74 Don Antonio Way #74 · Mira Monte, CA 93023

$185,000

2 bd · 1.0 ba · 672 sqft · Manufactured · 15 Days on market

Built 1973 Good condition 2,500 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ojai Villa Mobile Estates. Gated Senior Park (55 and older) with pool and club house. Home comes with car port, large covered front patio with Mountain Views. Large yard and storage sheds. Close the front of the park with only one neighbor. Close to bike trail easy access to Starbucks and Rite Aide. 10 minutes to Down town Ojai, 15 minutes to Ventura.

Key facts

• Spacious yard
• Central air and heat
• Corner lot

Tags

• CORNER LOT
• MOUNTAIN VIEWS
• UPDATED FRONT DECK
• SPACIOUS YARD
• CENTRAL AIR AND HEAT
• UPDATED COPPER PLUMBING

Property features AI

Finance

• Financial info: Land lease of $850 per month (seller-provided amount)
• HOA & community: Senior community; Park name: Ojai Villa; Community features include horse trails, golf course, biking, hiking, mountainous terrain, fishing, lake, and nearby preserve/public land; Manager approval required; Pets allowed with size/number/breed restrictions — contact manager

Exterior

• Parking: Attached carport with 2 spaces; Guest parking available
• Utilities: Public sewer; Mutual water company
• Home design: Single-wide mobile home (Baywood model); Mobile dimensions approximately 12' x 56'; Mobile home remains on site; Has a view
• Construction: Pier jacks foundation
• Exterior features: Wood fencing; Sprinklers: none; In-ground community pool (passively heated)

Interior

• Kitchen: Built-in range; Gas oven; Gas water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Community spa; Covered patio and deck
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 3.2% in Mira Monte — 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 64/100 on livability (#401 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, crime A-; Watch: amenities F, cost of living F.
• Ojai Unified (suburban): math 27% / reading 43% proficiency, ranked #257 of 517 in CA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 135 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,759 units permitted in Ventura County in 2024 (1,196 in 5+ unit buildings).
• At $3,285/mo this rent would consume 49% of the median local household income ($81k/yr) (locally 723% 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 $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 + 3.0% rent growth), your $52k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $85k; list at $185k implies a 118% gain — meaningful room to come down on a strong offer.

Recommended offer $182,225 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.78% ✓
• Cap rate: 14.83%
• Cash-on-cash: 30.50%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.04×
• Total profit: $53,912
• Equity at exit: $27,584

10-year hold

• IRR: 32.9%
• Equity multiple: 3.99×
• Total profit: $155,105
• Equity at exit: $15,995

Cash invested: $51,800 (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 93023

• Active inventory: 135
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $3,285 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $1,316

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,444	-5% $1,380	+0% $1,316	+5% $1,252	+10% $1,189
Rent	-10% $1,057	-5% $1,187	+0% $1,316	+5% $1,446	+10% $1,576
Rate	-1.0pp $1,410	-0.5pp $1,363	base $1,316	+0.5pp $1,268	+1.0pp $1,220

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 Highland Dr Ojai, CA	1.0–2.0	1.0	750	$2,995	$3.99	3d	4	0.59mi
240-246 Cruzero St Unit 244 Ojai, CA	1.0	1.0	400	$1,495	$3.74	17d	1	0.67mi

Listing history 12 events

1. 2026-06-21
   days on market $185,000 Active 15 DOM
2. 2026-06-18
   days on market $185,000 Active 12 DOM
3. 2026-06-17
   days on market $185,000 Active 11 DOM
4. 2026-06-16
   days on market $185,000 Active 10 DOM
5. 2026-06-15
   days on market $185,000 Active 9 DOM
6. 2026-06-13
   days on market $185,000 Active 7 DOM
7. 2026-06-13
   days on market $185,000 Active 6 DOM
8. 2026-06-10
   days on market $185,000 Active 4 DOM
9. 2026-06-09
   days on market $185,000 Active 3 DOM
10. 2026-06-08
    days on market $185,000 Active 2 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $185,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $39,416
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$3,153
• − Management: −$3,153
• − Depreciation: −$5,382
• Taxable income: $13,664
• Est. tax owed @ 24.0%: −$3,279
• After-tax cash flow: $12,517/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home in a desirable community offers a good investment opportunity with minimal repairs and updates needed.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New countertops and backsplash in kitchen — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New countertops and backsplash in kitchen — Enhances functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ojai Unified
• NCES district ID: 0628270
• Math proficiency: 27% ▼ -5.00%
• Reading proficiency: 43% ▼ -1.00%
• Median HH income: $67,618
• Composite: 31.97/100
• National rank: #5839
• State rank: #257 of 517 in CA

Livability — Mira Monte

• Score: 64/100
• State rank: #401
• US rank: #13701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mira Monte, CA
• County: Ventura County · 829,955 people
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 21,036
• Household income: $80,927
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 723.0

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 White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 20% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 4% Portuguese 3% Italian 2%
• Foreign-born: 15% · Canada, South Korea
• Languages at home: 80% English-only · Spanish 15% German/W. Germanic 2% Other Indo-European 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: ▼ -942.31%
• Current HPI: 331.6103
• Rent YoY: —
• 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

+86.9% since first listed

9 events — show timeline

• 2026-06-06 Listed $185,000 CRMLS
• 2022-02-01 Sold (MLS) $85,000 OVMLS
• 2022-02-01 Sold (MLS) $85,000 CRMLS
• 2021-11-03 Contingent — CRMLS
• 2021-11-01 Relisted — CRMLS
• 2021-10-26 Contingent — CRMLS
• 2021-10-06 Price Changed $99,000 CRMLS
• 2021-09-16 Listed $104,000 CRMLS
• 2021-07-21 Listed $99,000 OVMLS