246 Dinsmore Dr #40 · Thousand Oaks, CA 91362

$249,950

1 bd · 1.0 ba · 616 sqft · Manufactured public records · 11 Days on market

Built 1997 616 sqft lot Est $187k · 33% 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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +6.6/10.0
• Schools +6.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch Mobile Home Park Community. This Mobile Home Features Washer And Dryer And Refrigerator W/ O Warranty, Sold As Is. Hard Wood Floors. Great Location In The End Of Park. Low Low Rent ! Senior Park, buyer has to be 55 years of age !

Key facts

• Bright kitchen
• Dual-pane windows
• Cathedral ceilings

Tags

• WOOD-LOOK LAMINATE FLOORING
• CATHEDRAL CEILINGS
• DUAL-PANE WINDOWS
• BRIGHT KITCHEN
• DINING AREA
• GENEROUS WARDROBE CLOSET

Property features AI

Finance

• Other: Listing is active; photos available
• Financial info: Accepts Conventional and Cash financing
• HOA & community: Homeowners association disclosures and CC&R apply; Located in a mobile home park (Ranch Mobile Homes Park-568)

Exterior

• Parking: 1-car carport; No attached garage
• Utilities: Located in Ranch Mobile Homes Park (land-lease type: Other)
• Home design: Manufactured/mobile home (model info available by calling); Built in 1997; Single-story (mobile home)
• Construction: Building area reported as 616 (public records)
• Exterior features: Ground-level entry with steps; No private pool or spa; No significant view

Interior

• Kitchen: Microwave; Range
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present
• Interior features: Cathedral ceiling(s); No interior steps; Double pane windows
• Laundry & utility: Laundry in an individual room; Laundry located inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 9.0% 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; 163 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 17y ago 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.
• Current owner paid $54k; list at $250k implies a 363% 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 $249,950

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.16% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.51%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $187,264
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2080 Seco Ct #46	0.02mi	1/1.0	576 (-6%)	4mo	$175,000	$304	85
2084 Pavo Ct #60	0.06mi	2/1.0 (+1)	588 (-4%)	13mo	$225,000	$383	74
2094 Rodeo Ct #51	0.04mi	1/1.0	675 (+10%)	14mo	$190,000	$281	71
2187 Pavo Ct #14	0.07mi	2/1.0 (+1)	656 (+6%)	15mo	$140,000	$213	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 · 0.07% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.81×
• Total profit: $-13,395
• Equity at exit: $37,268

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,996
• Equity at exit: $21,611

Cash invested: $69,986 (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 91362

• Rents YoY: 0.1%
• Active inventory: 163
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,889 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,749/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $555

Break-even live

Break-even rent $2,187

Max offer price $249,950

Occupancy floor 76%

Sensitivity live

Price	-10% $728	-5% $641	+0% $555	+5% $468	+10% $382
Rent	-10% $327	-5% $441	+0% $555	+5% $669	+10% $783
Rate	-1.0pp $681	-0.5pp $618	base $555	+0.5pp $490	+1.0pp $424

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: $62,488
• Closing costs: $7,498
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 N Conejo School Rd Thousand Oaks, CA	2.0	1.0–2.0	863	$3,095	$3.58	3d	1	0.08mi
223 Erbes Rd Thousand Oaks, CA	1.0–2.0	1.0–2.0	875	$2,295	$2.62	13d	5	0.30mi
2665 Los Feliz Dr Thousand Oaks, CA	2.0	1.0	700	$3,200	$4.57	25d	1	0.51mi
1394 E Hillcrest Dr Thousand Oaks, CA	1.0–2.0	1.0–2.0	912	$2,549	$2.79	3d	14	0.52mi
1348 E Hillcrest Dr #69 Thousand Oaks, CA	1.0	1.0	654	$2,295	$3.51	45d	1	0.55mi
603 Hampshire Rd Westlake Village, CA	1.0–3.0	1.0–2.0	1024	$2,397	$2.34	4d	10	1.34mi
351 Hodencamp Rd Thousand Oaks, CA	2.0	1.0–2.0	627	$3,002	$4.79	4d	1	1.43mi

Listing history 8 events

1. 2026-06-21
   days on market $249,950 Active 11 DOM
2. 2026-06-18
   days on market $249,950 Active 8 DOM
3. 2026-06-17
   days on market $249,950 Active 7 DOM
4. 2026-06-16
   days on market $249,950 Active 6 DOM
5. 2026-06-15
   days on market $249,950 Active 5 DOM
6. 2026-06-13
   days on market $249,950 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $249,950 Active 2 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,666
• − Mortgage interest: −$14,001
• − Property taxes: −$3,749
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,773
• − Management: −$2,773
• − Depreciation: −$7,271
• Taxable income: $2,848
• Est. tax owed @ 24.0%: −$684
• After-tax cash flow: $5,975/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): 35,996
• Household income: $139,800
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 1283.0

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 White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 16% Two or more races 12% Asian 9% Black 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 7% Romanian 3% Scotch-Irish 3%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 5% Chinese 3%

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: ▼ -880.38%
• Current HPI: 289.461
• Rent YoY: ▲ 0.07%
• 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

+140.3% since first listed

30 events — show timeline

• 2026-06-10 Listed $249,950 CSMAR
• 2014-01-23 Sold (MLS) $54,000 TheMLS
• 2013-12-31 Pending — TheMLS
• 2013-09-17 Relisted — TheMLS
• 2013-09-13 Delisted — TheMLS
• 2013-05-29 Relisted — TheMLS
• 2013-05-18 Pending — TheMLS
• 2013-03-12 Price Changed $59,500 TheMLS
• 2013-02-01 Relisted — TheMLS
• 2013-01-31 Delisted — TheMLS
• 2012-12-01 Price Changed $54,500 TheMLS
• 2012-10-03 Price Changed $59,500 TheMLS
• 2012-07-20 Relisted — TheMLS
• 2012-07-20 Price Changed $69,500 TheMLS
• 2011-12-11 Delisted — TheMLS
• 2011-10-22 Relisted — TheMLS
• 2011-09-04 Delisted — TheMLS
• 2011-06-26 Price Changed $74,500 TheMLS
• 2011-06-14 Relisted — TheMLS
• 2011-06-13 Delisted — TheMLS
• 2011-05-16 Relisted — TheMLS
• 2011-04-23 Delisted — TheMLS
• 2010-12-18 Relisted — TheMLS
• 2010-12-01 Delisted — TheMLS
• 2010-08-29 Price Changed $84,500 TheMLS
• 2010-03-30 Relisted — TheMLS
• 2010-03-29 Delisted — TheMLS
• 2010-03-24 Price Changed $92,000 TheMLS
• 2009-10-13 Price Changed $94,900 TheMLS
• 2009-09-29 Listed $104,000 TheMLS

Property tax history

-0.3%/yr

Latest (2025): $78 · +3.8% YoY. Source: county tax records.