258 El Gallardo #258 · Thousand Oaks, CA 91320

$299,500

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 148 Days on market

Built 1972 $208/sqft · 9% below area Est $330k · 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 +26.9/30.0
• ARV discount +11.7/15.0
• DSCR +9.3/10.0
• 1% rule +7.3/10.0
• 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

Discover exceptional 55+ living in one of the most desirable locations within prestigious Vallecito Estates gated community. This remarkable 2-bedroom, 2-bath home spans 1,440 square feet and offers stunning mountain views from a prime cul-de-sac location. The bright interior features a large living room with picture windows and wood-like laminate flooring flowing into the dining area with built-in hutch. The light-filled kitchen features gas cooktop, abundant storage, and opens into the family room where a slider leads to your private enclosed patio--perfect for year-round relaxation. The spacious master bedroom showcases beautiful views and includes a large walk-in closet plus updated master bath with shower over tub. The guest bath offers a walk-in shower, while the separate laundry room provides excellent storage. Covered carport parking for two vehicles plus storage shed complete the package. Vallecito Estates elevates your lifestyle with resort-caliber amenities including newly renovated clubhouse, heated pool and spa, 18-hole putting green, fitness center, and library. Social opportunities thrive with billiards, ping pong, community kitchen, and outdoor BBQ areas. This peaceful retreat sits among maintained grounds with mountain vistas while gated security ensures privacy in this friendly atmosphere.

Key facts

• Gated community
• Cul-de-sac location
• Updated master bath

Tags

• GATED COMMUNITY
• MOUNTAIN VIEWS
• CUL-DE-SAC LOCATION
• PRIVATE ENCLOSED PATIO
• UPDATED MASTER BATH
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $833 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $9k 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 148 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $36k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; list at $300k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $263,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.92%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (median comp): $330,000
• List price: $299,500
• Delta: -9.24%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
252 El Gallardo	0.01mi	2/2.0	1,428 (-1%)	3mo	$350,000	$245	96
249 El Gallardo	0.02mi	2/2.0	1,440 (0%)	6mo	$340,000	$236	94
277 Monte Vis	0.06mi	2/2.0	1,440 (0%)	11mo	$360,000	$250	88
296 Vista Conejo	0.17mi	3/2.0 (+1)	1,440 (0%)	1mo	$399,000	$277	86
272 Monte Vis	0.04mi	2/2.0	1,348 (-6%)	3mo	$372,000	$276	85
10 La Lomita #0	0.17mi	2/2.0	1,440 (0%)	8mo	$250,000	$174	85
110 La Fortuna #110	0.14mi	2/2.0	1,404 (-2%)	10mo	$260,000	$185	81
46 La Encina	0.18mi	2/2.0	1,344 (-7%)	7mo	$190,000	$141	75
24 La Encina	0.20mi	3/2.0 (+1)	1,344 (-7%)	2mo	$330,000	$246	73
188 La Reina #188	0.12mi	3/2.0 (+1)	1,344 (-7%)	10mo	$267,000	$199	70
238 Vista Conejo	0.15mi	3/2.0 (+1)	1,344 (-7%)	10mo	$334,000	$249	69
19 La Encina #0	0.18mi	3/2.0 (+1)	1,536 (+7%)	8mo	$399,000	$260	69

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-5,128
• Equity at exit: $44,656

10-year hold

• IRR: 4.9%
• Equity multiple: 1.31×
• Total profit: $26,305
• Equity at exit: $25,895

Cash invested: $83,860 (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: 6.8×

Monthly cashflow live

• Estimated rent: $3,675 medium
• Mortgage (P&I): −$1,571
• Tax est. 1.5%: −$374 /mo · $4,492/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$772
• Net cashflow: $833

Break-even live

Break-even rent $2,620

Max offer price $299,500

Occupancy floor 72%

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1194 Vista Canyon Ln Newbury Park, CA	3.0	3.0	1384	$3,800	$2.75	43d	1	0.25mi
1194 Vista Conyon #17 Newbury Park, CA	3.0	2.5	1384	$3,800	$2.75	23d	1	0.25mi
3444 Melvin Ct Newbury Park, CA	3.0	2.0	1308	$3,600	$2.75	10d	1	0.85mi
198 San Vincente Cir Newbury Park, CA	2.0	2.0	1334	$3,500	$2.62	43d	1	0.98mi

