,999 Active 28 DOM
12. 2026-06-03
    days on market $199,999 Active 27 DOM
13. 2026-06-02
    days on market $199,999 Active 26 DOM
14. 2026-06-01
    days on market $199,999 Active 25 DOM
15. 2026-05-31
    days on market $199,999 Active 24 DOM
16. 2026-05-18
    price $199,999 907-char remark
17. 2026-05-07
    listed $235,000 Active 907-char remark
18. 2026-05-02
    historical
19. 2026-04-09
    listed $235,000 Active
20. 2021-06-20
    historical

    Show marketing remark (1026 chars)

    This lovely upgraded 2 bedroom, 2 bath home is located in the wonderful Ventu Estates 55+ mobile home community. The Master Suite features an extra large bedroom and walk in closet. The remodeled master bath is lovely with a large lighted, mirrored, built in vanity opposite the dual sinks with lighted cabinets. The large attached sun room currently being used as a Reading Cove and exercise room plus storage is space in addition to the stated square footage. It can be accessed from the Master Suite or the Front Porch. Parking can accommodate three cars under the extended width car port. The roof, siding, kitchen, double pane windows/door and bath upgrades plus the 10x10 custom made shed with electricity are all less than 10 years old . The water heater is new. The wiring has been brought up to code, pipes replaced with copper and earthquake bracing in place. There are 2 additional sheds great for garden tools or other storage. Conveniently located just minutes to the freeway, shopping, and the Stagecoach Museum.

21. 2021-06-18
    soldstatus $186,100 Closed Sale

    Show marketing remark (1026 chars)

    This lovely upgraded 2 bedroom, 2 bath home is located in the wonderful Ventu Estates 55+ mobile home community. The Master Suite features an extra large bedroom and walk in closet. The remodeled master bath is lovely with a large lighted, mirrored, built in vanity opposite the dual sinks with lighted cabinets. The large attached sun room currently being used as a Reading Cove and exercise room plus storage is space in addition to the stated square footage. It can be accessed from the Master Suite or the Front Porch. Parking can accommodate three cars under the extended width car port. The roof, siding, kitchen, double pane windows/door and bath upgrades plus the 10x10 custom made shed with electricity are all less than 10 years old . The water heater is new. The wiring has been brought up to code, pipes replaced with copper and earthquake bracing in place. There are 2 additional sheds great for garden tools or other storage. Conveniently located just minutes to the freeway, shopping, and the Stagecoach Museum.

22. 2021-05-26
    status Pending Sale

    Show marketing remark (1026 chars)

    This lovely upgraded 2 bedroom, 2 bath home is located in the wonderful Ventu Estates 55+ mobile home community. The Master Suite features an extra large bedroom and walk in closet. The remodeled master bath is lovely with a large lighted, mirrored, built in vanity opposite the dual sinks with lighted cabinets. The large attached sun room currently being used as a Reading Cove and exercise room plus storage is space in addition to the stated square footage. It can be accessed from the Master Suite or the Front Porch. Parking can accommodate three cars under the extended width car port. The roof, siding, kitchen, double pane windows/door and bath upgrades plus the 10x10 custom made shed with electricity are all less than 10 years old . The water heater is new. The wiring has been brought up to code, pipes replaced with copper and earthquake bracing in place. There are 2 additional sheds great for garden tools or other storage. Conveniently located just minutes to the freeway, shopping, and the Stagecoach Museum.

23. 2021-05-22
    status Active

    Show marketing remark (1026 chars)

    This lovely upgraded 2 bedroom, 2 bath home is located in the wonderful Ventu Estates 55+ mobile home community. The Master Suite features an extra large bedroom and walk in closet. The remodeled master bath is lovely with a large lighted, mirrored, built in vanity opposite the dual sinks with lighted cabinets. The large attached sun room currently being used as a Reading Cove and exercise room plus storage is space in addition to the stated square footage. It can be accessed from the Master Suite or the Front Porch. Parking can accommodate three cars under the extended width car port. The roof, siding, kitchen, double pane windows/door and bath upgrades plus the 10x10 custom made shed with electricity are all less than 10 years old . The water heater is new. The wiring has been brought up to code, pipes replaced with copper and earthquake bracing in place. There are 2 additional sheds great for garden tools or other storage. Conveniently located just minutes to the freeway, shopping, and the Stagecoach Museum.

