91 Monte Vis · Thousand Oaks, CA 91320

$309,000

2 bd · 2.0 ba · 1,008 sqft · Manufactured · 160 Days on market

Built 1975 $307/sqft · 21% above area Est $255k · 21% 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 +26.0/30.0
• DSCR +8.7/10.0
• 1% rule +6.9/10.0
• Schools +6.0/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully customized and thoughtfully upgraded home located in the desirable, gated 55+ Vallecito Mobile Home Park in Newbury Park. Designed with intention and care, this light and bright residence features an open concept floor plan highlighted by a spacious kitchen island with bar seating, ample cabinetry and shelving, a stainless steel sink with updated faucet, dishwasher, and tasteful built in details throughout. Recent improvements include newer flooring, custom interior and exterior paint, dual pane windows, plantation shutters, updated fixtures, and a built-in electric fireplace that adds warmth and character to the living space. The home offers two baths, generous storage throughout, a dedicated indoor laundry area with washer and dryer, and a primary bedroom with a walk-in closet. Outdoors, enjoy an expanded covered side patio, mature landscaping including a lemon tree, two storage sheds, and an oversized driveway with room for multiple vehicles, all complemented by the privacy of having no neighbors directly behind and scenic hillside views. Vallecito Mobile Home Park is a well-maintained, gated community offering a pool, spa, clubhouse, gym, BBQ area, mini-golf, community dog run, library, and a welcoming social atmosphere, conveniently located near Peppertree Park, local hiking trails, shopping, and everyday conveniences. This home reflects true pride of ownership, craftsmanship, and a unique sense of style within a peaceful and connected community setting.

Key facts

• Gated community
• Two storage sheds
• Mature landscaping

Tags

• GATED COMMUNITY
• SPACIOUS KITCHEN ISLAND
• BUILT IN ELECTRIC FIREPLACE
• EXPANDED COVERED SIDE PATIO
• MATURE LANDSCAPING
• TWO STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $309k.

Deal economics

• At list price, monthly cash flow is $767 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $309k).
• Recommended offer: $272k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 160 days — a 12% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $21k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $205k; list at $309k implies a 51% 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 $271,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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 1975 — 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: 1.19% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.64%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $255,000
• List price: $309,000
• Delta: 21.18%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 La Encina	0.13mi	2/2.0	1,152 (+14%)	16mo	$330,000	$286	57

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-10,877
• Equity at exit: $46,073

10-year hold

• IRR: 2.9%
• Equity multiple: 1.18×
• Total profit: $15,883
• Equity at exit: $26,717

Cash invested: $86,520 (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: 7.0×

Monthly cashflow live

• Estimated rent: $3,674 medium
• Mortgage (P&I): −$1,620
• Tax est. 1.5%: −$386 /mo · $4,635/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$772
• Net cashflow: $767

Break-even live

Break-even rent $2,703

Max offer price $309,000

Occupancy floor 74%

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: $77,250
• Closing costs: $9,270
• 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	44d	1	0.22mi
1194 Vista Conyon #17 Newbury Park, CA	3.0	2.5	1384	$3,800	$2.75	24d	1	0.22mi
3444 Melvin Ct Newbury Park, CA	3.0	2.0	1308	$3,600	$2.75	10d	1	0.76mi
198 San Vincente Cir Newbury Park, CA	2.0	2.0	1334	$3,500	$2.62	44d	1	0.93mi

Listing history 32 events

1. 2026-06-18
   days on market $309,000 Active 160 DOM
2. 2026-06-17
   days on market $309,000 Active 159 DOM
3. 2026-06-16
   days on market $309,000 Active 158 DOM
4. 2026-06-15
   days on market $309,000 Active 157 DOM
5. 2026-06-13
   days on market $309,000 Active 155 DOM
6. 2026-06-13
   days on market $309,000 Active 154 DOM
7. 2026-06-10
   days on market $309,000 Active 152 DOM
8. 2026-06-09
   days on market $309,000 Active 151 DOM
9. 2026-06-08
   days on market $309,000 Active 150 DOM
10. 2026-06-07
    days on market $309,000 Active 149 DOM
11. 2026-06-05
    days on market $309,000 Active 146 DOM
12. 2026-06-03
    days on market $309,000 Active 145 DOM
13. 2026-06-02
    days on market $309,000 Active 144 DOM
14. 2026-06-01
    days on market $309,000 Active 143 DOM
15. 2026-05-31
    days on market $309,000 Active 142 DOM
16. 2026-01-27
    price $309,000 1511-char remark

