3300-3302 San Luis St · San Buenaventura (Ventura), CA 93003

$925,000

6 bd · 4.0 ba · 1,703 sqft · MultiFamily public records · 282 Days on market

Built 1957 5,662 sqft lot $543/sqft · 13% below area Est $1067k · 13% under ↓ 7% since listing

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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).

• ARV discount +13.5/15.0
• Cash flow +12.1/30.0
• Rent growth +4.0/5.0
• Schools +3.7/10.0
• DSCR +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This charming Midtown Ventura duplex is ideal as an investment or for multi-generational living! Located in the heart of Midtown Ventura, this duplex offers two separate units, each with its own outdoor space. The front unit (3300) features 1 bedroom and 1 bathroom along with a spacious living room, eat-in kitchen, and utility closet area. This unit has been freshly painted and re-carpeted, ready for a new tenant or owner! The back unit (3302) features 2 bedrooms and 1 bathroom, perfect for extended family, guests, or rental income potential. The quaint back unit also has a charming backyard area for additionally outdoor living. Each unit has its own patio or outdoor area, creating a separate space for relaxing or entertaining. Located in a fabulous location you will be just moments from the Pacific View Mall, restaurants, schools, and all the best that Ventura has to offer. Whether you're looking for an investment property or a home with additional income potential, this duplex is a must-see!

Key facts

• Outdoor space
• Separate units
• Backyard area

Tags

• OUTDOOR SPACE
• SEPARATE UNITS
• BACKYARD AREA
• PATIO OR OUTDOOR AREA

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $925k.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative. Per door: $-100/mo.
• To cash-flow at today's rent, offer at most $890k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $658k (28.9% below list).
• Recommended offer: $658k (28.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.4% in San Buenaventura (Ventura) — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Ventura Unified (urban): math 33% / reading 48% proficiency, ranked #218 of 517 in CA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Loma Vista Elementary (math 57% / reading 62%, grade B-, #232 of 1,571 statewide, top 16%, 392 students, 34% FRL); Cabrillo Middle (math 37% / reading 55%, grade D+, #122 of 498 statewide, top 25%, 801 students, 40% FRL); Ventura High (math 27% / reading 62%, grade F, #434 of 1,170 statewide, top 39%, 2,095 students, 56% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents rising fast (+5.9%/yr); 91 active listings in the ZIP; solid renter incomes; 1,759 units permitted in Ventura County in 2024 (1,196 in 5+ unit buildings).
• At $6,581/mo this rent would consume 76% of the median local household income ($104k/yr) (locally 2414% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $28k 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 282 days — a 12% lower offer ($814k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $658,100 (28.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 282 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.71% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.92%
• DSCR: 0.96
• GRM: 11.7

CMA / ARV

• ARV (median comp): $1,066,981
• List price: $925,000
• Delta: -13.31%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.88% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.45×
• Total profit: $-143,473
• Equity at exit: $137,921

10-year hold

• IRR: -3.0%
• Equity multiple: 0.78×
• Total profit: $-57,942
• Equity at exit: $79,977

Cash invested: $259,000 (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 93003

• Rents YoY: 5.9%
• Active inventory: 91
• Price-to-rent: 23.4×

Monthly cashflow live

• Estimated rent: $6,581 high
• Mortgage (P&I): −$4,851
• Tax from tax record: −$162 /mo · $1,944/yr
• Insurance: −$385
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,382
• Net cashflow: $-199

Break-even live

Break-even rent $6,833

Max offer price $889,801

Occupancy floor 98%

Sensitivity live

Price	-10% $324	-5% $63	+0% $-199	+5% $-461	+10% $-1,833
Rent	-10% $-719	-5% $-459	+0% $-199	+5% $61	+10% $321
Rate	-1.0pp $267	-0.5pp $36	base $-199	+0.5pp $-439	+1.0pp $-683

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$6,580
Total (2 units)			$6,581