Listing history 27 events

1. 2026-06-18
   days on market $299,500 Active 148 DOM
2. 2026-06-17
   days on market $299,500 Active 147 DOM
3. 2026-06-16
   days on market $299,500 Active 146 DOM
4. 2026-06-15
   days on market $299,500 Active 145 DOM
5. 2026-06-13
   days on market $299,500 Active 143 DOM
6. 2026-06-13
   days on market $299,500 Active 142 DOM
7. 2026-06-10
   days on market $299,500 Active 140 DOM
8. 2026-06-09
   days on market $299,500 Active 139 DOM
9. 2026-06-08
   days on market $299,500 Active 138 DOM
10. 2026-06-07
    days on market $299,500 Active 137 DOM
11. 2026-06-05
    days on market $299,500 Active 134 DOM
12. 2026-06-03
    days on market $299,500 Active 133 DOM
13. 2026-06-02
    days on market $299,500 Active 132 DOM
14. 2026-06-01
    days on market $299,500 Active 131 DOM
15. 2026-05-31
    days on market $299,500 Active 130 DOM
16. 2026-05-12
    price $299,500 1328-char remark

    Show marketing remark (1328 chars)

    Discover exceptional 55+ living in one of the most desirable locations within prestigious Vallecito Estates gated community. This remarkable 2-bedroom, 2-bath home spans 1,440 square feet and offers stunning mountain views from a prime cul-de-sac location. The bright interior features a large living room with picture windows and wood-like laminate flooring flowing into the dining area with built-in hutch. The light-filled kitchen features gas cooktop, abundant storage, and opens into the family room where a slider leads to your private enclosed patio--perfect for year-round relaxation. The spacious master bedroom showcases beautiful views and includes a large walk-in closet plus updated master bath with shower over tub. The guest bath offers a walk-in shower, while the separate laundry room provides excellent storage. Covered carport parking for two vehicles plus storage shed complete the package. Vallecito Estates elevates your lifestyle with resort-caliber amenities including newly renovated clubhouse, heated pool and spa, 18-hole putting green, fitness center, and library. Social opportunities thrive with billiards, ping pong, community kitchen, and outdoor BBQ areas. This peaceful retreat sits among maintained grounds with mountain vistas while gated security ensures privacy in this friendly atmosphere.

17. 2026-01-21
    listed $335,000 Active 1328-char remark

    Show marketing remark (1328 chars)

    Discover exceptional 55+ living in one of the most desirable locations within prestigious Vallecito Estates gated community. This remarkable 2-bedroom, 2-bath home spans 1,440 square feet and offers stunning mountain views from a prime cul-de-sac location. The bright interior features a large living room with picture windows and wood-like laminate flooring flowing into the dining area with built-in hutch. The light-filled kitchen features gas cooktop, abundant storage, and opens into the family room where a slider leads to your private enclosed patio--perfect for year-round relaxation. The spacious master bedroom showcases beautiful views and includes a large walk-in closet plus updated master bath with shower over tub. The guest bath offers a walk-in shower, while the separate laundry room provides excellent storage. Covered carport parking for two vehicles plus storage shed complete the package. Vallecito Estates elevates your lifestyle with resort-caliber amenities including newly renovated clubhouse, heated pool and spa, 18-hole putting green, fitness center, and library. Social opportunities thrive with billiards, ping pong, community kitchen, and outdoor BBQ areas. This peaceful retreat sits among maintained grounds with mountain vistas while gated security ensures privacy in this friendly atmosphere.

18. 2025-12-31
    historical
19. 2025-09-03
    listed $350,000 Active
20. 2021-04-19
    historical
21. 2020-05-13
    status Pending
22. 2020-05-13
    soldstatus $160,000 Sold
23. 2020-04-07
    historical Active Under Contract
24. 2020-03-06
    price $169,000
25. 2020-02-02
    listed $179,000 Active
26. 2006-12-10
    listed $199,000
27. 2006-06-08
    listed $215,000

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $44,097
• − Mortgage interest: −$16,777
• − Property taxes: −$4,492
• − Insurance: −$1,498
• − Repairs & maintenance: −$3,528
• − Management: −$3,528
• − Depreciation: −$8,713
• Taxable income: $5,562
• Est. tax owed @ 24.0%: −$1,335
• After-tax cash flow: $8,664/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

+39.3% since first listed

12 events — show timeline

• 2026-05-12 Price Changed $299,500 CRMLS
• 2026-01-21 Listed $335,000 CRMLS
• 2025-12-31 Listing Removed — CRMLS
• 2025-09-03 Listed $350,000 CRMLS
• 2021-04-19 Listing Removed — CSMAR
• 2020-05-13 Pending — CRMLS
• 2020-05-13 Sold (MLS) $160,000 CRMLS
• 2020-04-07 Contingent — CRMLS
• 2020-03-06 Price Changed $169,000 CRMLS
• 2020-02-02 Listed $179,000 CRMLS
• 2006-12-10 Listed $199,000 CSMAR
• 2006-06-08 Listed $215,000 CSMAR