102 Fontana Dr #267 · Oxnard, CA 93033

$300,000

3 bd · 2.0 ba · 1,500 sqft · Manufactured · 8 Days on market

Built 2005 Fair condition 1,500 sqft lot Est $344k · 13% under

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Why this score? — see what drove the D+ 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 +13.6/30.0
• ARV discount +13.2/15.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• 1,500 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Located in Oxnard - 5000 subdivision; Mobile home dimensions reported as 1,500 x 1,500 (seller-provided)
• HOA & community: Community features include biking

Exterior

• Parking: 2 parking spaces (includes 2 garage spaces)
• Utilities: Private water; Sewer or septic (unknown)
• Home design: Located in a gated mobile home community (Oxnard Pacific Mobile Estates)
• Construction: Year built reported by seller
• Exterior features: Patio; Yard; Sprinklers: none; Fenced

Interior

• Kitchen: Appliances included
• Bathrooms: 2 full bathrooms
• Interior features: Spa
• Laundry & utility: Laundry available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $300k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $17 ($201/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (11.8% below list).
• Recommended offer: $265k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.5% in Oxnard — 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 54/100 on livability (#905 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A-, health & safety A-, housing B; Watch: schools F, crime F, amenities D-.
• Oxnard Union High (urban): math 28% / reading 51% proficiency, ranked #220 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 31 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).
• This rent runs 36% of the median local income ($87k/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 $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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $264,554 (11.8% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $343,500
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Fontana Dr #104	0.01mi	2/2.0 (-1)	1,440 (-4%)	20mo	$175,000	$122	72
2400 E Pleasant Valley Rd #108	0.45mi	3/2.0	1,344 (-10%)	3mo	$316,000	$235	60
132 Rainbow Dr #158	0.12mi	2/2.0 (-1)	1,344 (-10%)	23mo	$309,000	$230	53
1416 Persimmon Ave #156	0.68mi	3/2.0	1,464 (-2%)	23mo	$335,000	$229	46
4061 Canary Ln #4061	0.70mi	2/2.0 (-1)	1,344 (-10%)	4mo	$275,000	$205	41

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 · 0.01% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-55,234
• Equity at exit: $44,731

10-year hold

• IRR: -19.9%
• Equity multiple: 0.09×
• Total profit: $-76,433
• Equity at exit: $25,939

Cash invested: $84,000 (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 93033

• Rents YoY: 0.0%
• Active inventory: 31
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,646 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $17

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 94%

Sensitivity live

Price	-10% $224	-5% $120	+0% $17	+5% $-87	+10% $-191
Rent	-10% $-192	-5% $-88	+0% $17	+5% $121	+10% $226
Rate	-1.0pp $168	-0.5pp $93	base $17	+0.5pp $-61	+1.0pp $-140

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2131 Vanetta St Oxnard, CA	4.0	2.0	1403	$1,100	$0.78	24d	1	0.86mi
2065 E Bard Rd Oxnard, CA	3.0	2.5	1249	$3,000	$2.40	24d	1	0.93mi

Listing history 7 events

1. 2026-06-19
   days on market $300,000 Active 8 DOM
2. 2026-06-18
   days on market $300,000 Active 7 DOM
3. 2026-06-17
   days on market $300,000 Active 6 DOM
4. 2026-06-16
   days on market $300,000 Active 5 DOM
5. 2026-06-15
   days on market $300,000 Active 4 DOM
6. 2026-06-13
   days on market $300,000 Active 2 DOM
7. 2026-06-12
   listed $300,000 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,746
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,540
• − Management: −$2,540
• − Depreciation: −$8,727
• Taxable loss: −$4,865
• Est. tax savings @ 24.0%: +$1,168
• After-tax cash flow: $1,369/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 · 5 photos

Fair 45/100 Moderate rehab

The home requires significant repairs, particularly to the roof and exterior siding, to improve its condition and value.

Repairs flagged

• Major roof — Significant wear and tear on the roof.
• Moderate exterior siding — Visible wear and discoloration on the exterior siding.

Value-add opportunities

• Both repair and replace roof — A new roof would significantly improve the home's appearance and functionality, enhancing both resale and rental value.
• Both paint exterior siding — Fresh paint would improve the home's curb appeal and potentially increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear on the roof.	Major	$15,000–50,000
exterior siding · Visible wear and discoloration on the exterior siding.	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Both repair and replace roof — A new roof would significantly improve the home's appearance and functionality, enhancing both resale and rental value. ↑
• Both paint exterior siding — Fresh paint would improve the home's curb appeal and potentially increase its 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: Oxnard Union High
• NCES district ID: 0629270
• Math proficiency: 28% ▲ 7.00%
• Reading proficiency: 51% ▲ 11.00%
• Median HH income: $68,770
• Composite: 35.79/100
• National rank: #4835
• State rank: #220 of 517 in CA

Livability — Oxnard

• Score: 54/100
• State rank: #905
• US rank: #24028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oxnard, CA
• County: Ventura County · 829,955 people
• City population: 213,176
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 78,737
• Household income: $87,309
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 1968.0

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 Hispanic (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 36% Asian 7% White 5% Native American 4%
• Hispanic origin (detail): Mexican 82%
• Foreign-born: 41% · Canada, Vietnam
• Languages at home: 20% English-only · Spanish 72% Tagalog/Filipino 4%

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: ▼ -824.11%
• Current HPI: 348.9793
• Rent YoY: ▬ 0.01%
• 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

1 event — show timeline

• 2026-06-11 Listed $300,000 CRMLS