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: $231,250
• Closing costs: $27,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $925,000 Active 282 DOM
2. 2026-06-18
   days on market $925,000 Active 279 DOM
3. 2026-06-17
   days on market $925,000 Active 278 DOM
4. 2026-06-16
   days on market $925,000 Active 277 DOM
5. 2026-06-15
   days on market $925,000 Active 276 DOM
6. 2026-06-13
   days on market $925,000 Active 274 DOM
7. 2026-06-13
   days on market $925,000 Active 273 DOM
8. 2026-06-10
   days on market $925,000 Active 271 DOM
9. 2026-06-09
   days on market $925,000 Active 270 DOM
10. 2026-06-08
    days on market $925,000 Active 269 DOM
11. 2026-06-07
    days on market $925,000 Active 268 DOM
12. 2026-06-05
    days on market $925,000 Active 265 DOM
13. 2026-06-03
    days on market $925,000 Active 264 DOM
14. 2026-06-02
    days on market $925,000 Active 263 DOM
15. 2026-06-01
    days on market $925,000 Active 262 DOM
16. 2026-05-31
    days on market $925,000 Active 261 DOM
17. 2026-05-16
    price $925,000 1009-char remark

    Show marketing remark (1009 chars)

    This charming Midtown Ventura duplex is ideal as an investment or for multi-generational living! Located in the heart of Midtown Ventura, this duplex offers two separate units, each with its own outdoor space. The front unit (3300) features 1 bedroom and 1 bathroom along with a spacious living room, eat-in kitchen, and utility closet area. This unit has been freshly painted and re-carpeted, ready for a new tenant or owner! The back unit (3302) features 2 bedrooms and 1 bathroom, perfect for extended family, guests, or rental income potential. The quaint back unit also has a charming backyard area for additionally outdoor living. Each unit has its own patio or outdoor area, creating a separate space for relaxing or entertaining. Located in a fabulous location you will be just moments from the Pacific View Mall, restaurants, schools, and all the best that Ventura has to offer. Whether you're looking for an investment property or a home with additional income potential, this duplex is a must-see!

18. 2025-09-12
    listed $995,000 Active 1009-char remark

    Show marketing remark (1009 chars)

    This charming Midtown Ventura duplex is ideal as an investment or for multi-generational living! Located in the heart of Midtown Ventura, this duplex offers two separate units, each with its own outdoor space. The front unit (3300) features 1 bedroom and 1 bathroom along with a spacious living room, eat-in kitchen, and utility closet area. This unit has been freshly painted and re-carpeted, ready for a new tenant or owner! The back unit (3302) features 2 bedrooms and 1 bathroom, perfect for extended family, guests, or rental income potential. The quaint back unit also has a charming backyard area for additionally outdoor living. Each unit has its own patio or outdoor area, creating a separate space for relaxing or entertaining. Located in a fabulous location you will be just moments from the Pacific View Mall, restaurants, schools, and all the best that Ventura has to offer. Whether you're looking for an investment property or a home with additional income potential, this duplex is a must-see!

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,944 · $162/mo
• Projected year-2 tax: $7,030 · $586/mo
• Expected delta: +$5,086/yr (+$424/mo · 261.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $78,972
• − Mortgage interest: −$51,814
• − Property taxes: −$1,944
• − Insurance: −$4,625
• − Repairs & maintenance: −$6,318
• − Management: −$6,318
• − Depreciation: −$26,909
• Taxable loss: −$18,956
• Est. tax savings @ 24.0%: +$4,550
• After-tax cash flow: $2,158/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: Ventura Unified
• NCES district ID: 0640980
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $67,362
• Composite: 36.51/100
• National rank: #4646
• State rank: #218 of 517 in CA

Livability — San Buenaventura (Ventura)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: San Buenaventura (Ventura), CA
• County: Ventura County · 829,955 people
• City population: 83,837
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 52,906
• Household income: $103,761
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 2414.0

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 57% Hispanic / Latino 33% Two or more races 15% Asian 4% Black 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 17% Other Indo-European 1% Arabic 1%

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: ▼ -1074.56%
• Current HPI: 308.6282
• Rent YoY: ▲ 5.88%
• 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

-7.0% since first listed

2 events — show timeline

• 2026-05-16 Price Changed $925,000 CRMLS
• 2025-09-12 Listed $995,000 CRMLS

Property tax history

+1.8%/yr

Latest (2025): $1,944 · -0.6% YoY. Source: county tax records.