14 Tahquitz Ct #213 · Camarillo, CA 93012

$279,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 289 Days on market

Built 1980 3,920 sqft lot Est $455k · 39% under ↓ 13% since listing

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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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.0/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Newly refreshed photography and virtual staging, highlight this home's true beauty and potential! Exciting NEW opportunity in this premier 55+ active community-LAND PURCHASE is NOW available, creating long-term stability and added value!Enjoy peaceful surroundings, engaging community activities, and a lifestyle centered on ease and connections. A smart, simplified way to embrace resort-style living-without compromise.

Key facts

• 3,920 sq ft lot
• 3 parking spots
• Community pool

Property features AI

Finance

• Other: Manager approval required; Pets allowed
• Financial info: Land lease amount: monthly (park-managed)
• HOA & community: Senior community; Community features include gutters, curbs, and proximity to golf course; Rent includes association dues, trash, water, and sewer; Land lease in park (monthly)

Exterior

• Parking: Attached carport with 3 spaces; RV access/parking; Guest parking available; Park name: Rancho Adolfo Mobile Home Estates
• Security: Carbon monoxide detector(s); Smoke detector
• Utilities: Public/district water; Public sewer; Natural gas available and connected; Electricity connected; Cable available and connected; Telephone available in street; Water connected; Sewer connected
• Home design: Single-story home; Model: Lapaz; Turnkey, updated/remodeled condition; Mobile home remains (24' x 60'); Raised foundation; Faces private paved road
• Construction: Composition roof; Raised foundation; One shed (outbuilding)
• Exterior features: Composition roof; Covered front porch with concrete; Awning; Rain gutters; Shed on property; Patio present; No fencing; Sprinklers none; Landscaped; Cul-de-sac lot; Level with street; Close to clubhouse; No interior steps (accessible); Grab bars in bathroom(s); Parking access as accessibility feature

Interior

• Kitchen: Open kitchen to family room; Gas range and gas oven; Microwave; Refrigerator; Dishwasher; Water heater unit
• Bedrooms: Primary bedroom on main floor; All bedrooms on ground level; Primary suite with primary bathroom
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Upgraded/remodeled baths; Walk-in shower; Double sinks in primary bath; Vanity area
• Heating & cooling: Central cooling with gas; Forced air heating with central furnace
• Interior features: Front door entry; Wet bar; Built-ins; Ceiling fans; Sump pump; Storage space; Granite counters; Carbon monoxide and smoke detectors; Community heated spa
• Laundry & utility: Dedicated laundry room; Washer included; Dryer included; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $279k.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• Market conditions: Rents rising (+1.2%/yr); 160 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $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

• It's been on market 289 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $46k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $245,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.20% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.13%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $455,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Tahquitz Dr #244	0.03mi	2/2.0	1,440 (0%)	13mo	$455,000	$316	87
169 Tahquitz Dr #188	0.05mi	2/2.0	1,536 (+7%)	6mo	$480,000	$313	81
193 Rancho Adolfo	0.20mi	2/2.0	1,536 (+7%)	3mo	$538,500	$351	77
157 Rancho Adolfo Dr #39	0.14mi	2/2.0	1,536 (+7%)	9mo	$539,000	$351	75
59 Caleta Dr #177	0.09mi	2/2.0	1,536 (+7%)	12mo	$480,000	$313	75
50 Tahquitz Ct #249	0.04mi	2/2.0	1,248 (-13%)	2mo	$269,000	$216	74
195 Rancho Adolfo Dr #129	0.18mi	2/2.0	1,488 (+3%)	14mo	$559,950	$376	74
195 Rancho Adolfo Dr	0.18mi	2/—	1,488 (+3%)	14mo	$559,950	$376	74
161 Tahquitz Dr #35	0.16mi	2/2.0	1,248 (-13%)	2mo	$493,000	$395	68
30 Via Paloma #30	0.70mi	3/2.0 (+1)	1,416 (-2%)	10mo	$235,000	$166	51
24 Via Rosal #24	0.74mi	2/2.0	1,292 (-10%)	3mo	$275,000	$213	45
31 Via Paloma #31	0.68mi	3/2.0 (+1)	1,620 (+12%)	4mo	$230,000	$142	39

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 · 1.22% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.94×
• Total profit: $-4,914
• Equity at exit: $41,600

10-year hold

• IRR: 6.0%
• Equity multiple: 1.41×
• Total profit: $31,961
• Equity at exit: $24,123

Cash invested: $78,120 (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 93012

• Rents YoY: 1.2%
• Active inventory: 160
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,358 high
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$705
• Net cashflow: $725

Break-even live

Break-even rent $2,441

Max offer price $279,000

Occupancy floor 73%

Sensitivity live

Price	-10% $917	-5% $821	+0% $725	+5% $628	+10% $532
Rent	-10% $459	-5% $592	+0% $725	+5% $857	+10% $990
Rate	-1.0pp $865	-0.5pp $796	base $725	+0.5pp $652	+1.0pp $579

