1239 S C St · Oxnard, CA 93033

$2,000,000

None bd · None ba · 2,252 sqft · MultiFamily public records · 300 Days on market

Built 1915 0.50 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 23 units. estimate disagrees with records

Listing remarks MLS

Large level lot with two houses, South of Wooley Rd. The zoning shall provide a district of moderate density multiple dwellings R-3 (Confirm with the City of Oxnard Planning) Please do not disturb the tenants. Homes are fixer uppers in need of repair and updating. Drive by and submit all offers subject to inspection. Great potential for development.

Key facts

• Elevator service
• Nearly one acre site
• 0.5 acre lot

Tags

• THREE STORY DEVELOPMENT
• NEARLY ONE ACRE SITE
• ACCESSIBILITY FEATURES
• ELEVATOR SERVICE
• GROUND FLOOR COMMUNITY LOUNGE
• PACKAGE AND DELIVERY CENTER

Property features AI

Finance

• Other: One building on the parcel; No accessory dwelling unit
• Financial info:
• HOA & community: Sidewalks in the community; Rent control

Exterior

• Parking: Driveway-level parking; Has parking
• Security:
• Utilities: Public sewer; District/Public water; Separate water, gas, and electric meters (one each)
• Home design: R-2 zoning; Includes additional parcel at 1227 South C Street; Lot and dimensions per public records
• Construction: Year built per public records
• Exterior features: Block wall and wood fencing; Property has a view; No pool

Interior

• Kitchen: No appliances listed
• Bedrooms:
• Flooring:
• Bathrooms:
• Heating & cooling: Wall heater
• Interior features: No common walls; Unfurnished unit; Wall heating
• Laundry & utility: No laundry in unit

What this means for you Summary

Snapshot

• This is a 9×1bd/1.5ba + 14×2bd/1.5ba units multifamily listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $27k ($320k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($49k rent vs $2.00M).
• Recommended offer: $1.76M (12.0% below list) — sets the bar for market timing.
• Cap rate 22.3% 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).
• At $48,904/mo this rent would consume 672% of the median local household income ($87k/yr) (locally 1968% 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 $14k of loan paydown is wiped out by about $60k 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 + 0.0% rent growth), your $560k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 300 days — a 12% lower offer ($1.76M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $1.55M (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $525k; list at $2.00M implies a 281% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,760,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 300 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 2.45% ✓
• Cap rate: 22.31%
• Cash-on-cash: 57.19%
• DSCR: 3.54
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $1,038,172
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 E St	0.43mi	5/3.5	2,082 (-8%)	18mo	$960,000	$461	52
603 S G St	0.66mi	5/2.0	1,931 (-14%)	2mo	$810,000	$419	44

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: 52.4%
• Equity multiple: 3.20×
• Total profit: $1,232,519
• Equity at exit: $298,207

10-year hold

• IRR: 56.5%
• Equity multiple: 5.84×
• Total profit: $2,708,242
• Equity at exit: $172,923

Cash invested: $560,000 (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: 81.4×

Monthly cashflow live

• Estimated rent: $48,904 high
• Mortgage (P&I): −$10,488
• Tax from tax record: −$623 /mo · $7,476/yr
• Insurance: −$833
• HOA: −$0
• Vacancy / Maint / Mgmt: −$10,270
• Net cashflow: $26,690

Break-even live

Break-even rent $15,120

Max offer price $2,000,000

Occupancy floor 40%

Sensitivity live

Price	-10% $27,822	-5% $27,256	+0% $26,690	+5% $26,124	+10% $25,557
Rent	-10% $22,826	-5% $24,758	+0% $26,690	+5% $28,621	+10% $30,553
Rate	-1.0pp $27,697	-0.5pp $27,198	base $26,690	+0.5pp $26,171	+1.0pp $25,644

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

Units	Beds	Baths	Est. rent
▸ 9× units	1	1.5	$18,432
▸ 14× units	2	1.5	$30,464
Total (23 units)			$48,904

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: $500,000
• Closing costs: $60,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 Moby Dick Ln Oxnard, CA	3.0	2.5	1750	$3,500	$2.00	15d	1	0.80mi
545 Carty Dr Oxnard, CA	3.0	2.5	1600	$3,695	$2.31	2d	1	1.36mi