    Show marketing remark (1511 chars)

    Welcome to this beautifully customized and thoughtfully upgraded home located in the desirable, gated 55+ Vallecito Mobile Home Park in Newbury Park. Designed with intention and care, this light and bright residence features an open concept floor plan highlighted by a spacious kitchen island with bar seating, ample cabinetry and shelving, a stainless steel sink with updated faucet, dishwasher, and tasteful built in details throughout. Recent improvements include newer flooring, custom interior and exterior paint, dual pane windows, plantation shutters, updated fixtures, and a built-in electric fireplace that adds warmth and character to the living space. The home offers two baths, generous storage throughout, a dedicated indoor laundry area with washer and dryer, and a primary bedroom with a walk-in closet. Outdoors, enjoy an expanded covered side patio, mature landscaping including a lemon tree, two storage sheds, and an oversized driveway with room for multiple vehicles, all complemented by the privacy of having no neighbors directly behind and scenic hillside views. Vallecito Mobile Home Park is a well-maintained, gated community offering a pool, spa, clubhouse, gym, BBQ area, mini-golf, community dog run, library, and a welcoming social atmosphere, conveniently located near Peppertree Park, local hiking trails, shopping, and everyday conveniences. This home reflects true pride of ownership, craftsmanship, and a unique sense of style within a peaceful and connected community setting.

17. 2026-01-09
    listed $330,000 Active 1511-char remark

    Show marketing remark (1511 chars)

    Welcome to this beautifully customized and thoughtfully upgraded home located in the desirable, gated 55+ Vallecito Mobile Home Park in Newbury Park. Designed with intention and care, this light and bright residence features an open concept floor plan highlighted by a spacious kitchen island with bar seating, ample cabinetry and shelving, a stainless steel sink with updated faucet, dishwasher, and tasteful built in details throughout. Recent improvements include newer flooring, custom interior and exterior paint, dual pane windows, plantation shutters, updated fixtures, and a built-in electric fireplace that adds warmth and character to the living space. The home offers two baths, generous storage throughout, a dedicated indoor laundry area with washer and dryer, and a primary bedroom with a walk-in closet. Outdoors, enjoy an expanded covered side patio, mature landscaping including a lemon tree, two storage sheds, and an oversized driveway with room for multiple vehicles, all complemented by the privacy of having no neighbors directly behind and scenic hillside views. Vallecito Mobile Home Park is a well-maintained, gated community offering a pool, spa, clubhouse, gym, BBQ area, mini-golf, community dog run, library, and a welcoming social atmosphere, conveniently located near Peppertree Park, local hiking trails, shopping, and everyday conveniences. This home reflects true pride of ownership, craftsmanship, and a unique sense of style within a peaceful and connected community setting.

18. 2025-03-07
    soldstatus $205,000 Sold 596-char remark

    Show marketing remark (596 chars)

    Charming mobile home nestled in the serene Vallecito Community, this delightful mobile home offers both comfort and convenience. The property boasts recent updates, including a new heater, dual-pane windows plantation shutters, and a thoughtfully designed floor plan. Outside, you'll find a mature lemon tree, ample storage with two outdoor sheds, and the added perk of being located directly next to guest parking—perfect for welcoming friends and family. The picturesque surroundings and prime location make this community highly desirable. Don't miss the opportunity to make it your own!

19. 2025-02-22
    status Pending 596-char remark

    Show marketing remark (596 chars)

    Charming mobile home nestled in the serene Vallecito Community, this delightful mobile home offers both comfort and convenience. The property boasts recent updates, including a new heater, dual-pane windows plantation shutters, and a thoughtfully designed floor plan. Outside, you'll find a mature lemon tree, ample storage with two outdoor sheds, and the added perk of being located directly next to guest parking—perfect for welcoming friends and family. The picturesque surroundings and prime location make this community highly desirable. Don't miss the opportunity to make it your own!

20. 2025-01-02
    status Active 596-char remark

    Show marketing remark (596 chars)

    Charming mobile home nestled in the serene Vallecito Community, this delightful mobile home offers both comfort and convenience. The property boasts recent updates, including a new heater, dual-pane windows plantation shutters, and a thoughtfully designed floor plan. Outside, you'll find a mature lemon tree, ample storage with two outdoor sheds, and the added perk of being located directly next to guest parking—perfect for welcoming friends and family. The picturesque surroundings and prime location make this community highly desirable. Don't miss the opportunity to make it your own!

