3900 E Main St #58 · San Buenaventura (Ventura), CA 93003

$220,000

2 bd · 2.0 ba · 880 sqft · Manufactured · 43 Days on market

Built 2003 880 sqft lot $250/sqft · 16% above area Est $189k · 16% 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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Rent growth +4.0/5.0
• Schools +3.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained home located at 3900 E Main Street in the desirable 55+ community of Sea Esta Village. Built in 2003, this 2-bedroom, 2-bath residence offers a bright and open layout with vaulted ceilings in the living room and kitchen, creating an inviting sense of space. The home features wood-like flooring throughout, fresh interior paint, and the convenience of indoor laundry. Enjoy added value with a Nuvo water filtration system, a Tuff Shed with electrical--perfect for storage or a workspace--and dedicated parking. Ideally situated in midtown Ventura, this home offers easy access to shopping, dining, and major retailers, along with convenient proximity to the 101 and 126 freeways. Just a short drive to Ventura's beaches and harbor, you'll enjoy coastal living and ocean breezes year-round. Residents of Sea Esta Village recently benefited from community road improvements within the park. This is a wonderful opportunity to enjoy comfortable, low-maintenance living in a central and highly accessible Ventura location- perfect for everyday living or a beachside getaway.

Key facts

• Dedicated parking
• Built 2003
• Listed 43 days

Tags

• NUVO WATER FILTRATION SYSTEM
• TUFF SHED WITH ELECTRICAL
• DEDICATED PARKING
• EASY ACCESS TO SHOPPING
• SHORT DRIVE TO BEACHES

Property features AI

Finance

• Other: Includes Tuff Shed; Standard listing conditions
• Financial info: Listing accepts Cash, Conventional financing, or Cash to existing loan; property offered as-is; land lease type: Lease

Exterior

• Parking: No garage
• Home design: Residential property, single-story; Entry level: 2
• Construction: Built in 2003
• Exterior features: Ground-level entry with steps; No private pool or spa; Located in a senior community; No significant view

Interior

• Bedrooms: 2 bedrooms
• Flooring: Sheet vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan(s)
• Interior features: 880 sq ft living area (public records); No fireplace; Sheet vinyl flooring; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 C — 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.
• Market conditions: Rents rising fast (+5.9%/yr); 92 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 32% 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 $7k 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 + 5.9% rent growth), your $62k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 9.88%
• Cash-on-cash: 12.81%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (median comp): $189,469
• List price: $220,000
• Delta: 16.11%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3900 E MAIN St #21	0.02mi	2/1.0	1,008 (+14%)	7mo	$207,000	$205	65
3900 E Main St #36	0.02mi	2/1.0	756 (-14%)	17mo	$110,000	$146	57
3900 E Main St #70	0.05mi	2/1.5	750 (-15%)	24mo	$100,000	$133	51

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: 5.9%
• Equity multiple: 1.24×
• Total profit: $14,499
• Equity at exit: $32,803

10-year hold

• IRR: 17.7%
• Equity multiple: 2.66×
• Total profit: $102,515
• Equity at exit: $19,022

Cash invested: $61,600 (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: 92
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,757 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $658