24. 2021-05-17
    listed $170,000 Active

    Show marketing remark (1026 chars)

    This lovely upgraded 2 bedroom, 2 bath home is located in the wonderful Ventu Estates 55+ mobile home community. The Master Suite features an extra large bedroom and walk in closet. The remodeled master bath is lovely with a large lighted, mirrored, built in vanity opposite the dual sinks with lighted cabinets. The large attached sun room currently being used as a Reading Cove and exercise room plus storage is space in addition to the stated square footage. It can be accessed from the Master Suite or the Front Porch. Parking can accommodate three cars under the extended width car port. The roof, siding, kitchen, double pane windows/door and bath upgrades plus the 10x10 custom made shed with electricity are all less than 10 years old . The water heater is new. The wiring has been brought up to code, pipes replaced with copper and earthquake bracing in place. There are 2 additional sheds great for garden tools or other storage. Conveniently located just minutes to the freeway, shopping, and the Stagecoach Museum.

25. 2021-05-04
    historical $170,000

    Show marketing remark (1026 chars)

    This lovely upgraded 2 bedroom, 2 bath home is located in the wonderful Ventu Estates 55+ mobile home community. The Master Suite features an extra large bedroom and walk in closet. The remodeled master bath is lovely with a large lighted, mirrored, built in vanity opposite the dual sinks with lighted cabinets. The large attached sun room currently being used as a Reading Cove and exercise room plus storage is space in addition to the stated square footage. It can be accessed from the Master Suite or the Front Porch. Parking can accommodate three cars under the extended width car port. The roof, siding, kitchen, double pane windows/door and bath upgrades plus the 10x10 custom made shed with electricity are all less than 10 years old . The water heater is new. The wiring has been brought up to code, pipes replaced with copper and earthquake bracing in place. There are 2 additional sheds great for garden tools or other storage. Conveniently located just minutes to the freeway, shopping, and the Stagecoach Museum.

26. 2018-11-03
    status Pending
27. 2018-11-02
    soldstatus $165,000 Closed
28. 2018-10-05
    status Backup Offers Accepted
29. 2018-10-01
    listed $169,000 Active
30. 2011-04-29
    soldstatus $72,000 Closed
31. 2011-04-29
    soldstatus $72,000
32. 2011-04-15
    historical
33. 2011-04-12
    historical Contingent
34. 2010-11-28
    price $76,000
35. 2010-11-20
    price $89,999
36. 2010-04-26
    listed $104,900 Active
37. 2010-04-25
    listed $76,000

ⓘ 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: $39,360
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,149
• − Management: −$3,149
• − Depreciation: −$5,818
• Taxable income: $12,041
• Est. tax owed @ 24.0%: −$2,890
• After-tax cash flow: $11,618/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

+163.2% since first listed

22 events — show timeline

• 2026-05-18 Price Changed $199,999 CRMLS
• 2026-05-07 Listed $235,000 CRMLS
• 2026-05-02 Listing Removed — CRMLS
• 2026-04-09 Listed $235,000 CRMLS
• 2021-06-20 Listing Removed — CRMLS
• 2021-06-18 Sold (MLS) $186,100 CRMLS
• 2021-05-26 Pending — CRMLS
• 2021-05-22 Relisted — CRMLS
• 2021-05-17 Listed $170,000 CRMLS
• 2021-05-04 Coming Soon $170,000 CRMLS
• 2018-11-03 Pending — CRMLS
• 2018-11-02 Sold (MLS) $165,000 CRMLS
• 2018-10-05 Pending — CRMLS
• 2018-10-01 Listed $169,000 CRMLS
• 2011-04-29 Sold (MLS) $72,000 CSMAR
• 2011-04-29 Sold (MLS) $72,000 CRMLS
• 2011-04-15 Delisted — CRMLS
• 2011-04-12 Contingent — CRMLS
• 2010-11-28 Price Changed $76,000 CRMLS
• 2010-11-20 Price Changed $89,999 CRMLS
• 2010-04-26 Listed $104,900 CRMLS
• 2010-04-25 Listed $76,000 CSMAR