21. 2025-01-01
    historical 596-char remark

    Show marketing remark (596 chars)

    Charming mobile home nestled in the serene Vallecito Community, this delightful mobile home offers both comfort and convenience. The property boasts recent updates, including a new heater, dual-pane windows plantation shutters, and a thoughtfully designed floor plan. Outside, you'll find a mature lemon tree, ample storage with two outdoor sheds, and the added perk of being located directly next to guest parking—perfect for welcoming friends and family. The picturesque surroundings and prime location make this community highly desirable. Don't miss the opportunity to make it your own!

22. 2024-10-21
    price $219,000 596-char remark

    Show marketing remark (596 chars)

    Charming mobile home nestled in the serene Vallecito Community, this delightful mobile home offers both comfort and convenience. The property boasts recent updates, including a new heater, dual-pane windows plantation shutters, and a thoughtfully designed floor plan. Outside, you'll find a mature lemon tree, ample storage with two outdoor sheds, and the added perk of being located directly next to guest parking—perfect for welcoming friends and family. The picturesque surroundings and prime location make this community highly desirable. Don't miss the opportunity to make it your own!

23. 2024-09-15
    price $229,000 596-char remark

    Show marketing remark (596 chars)

    Charming mobile home nestled in the serene Vallecito Community, this delightful mobile home offers both comfort and convenience. The property boasts recent updates, including a new heater, dual-pane windows plantation shutters, and a thoughtfully designed floor plan. Outside, you'll find a mature lemon tree, ample storage with two outdoor sheds, and the added perk of being located directly next to guest parking—perfect for welcoming friends and family. The picturesque surroundings and prime location make this community highly desirable. Don't miss the opportunity to make it your own!

24. 2024-08-20
    price $259,000 596-char remark

    Show marketing remark (596 chars)

    Charming mobile home nestled in the serene Vallecito Community, this delightful mobile home offers both comfort and convenience. The property boasts recent updates, including a new heater, dual-pane windows plantation shutters, and a thoughtfully designed floor plan. Outside, you'll find a mature lemon tree, ample storage with two outdoor sheds, and the added perk of being located directly next to guest parking—perfect for welcoming friends and family. The picturesque surroundings and prime location make this community highly desirable. Don't miss the opportunity to make it your own!

25. 2024-05-13
    listed $279,000 Active 596-char remark

    Show marketing remark (596 chars)

    Charming mobile home nestled in the serene Vallecito Community, this delightful mobile home offers both comfort and convenience. The property boasts recent updates, including a new heater, dual-pane windows plantation shutters, and a thoughtfully designed floor plan. Outside, you'll find a mature lemon tree, ample storage with two outdoor sheds, and the added perk of being located directly next to guest parking—perfect for welcoming friends and family. The picturesque surroundings and prime location make this community highly desirable. Don't miss the opportunity to make it your own!

26. 2014-06-04
    soldstatus $80,000 Closed
27. 2014-06-04
    soldstatus $80,000
28. 2014-05-09
    price $89,000
29. 2014-05-09
    status Backup Offers Accepted
30. 2014-05-09
    status Pending
31. 2014-04-09
    price $94,000
32. 2014-01-14
    listed $99,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $44,089
• − Mortgage interest: −$17,309
• − Property taxes: −$4,635
• − Insurance: −$1,545
• − Repairs & maintenance: −$3,527
• − Management: −$3,527
• − Depreciation: −$8,989
• Taxable income: $4,557
• Est. tax owed @ 24.0%: −$1,094
• After-tax cash flow: $8,112/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

+212.1% since first listed

17 events — show timeline

• 2026-01-27 Price Changed $309,000 CRMLS
• 2026-01-09 Listed $330,000 CRMLS
• 2025-03-07 Sold (MLS) $205,000 CSMAR
• 2025-02-22 Pending — CSMAR
• 2025-01-02 Relisted — CSMAR
• 2025-01-01 Listing Removed — CSMAR
• 2024-10-21 Price Changed $219,000 CSMAR
• 2024-09-15 Price Changed $229,000 CSMAR
• 2024-08-20 Price Changed $259,000 CSMAR
• 2024-05-13 Listed $279,000 CSMAR
• 2014-06-04 Sold (MLS) $80,000 CSMAR
• 2014-06-04 Sold (MLS) $80,000 CRMLS
• 2014-05-09 Price Changed $89,000 CRMLS
• 2014-05-09 Pending — CRMLS
• 2014-05-09 Pending — CRMLS
• 2014-04-09 Price Changed $94,000 CRMLS
• 2014-01-14 Listed $99,000 CRMLS