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 71%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3462 Preble Ave Unit 3462 Ventura, CA	1.0	1.0	642	$2,095	$3.26	43d	1	0.36mi
618 Kirk Ave Unit 618 Ventura, CA	2.0	1.0	910	$2,395	$2.63	23d	1	0.41mi
3364 Preble Ave Ventura, CA	2.0	2.0	930	$2,895	$3.11	43d	1	0.44mi
609 Kirk Ave Unit 609 Ventura, CA	1.0	1.0	642	$1,995	$3.11	3d	1	0.44mi
3357 Rexford St Ventura, CA	2.0	2.0	1050	$2,675	$2.55	3d	1	0.45mi
3357 Rexford St Ventura, CA	2.0	2.0	1050	$2,675	$2.55	2d	1	0.45mi
3357 Rexford St Ventura, CA	2.0	2.0	1050	$2,795	$2.66	43d	1	0.45mi
3351 Rexford St Ventura, CA	2.0	2.0	1050	$2,675	$2.55	3d	1	0.46mi
862 Empire Ave Unit 862 Ventura, CA	1.0	1.0	786	$2,050	$2.61	2d	1	0.46mi
848 Weber Cir Ventura, CA	1.0–2.0	1.0–2.0	845	$4,169	$4.93	1d	47	0.71mi
61 Redwood Ave Ventura, CA	2.0	1.0	765	$2,850	$3.73	43d	1	0.78mi
61 Redwood Ave Ventura, CA	2.0	1.0	785	$3,050	$3.89	23d	1	0.78mi
3098 Channel Dr Ventura, CA	2.0	1.0	995	$2,795	$2.81	1d	1	0.82mi
3901 Sheldon Dr Ventura, CA	1.0	1.0	625	$2,295	$3.67	16d	2	0.91mi
3438 San Luis St Unit 3438 Ventura, CA	2.0	1.0	950	$2,800	$2.95	23d	1	0.93mi
1212 Chalmette Ave Ventura, CA	2.0	1.0	882	$2,350	$2.66	43d	1	1.12mi
401 Rancho Dr Ventura, CA	3.0	2.0	1093	$5,500	$5.03	43d	1	1.19mi
1300 Saratoga Ave #500 Ventura, CA	2.0	1.0	873	$2,900	$3.32	3d	1	1.26mi
2767 Harbor Blvd Ventura, CA	2.0	1.5	1046	$3,500	$3.35	43d	1	1.27mi
930 Pacific Strand Pl Ventura, CA	1.0–2.0	1.0–2.0	946	$3,245	$3.43	2d	11	1.27mi
1300 Saratoga Ave Ventura, CA	2.0–3.0	1.0–2.0	1004	$2,295	$2.29	43d	2	1.35mi
1300 Saratoga Ave Ventura, CA	2.0	1.0–1.5	918	$2,648	$2.88	21d	2	1.35mi
5525 Ralston St Ventura, CA	1.0	1.0	714	$2,524	$3.53	2d	3	1.45mi
1241 Cypress Point Ln Ventura, CA	1.0–2.0	1.0–2.0	870	$3,186	$3.66	1d	11	1.45mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $220,000 Pending 43 DOM
2. 2026-06-05
   days on market $220,000 Active 42 DOM

   Show marketing remark (1108 chars)

   Welcome to this well-maintained home located at 3900 E Main Street in the desirable 55+ community of Sea Esta Village. Built in 2003, this 2-bedroom, 2-bath residence offers a bright and open layout with vaulted ceilings in the living room and kitchen, creating an inviting sense of space. The home features wood-like flooring throughout, fresh interior paint, and the convenience of indoor laundry. Enjoy added value with a Nuvo water filtration system, a Tuff Shed with electrical--perfect for storage or a workspace--and dedicated parking. Ideally situated in midtown Ventura, this home offers easy access to shopping, dining, and major retailers, along with convenient proximity to the 101 and 126 freeways. Just a short drive to Ventura's beaches and harbor, you'll enjoy coastal living and ocean breezes year-round. Residents of Sea Esta Village recently benefited from community road improvements within the park. This is a wonderful opportunity to enjoy comfortable, low-maintenance living in a central and highly accessible Ventura location- perfect for everyday living or a beachside getaway.

3. 2026-06-03
   days on market $220,000 Active 41 DOM
4. 2026-06-02
   days on market $220,000 Active 40 DOM
5. 2026-06-01
   days on market $220,000 Active 39 DOM
6. 2026-05-31
   days on market $220,000 Active 38 DOM
7. 2026-04-23
   listed $220,000 Active 1109-char remark
8. 2026-04-22
   listed $220,000 Active 1108-char remark

   Show marketing remark (1108 chars)

   Welcome to this well-maintained home located at 3900 E Main Street in the desirable 55+ community of Sea Esta Village. Built in 2003, this 2-bedroom, 2-bath residence offers a bright and open layout with vaulted ceilings in the living room and kitchen, creating an inviting sense of space. The home features wood-like flooring throughout, fresh interior paint, and the convenience of indoor laundry. Enjoy added value with a Nuvo water filtration system, a Tuff Shed with electrical--perfect for storage or a workspace--and dedicated parking. Ideally situated in midtown Ventura, this home offers easy access to shopping, dining, and major retailers, along with convenient proximity to the 101 and 126 freeways. Just a short drive to Ventura's beaches and harbor, you'll enjoy coastal living and ocean breezes year-round. Residents of Sea Esta Village recently benefited from community road improvements within the park. This is a wonderful opportunity to enjoy comfortable, low-maintenance living in a central and highly accessible Ventura location- perfect for everyday living or a beachside getaway.

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 17 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: $33,084
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,647
• − Management: −$2,647
• − Depreciation: −$6,400
• Taxable income: $4,667
• Est. tax owed @ 24.0%: −$1,120
• After-tax cash flow: $6,772/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

+0.0% since first listed

4 events — show timeline

• 2026-06-05 Pending — CSMAR
• 2026-06-05 Pending — CSMAR
• 2026-04-23 Listed $220,000 CSMAR
• 2026-04-22 Listed $220,000 CSMAR