35 Don Antonio Way · Mira Monte, CA 93023

$259,000

2 bd · 2.0 ba · 1,392 sqft · Manufactured · 1 Days on market

Built 1971 Good condition Est $370k · 30% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming and well-maintained 2-bedroom, 2-bath residence located in the desirable Ojai Villa 55+ Community. Offering approximately 1,392 square feet of living space, this home features an inviting floor plan with a spacious living room showcasing beautiful mountain views, built-in shelving, and updated windows throughout. The kitchen offers newer cabinetry, a butcher block breakfast bar, and all appliances included. The primary suite features a walk-in closet, dual-sink vanity, and step-in shower, while the versatile office/den provides additional space for hobbies, guests, or a home office. Additional highlights include central air and heat, updated plumbing, a dedicat

Key facts

• Walk-in closet
• Dual-sink vanity
• Built-in shelving

Tags

• MOUNTAIN VIEWS
• BUILT-IN SHELVING
• BUTCHER BLOCK BREAKFAST BAR
• WALK-IN CLOSET
• DUAL-SINK VANITY
• STEP-IN SHOWER

Property features AI

Exterior

• Home design: Residential mobile home
• Exterior features: Has a view

Interior

• Kitchen: Dishwasher; Disposal
• Flooring: Carpet; Vinyl; Wood
• Heating & cooling: Forced Air heating; Natural gas heating
• Interior features: Dishwasher; Disposal

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $259k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $259k).
• Cap rate 11.2% vs local median 3.2% in Mira Monte — 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 64/100 on livability (#401 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, crime A-; Watch: amenities F, cost of living F.
• Ojai Unified (suburban): math 27% / reading 43% proficiency, ranked #257 of 517 in CA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 135 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; solid renter incomes; 1,759 units permitted in Ventura County in 2024 (1,196 in 5+ unit buildings).
• At $3,593/mo this rent would consume 53% of the median local household income ($81k/yr) (locally 723% 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 $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.35%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $370,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Don Carlos Way #110	0.06mi	3/2.0 (+1)	1,344 (-3%)	1mo	$300,000	$223	85
56 Don Antonio Way #56	0.20mi	2/2.0	1,440 (+3%)	1mo	$270,000	$188	84
11 Don Antonio Way	0.18mi	2/2.0	1,248 (-10%)	9mo	$310,000	$248	67
16 Don Antonio Way #16	0.22mi	3/2.0 (+1)	1,521 (+9%)	6mo	$405,000	$266	64
16 Don Antonio Way	0.22mi	3/2.0 (+1)	1,521 (+9%)	6mo	$405,000	$266	64
950 Woodland Ave #123	0.40mi	3/2.0 (+1)	1,450 (+4%)	8mo	$325,000	$224	63
1273 S Rice Rd #53	0.42mi	2/2.0	1,272 (-9%)	5mo	$425,000	$334	62
950 Woodland Ave #115	0.40mi	3/2.0 (+1)	1,488 (+7%)	6mo	$325,000	$218	60
1273 S Rice Rd #12	0.43mi	3/2.0 (+1)	1,248 (-10%)	2mo	$410,000	$329	56
1273 S Rice Rd #72	0.49mi	3/2.0 (+1)	1,498 (+8%)	7mo	$450,000	$300	54
1273 S Rice Rd #55	0.42mi	3/2.0 (+1)	1,232 (-12%)	3mo	$320,000	$260	54
11195 N Ventura Ave #17	0.74mi	3/2.0 (+1)	1,236 (-11%)	4mo	$345,000	$279	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.34×
• Total profit: $24,866
• Equity at exit: $38,618

10-year hold

• IRR: 17.9%
• Equity multiple: 2.49×
• Total profit: $107,863
• Equity at exit: $22,394

Cash invested: $72,520 (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 93023

• Active inventory: 135
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,593 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$755
• Net cashflow: $1,049

Break-even live

Break-even rent $2,266

Max offer price $259,000

Occupancy floor 66%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 S La Luna Ave Ojai, CA	2.0	2.0	1250	$3,600	$2.88	43d	1	0.97mi
714 S La Luna Ave Unit A Ojai, CA	1.0	1.0	1000	$2,600	$2.60	19d	1	0.97mi
218 Barbara St Oak View, CA	3.0	2.0	1786	$3,500	$1.96	16d	1	1.01mi
511 S La Luna Ave Ojai, CA	2.0	1.0	1200	$3,700	$3.08	43d	1	1.19mi

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $259,000 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 19 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: $43,115
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$3,449
• − Management: −$3,449
• − Depreciation: −$7,535
• Taxable income: $8,994
• Est. tax owed @ 24.0%: −$2,159
• After-tax cash flow: $10,424/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom, 2-bath manufactured home in the Ojai Villa 55+ Community is ready for a fresh coat of paint and new flooring to enhance its curb appeal and value.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace carpet — improves comfort and value
• Both update flooring — enhances aesthetic and value
• Both update kitchen countertops — enhances aesthetic and value
• Both update bathroom fixtures — enhances aesthetic and value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace carpet — improves comfort and value ↑
• Both update flooring — enhances aesthetic and value ↑
• Both update kitchen countertops — enhances aesthetic and value ↑
• Both update bathroom fixtures — enhances aesthetic and 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: Ojai Unified
• NCES district ID: 0628270
• Math proficiency: 27% ▼ -5.00%
• Reading proficiency: 43% ▼ -1.00%
• Median HH income: $67,618
• Composite: 31.97/100
• National rank: #5839
• State rank: #257 of 517 in CA

Livability — Mira Monte

• Score: 64/100
• State rank: #401
• US rank: #13701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mira Monte, CA
• County: Ventura County · 829,955 people
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 21,036
• Household income: $80,927
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 723.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 20% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 4% Portuguese 3% Italian 2%
• Foreign-born: 15% · Canada, South Korea
• Languages at home: 80% English-only · Spanish 15% German/W. Germanic 2% Other Indo-European 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: ▼ -942.31%
• Current HPI: 331.6103
• Rent YoY: —
• 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

• 2026-06-16 Listed $259,000 OVMLS