Listing history 27 events

1. 2026-06-18
   days on market $2,000,000 Active 300 DOM
2. 2026-06-17
   days on market $2,000,000 Active 299 DOM
3. 2026-06-16
   days on market $2,000,000 Active 298 DOM
4. 2026-06-15
   days on market $2,000,000 Active 297 DOM
5. 2026-06-13
   days on market $2,000,000 Active 295 DOM
6. 2026-06-13
   days on market $2,000,000 Active 294 DOM
7. 2026-06-10
   days on market $2,000,000 Active 292 DOM
8. 2026-06-09
   days on market $2,000,000 Active 291 DOM
9. 2026-06-08
   days on market $2,000,000 Active 290 DOM
10. 2026-06-07
    days on market $2,000,000 Active 289 DOM
11. 2026-06-05
    days on market $2,000,000 Active 286 DOM
12. 2026-06-03
    days on market $2,000,000 Active 285 DOM
13. 2026-06-02
    days on market $2,000,000 Active 284 DOM
14. 2026-06-01
    days on market $2,000,000 Active 283 DOM
15. 2026-05-31
    days on market $2,000,000 Active 282 DOM
16. 2026-05-06
    price $2,000,000
17. 2026-02-25
    price $2,500,000
18. 2025-11-20
    price $2,950,000
19. 2025-08-21
    listed $3,550,000 Active
20. 2018-05-31
    soldstatus $525,000
21. 2016-09-22
    soldstatus $575,000
22. 2016-02-26
    soldstatus $400,000 Closed 351-char remark

    Show marketing remark (351 chars)

    Large level lot with two houses, South of Wooley Rd. The zoning shall provide a district of moderate density multiple dwellings R-3 (Confirm with the City of Oxnard Planning) Please do not disturb the tenants. Homes are fixer uppers in need of repair and updating. Drive by and submit all offers subject to inspection. Great potential for development.

23. 2016-02-26
    soldstatus $400,000 351-char remark

    Show marketing remark (351 chars)

    Large level lot with two houses, South of Wooley Rd. The zoning shall provide a district of moderate density multiple dwellings R-3 (Confirm with the City of Oxnard Planning) Please do not disturb the tenants. Homes are fixer uppers in need of repair and updating. Drive by and submit all offers subject to inspection. Great potential for development.

24. 2016-02-26
    soldstatus $400,000

    Show marketing remark (351 chars)

    Large level lot with two houses, South of Wooley Rd. The zoning shall provide a district of moderate density multiple dwellings R-3 (Confirm with the City of Oxnard Planning) Please do not disturb the tenants. Homes are fixer uppers in need of repair and updating. Drive by and submit all offers subject to inspection. Great potential for development.

25. 2016-02-06
    status Pending 351-char remark

    Show marketing remark (351 chars)

    Large level lot with two houses, South of Wooley Rd. The zoning shall provide a district of moderate density multiple dwellings R-3 (Confirm with the City of Oxnard Planning) Please do not disturb the tenants. Homes are fixer uppers in need of repair and updating. Drive by and submit all offers subject to inspection. Great potential for development.

26. 2016-01-17
    listed $499,900 Active 351-char remark

    Show marketing remark (351 chars)

    Large level lot with two houses, South of Wooley Rd. The zoning shall provide a district of moderate density multiple dwellings R-3 (Confirm with the City of Oxnard Planning) Please do not disturb the tenants. Homes are fixer uppers in need of repair and updating. Drive by and submit all offers subject to inspection. Great potential for development.

27. 2016-01-16
    listed $499,900 351-char remark

    Show marketing remark (351 chars)

    Large level lot with two houses, South of Wooley Rd. The zoning shall provide a district of moderate density multiple dwellings R-3 (Confirm with the City of Oxnard Planning) Please do not disturb the tenants. Homes are fixer uppers in need of repair and updating. Drive by and submit all offers subject to inspection. Great potential for development.

ⓘ 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: $7,476 · $623/mo
• Projected year-2 tax: $15,200 · $1,267/mo
• Expected delta: +$7,724/yr (+$644/mo · 103.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥85°F today · 16 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: $586,848
• − Mortgage interest: −$112,031
• − Property taxes: −$7,476
• − Insurance: −$10,000
• − Repairs & maintenance: −$46,948
• − Management: −$46,948
• − Depreciation: −$58,182
• Taxable income: $305,263
• Est. tax owed @ 24.0%: −$73,263
• After-tax cash flow: $247,012/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: 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

+300.1% since first listed

12 events — show timeline

• 2026-05-06 Price Changed $2,000,000 CRMLS
• 2026-02-25 Price Changed $2,500,000 CRMLS
• 2025-11-20 Price Changed $2,950,000 CRMLS
• 2025-08-21 Listed $3,550,000 CRMLS
• 2018-05-31 Sold (Public Records) $525,000 Public Records
• 2016-09-22 Sold (Public Records) $575,000 Public Records
• 2016-02-26 Sold (Public Records) $400,000 Public Records
• 2016-02-26 Sold (MLS) $400,000 SDMLS
• 2016-02-26 Sold (MLS) $400,000 CRMLS
• 2016-02-06 Pending — CRMLS
• 2016-01-17 Listed $499,900 CRMLS
• 2016-01-16 Listed $499,900 SDMLS

Property tax history

+16.0%/yr

Latest (2025): $7,476 · +2.2% YoY. Source: county tax records.