42 Calle Paradora St #42 · Camarillo, CA 93009

$100,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 1 Days on market

Built 1976 Fair condition 871 sqft lot Est $159k · 37% under

---

Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Welcome to this charming single wide mobile home in the prestigious Lamplighter Manufactured Home Park in Camarillo. Low maintenance yard with turf and drought resistant landscaping adorn the home. A spacious patio for entertaining brings you to a beautiful white door with glass trim. Upon entering the home, the living room offers lots of windows and plenty of light. The bedrooms are spacious and offer large closets for your wardrobe. Kitchen has laminate counters. Bath has tub and shower as well as a closet. Two sheds offer plenty of storing space. The community features a swimming pool, spa, billiards room plus gym. For you

Key facts

• Low maintenance yard
• Large closets
• Swimming pool

Tags

• LOW MAINTENANCE YARD
• DROUGHT RESISTANT LANDSCAPING
• SPACIOUS PATIO
• LARGE CLOSETS
• TWO SHEDS
• SWIMMING POOL

Property features AI

Finance

• Other: Lot size and dimensions estimated per public records
• HOA & community: Land lease in park (approximately $2,075 monthly); Park name: Lamplighter Manufactured Home Park; Manager approval required; Community features include biking and dog park; Pets allowed with breed restrictions; cats OK

Exterior

• Parking: Two carport spaces (total 2 parking spaces)
• Security: Carbon monoxide detector(s), smoke detector, and security lights
• Utilities: Standard electric service; Public sewer; District/public water
• Home design: Single (manufactured) home — Madison model; Single story; Mobile home remains on site; Mobile dimensions approximately 12' x 60'
• Construction: Year built source: public records
• Exterior features: Patio; Private pool (above-ground, fenced, heated); No fencing around yard; Two sheds on the property; Sprinklers: none; Paved road access

Interior

• Kitchen: Gas cooktop; Gas oven; Microwave; Refrigerator; Dishwasher; Laminate counters
• Bedrooms: All bedrooms on the main level
• Bathrooms: One full bathroom with bathtub and shower-in-tub and bathroom closet
• Heating & cooling: Natural gas heating
• Interior features: One-level home; Entry is five steps up; Laminate counters; Above-ground spa; Carbon monoxide detector(s), smoke detector, and security lights
• Laundry & utility: In-home laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Cap rate 29.5% vs local median 2.5% in Camarillo — 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 78/100 on livability (#72 in CA, #2,776 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Pleasant Valley (urban): math 43% / reading 57% proficiency, ranked #119 of 517 in CA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Rancho Rosal Elementary (math 37% / reading 48%, grade F, #552 of 1,571 statewide, top 35%, 576 students, 33% FRL).
• Market conditions: 1 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 1,759 units permitted in Ventura County in 2024 (1,196 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $100,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1976 — 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: 3.32% ✓
• Cap rate: 29.51%
• Cash-on-cash: 82.93%
• DSCR: 4.69
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $159,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Via Rosal Unit .	0.16mi	2/2.0	720 (0%)	24mo	$159,000	$221	68

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 87.3%
• Equity multiple: 5.83×
• Total profit: $135,346
• Equity at exit: $44,964

10-year hold

• IRR: 86.9%
• Equity multiple: 12.04×
• Total profit: $309,175
• Equity at exit: $69,295

Cash invested: $28,000 (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 93009

• Active inventory: 1
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $3,324 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$698
• Net cashflow: $1,935

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 37%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Westpark Ct Camarillo, CA	2.0	1.0–1.5	838	$3,225	$3.85	1d	2	0.71mi
3065 Village At the Park Dr Camarillo, CA	1.0–2.0	1.0–2.0	753	$3,095	$4.11	1d	4	0.76mi
5176 Verdugo Way Camarillo, CA	2.0	1.0–2.0	844	$4,077	$4.83	1d	221	1.00mi
2400 Pickwick Dr Camarillo, CA	1.0–2.0	1.0	826	$2,850	$3.45	1d	2	1.37mi
1571 Flynn Rd Camarillo, CA	3.0	1.0–2.0	1081	$3,475	$3.21	1d	1	1.46mi

Listing history 3 events

1. 2026-06-09
   price $100,000 Active 1 DOM
2. 2026-06-08
   remarks 699-char remark
3. 2026-06-08
   listed $125,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,892
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$3,191
• − Management: −$3,191
• − Depreciation: −$2,909
• Taxable income: $22,998
• Est. tax owed @ 24.0%: −$5,520
• After-tax cash flow: $17,702/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance, with a focus on the kitchen and bathroom. Upgrades to these areas would significantly enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Major bathroom sink — severe wear and damage
• Moderate exterior siding — visible wear

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace kitchen cabinets — modernizes kitchen
• Resale repair bathroom sink — improves functionality
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom sink · severe wear and damage	Major	$15,000–50,000
exterior siding · visible wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace kitchen cabinets — modernizes kitchen ↑
• Resale repair bathroom sink — improves functionality ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ 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: Pleasant Valley
• NCES district ID: 0630990
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $87,342
• Composite: 46.3/100
• National rank: #2476
• State rank: #119 of 517 in CA

Livability — Camarillo

• Score: 78/100
• State rank: #72
• US rank: #2776

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camarillo, CA

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-08 Listed $125,000 CRMLS