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
197 La Veta Dr Camarillo, CA	3.0	2.0	1443	$4,000	$2.77	3d	1	0.50mi
1571 Flynn Rd Camarillo, CA	3.0	1.0–2.0	1081	$3,475	$3.21	3d	1	0.59mi
389 Castiano St Camarillo, CA	2.0	2.5	1365	$3,500	$2.56	3d	1	0.75mi
5240 Corte Bocina Camarillo, CA	2.0	2.0	972	$3,090	$3.18	3d	1	0.79mi
5176 Verdugo Way Camarillo, CA	2.0	1.0–2.0	844	$4,077	$4.83	3d	221	0.97mi
7208 Village 7 Unit 7 Camarillo, CA	2.0	2.0	1108	$3,000	$2.71	11d	1	1.06mi
208 Riverdale Ct #715 Camarillo, CA	2.0	2.0	900	$2,800	$3.11	3d	1	1.16mi
1123 Via Montoya Unit 1123 Camarillo, CA	2.0	2.0	994	$2,650	$2.67	11d	1	1.19mi
1157 Via Montoya Camarillo, CA	2.0	2.0	1111	$2,950	$2.66	3d	1	1.20mi
1149 Via Montoya Camarillo, CA	2.0	2.0	994	$3,195	$3.21	3d	1	1.20mi
23115 Village 23 Camarillo, CA	2.0	2.0	1500	$3,850	$2.57	3d	1	1.33mi
3065 Village At the Park Dr Camarillo, CA	1.0–2.0	1.0–2.0	753	$3,095	$4.11	3d	4	1.36mi
313 Westpark Ct Camarillo, CA	2.0	1.0–1.5	838	$3,225	$3.85	3d	2	1.36mi
13104 Village 13 Camarillo, CA	2.0	2.0	1498	$3,400	$2.27	3d	1	1.37mi
23205 Village 23 Camarillo, CA	2.0	2.0	1108	$3,200	$2.89	3d	1	1.38mi
14117 Village 14 Camarillo, CA	2.0	2.0	1836	$3,700	$2.02	3d	1	1.40mi
14104 Village 14 Camarillo, CA	2.0	2.0	1498	$3,800	$2.54	17d	1	1.44mi
15313 Village 15 Camarillo, CA	2.0	2.0	1000	$2,900	$2.90	3d	1	1.44mi
25207 Village 25 Camarillo, CA	2.0	2.0	950	$2,900	$3.05	3d	1	1.45mi
5801 Firebird Ct Camarillo, CA	3.0	2.0	1292	$4,000	$3.10	24d	1	1.50mi

Listing history 30 events

1. 2026-06-21
   days on market $279,000 Active 289 DOM
2. 2026-06-18
   days on market $279,000 Active 286 DOM
3. 2026-06-17
   days on market $279,000 Active 285 DOM
4. 2026-06-16
   days on market $279,000 Active 284 DOM
5. 2026-06-15
   days on market $279,000 Active 283 DOM
6. 2026-06-13
   days on market $279,000 Active 281 DOM
7. 2026-06-10
   days on market $279,000 Active 278 DOM
8. 2026-06-09
   days on market $279,000 Active 277 DOM
9. 2026-06-08
   days on market $279,000 Active 276 DOM
10. 2026-06-07
    days on market $279,000 Active 275 DOM
11. 2026-06-05
    days on market $279,000 Active 272 DOM
12. 2026-06-03
    days on market $279,000 Active 271 DOM
13. 2026-06-02
    days on market $279,000 Active 270 DOM
14. 2026-06-01
    days on market $279,000 Active 269 DOM
15. 2026-05-31
    days on market $279,000 Active 268 DOM
16. 2026-04-23
    status Active
17. 2026-04-23
    price $279,000
18. 2025-12-11
    price $295,000
19. 2025-12-09
    status Active
20. 2025-11-21
    historical Active Under Contract
21. 2025-11-05
    price $310,000
22. 2025-10-09
    status Active
23. 2025-09-26
    historical Active Under Contract
24. 2025-09-09
    price $315,000
25. 2025-08-21
    listed $325,000 Active
26. 2025-08-19
    price $325,000
27. 2025-08-19
    historical $320,000
28. 2004-03-04
    historical
29. 2004-01-21
    listed
30. 2002-11-15
    listed

ⓘ 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 3/10 Moderate FEMA zone X (shaded) · 20% 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: $40,295
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$3,224
• − Management: −$3,224
• − Depreciation: −$8,116
• Taxable income: $4,523
• Est. tax owed @ 24.0%: −$1,086
• After-tax cash flow: $7,610/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: 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
• County: Ventura County · 829,955 people
• City population: 82,539
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 35,791
• Household income: $135,217
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 1204.0

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 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 25% Two or more races 16% Asian 13% Black 3%
• Hispanic origin (detail): Mexican 19% Puerto Rican 2%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 73% English-only · Spanish 13% Other Indo-European 3% Tagalog/Filipino 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: ▼ -517.29%
• Current HPI: 276.7695
• Rent YoY: ▲ 1.22%
• 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

-12.8% since first listed

15 events — show timeline

• 2026-04-23 Relisted — CRMLS
• 2026-04-23 Price Changed $279,000 CRMLS
• 2025-12-11 Price Changed $295,000 CRMLS
• 2025-12-09 Relisted — CRMLS
• 2025-11-21 Contingent — CRMLS
• 2025-11-05 Price Changed $310,000 CRMLS
• 2025-10-09 Relisted — CRMLS
• 2025-09-26 Contingent — CRMLS
• 2025-09-09 Price Changed $315,000 CRMLS
• 2025-08-21 Listed $325,000 CRMLS
• 2025-08-19 Price Changed $325,000 CRMLS
• 2025-08-19 Coming Soon $320,000 CRMLS
• 2004-03-04 Delisted — CRMLS
• 2004-01-21 Listed — CRMLS
• 2002-11-15 Listed — CRMLS

Property tax history

+0.5%/yr

Latest (2025): $225 · +4.6% YoY. Source: county tax records.