141 La Fortuna · Thousand Oaks, CA 91320

$322,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 58 Days on market

Built 1975 Good condition $240/sqft · 13% above area Est $285k · 13% 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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +6.4/10.0
• Schools +6.0/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the desirable Vallecito 55+ gated community, where comfort and convenience meet peaceful, private living. Ideally situated off the main path, this home offers a quiet and secluded setting with a welcoming front patio--perfect for morning coffee or relaxing outdoors. Inside, the light and bright living space flows seamlessly into a dedicated dining area and an adjacent white kitchen, creating an easy, functional layout for everyday living. A combination of wood-like flooring and carpet adds both style and comfort throughout. An enclosed patio just off the living room provides valuable bonus space--ideal for a home office, hobby room, or additional sitting area. The spacious primary bedroom features an ensuite bathroom complete with a separate tub and shower, while an additional guest bedroom and full guest bath provide flexibility for visitors or everyday needs. Additional highlights include carport parking and a convenient storage shed. Residents enjoy a variety of community amenities including a pool, putting green, exercise room, library, and event space--offering a vibrant and social lifestyle in a beautifully maintained setting.

Key facts

• Gated community
• Quiet setting
• Carport parking

Tags

• GATED COMMUNITY
• QUIET SETTING
• WELCOMING FRONT PATIO
• ENCLOSED PATIO
• CARPORT PARKING
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $322k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $322k).
• Recommended offer: $312k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 $10k 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 58 days — a 3% lower offer ($312k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $269k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $312,340 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (median comp): $284,807
• List price: $322,000
• Delta: 13.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
272 Monte Vis	0.13mi	2/2.0	1,348 (+0%)	3mo	$372,000	$276	91
46 La Encina	0.20mi	2/2.0	1,344 (0%)	7mo	$190,000	$141	85
252 El Gallardo	0.09mi	2/2.0	1,428 (+6%)	3mo	$350,000	$245	83
24 La Encina	0.23mi	3/2.0 (+1)	1,344 (0%)	2mo	$330,000	$246	83
110 La Fortuna #110	0.06mi	2/2.0	1,404 (+4%)	10mo	$260,000	$185	82
249 El Gallardo	0.07mi	2/2.0	1,440 (+7%)	6mo	$340,000	$236	80
188 La Reina #188	0.20mi	3/2.0 (+1)	1,344 (0%)	10mo	$267,000	$199	77
238 Vista Conejo	0.24mi	3/2.0 (+1)	1,344 (0%)	10mo	$334,000	$249	76
296 Vista Conejo	0.26mi	3/2.0 (+1)	1,440 (+7%)	1mo	$399,000	$277	70
10 La Lomita #0	0.23mi	2/2.0	1,440 (+7%)	8mo	$250,000	$174	70
3 La Lomita #3	0.34mi	2/2.0	1,200 (-11%)	3mo	$255,000	$213	64
19 La Encina #0	0.22mi	3/2.0 (+1)	1,536 (+14%)	8mo	$399,000	$260	54

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-19,602
• Equity at exit: $48,011

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-108
• Equity at exit: $27,841

Cash invested: $90,160 (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: 7.3×

Monthly cashflow live

• Estimated rent: $3,655 medium
• Mortgage (P&I): −$1,689
• Tax est. 1.5%: −$402 /mo · $4,830/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$768
• Net cashflow: $662

Break-even live

Break-even rent $2,817

Max offer price $322,000

Occupancy floor 77%

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: $80,500
• Closing costs: $9,660
• 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	43d	1	0.36mi
1194 Vista Conyon #17 Newbury Park, CA	3.0	2.5	1384	$3,800	$2.75	23d	1	0.36mi
3444 Melvin Ct Newbury Park, CA	3.0	2.0	1308	$3,600	$2.75	10d	1	0.73mi
198 San Vincente Cir Newbury Park, CA	2.0	2.0	1334	$3,500	$2.62	43d	1	0.83mi

Listing history 20 events

1. 2026-06-18
   days on market $322,000 Active 58 DOM
2. 2026-06-17
   days on market $322,000 Active 57 DOM
3. 2026-06-16
   days on market $322,000 Active 56 DOM
4. 2026-06-15
   days on market $322,000 Active 55 DOM
5. 2026-06-13
   days on market $322,000 Active 53 DOM
6. 2026-06-13
   days on market $322,000 Active 52 DOM
7. 2026-06-10
   days on market $322,000 Active 50 DOM
8. 2026-06-09
   days on market $322,000 Active 49 DOM
9. 2026-06-08
   days on market $322,000 Active 48 DOM
10. 2026-06-07
    days on market $322,000 Active 47 DOM
11. 2026-06-05
    days on market $322,000 Active 44 DOM
12. 2026-06-03
    days on market $322,000 Active 43 DOM
13. 2026-06-02
    days on market $322,000 Active 42 DOM
14. 2026-06-01
    days on market $322,000 Active 41 DOM
15. 2026-05-31
    days on market $322,000 Active 40 DOM
16. 2026-03-26
    listed $322,000 Active 1170-char remark

    Show marketing remark (1170 chars)

    Welcome to the desirable Vallecito 55+ gated community, where comfort and convenience meet peaceful, private living. Ideally situated off the main path, this home offers a quiet and secluded setting with a welcoming front patio--perfect for morning coffee or relaxing outdoors. Inside, the light and bright living space flows seamlessly into a dedicated dining area and an adjacent white kitchen, creating an easy, functional layout for everyday living. A combination of wood-like flooring and carpet adds both style and comfort throughout. An enclosed patio just off the living room provides valuable bonus space--ideal for a home office, hobby room, or additional sitting area. The spacious primary bedroom features an ensuite bathroom complete with a separate tub and shower, while an additional guest bedroom and full guest bath provide flexibility for visitors or everyday needs. Additional highlights include carport parking and a convenient storage shed. Residents enjoy a variety of community amenities including a pool, putting green, exercise room, library, and event space--offering a vibrant and social lifestyle in a beautifully maintained setting.

17. 2026-03-25
    listed $322,000 Active 1170-char remark

    Show marketing remark (1170 chars)

    Welcome to the desirable Vallecito 55+ gated community, where comfort and convenience meet peaceful, private living. Ideally situated off the main path, this home offers a quiet and secluded setting with a welcoming front patio--perfect for morning coffee or relaxing outdoors. Inside, the light and bright living space flows seamlessly into a dedicated dining area and an adjacent white kitchen, creating an easy, functional layout for everyday living. A combination of wood-like flooring and carpet adds both style and comfort throughout. An enclosed patio just off the living room provides valuable bonus space--ideal for a home office, hobby room, or additional sitting area. The spacious primary bedroom features an ensuite bathroom complete with a separate tub and shower, while an additional guest bedroom and full guest bath provide flexibility for visitors or everyday needs. Additional highlights include carport parking and a convenient storage shed. Residents enjoy a variety of community amenities including a pool, putting green, exercise room, library, and event space--offering a vibrant and social lifestyle in a beautifully maintained setting.

18. 2023-08-07
    soldstatus $268,894 Sold
19. 2023-07-10
    historical Active Under Contract
20. 2023-05-18
    listed $279,000 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 1/10 Low FEMA zone X (unshaded) · 0% 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: $43,864
• − Mortgage interest: −$18,037
• − Property taxes: −$4,830
• − Insurance: −$1,610
• − Repairs & maintenance: −$3,509
• − Management: −$3,509
• − Depreciation: −$9,367
• Taxable income: $3,001
• Est. tax owed @ 24.0%: −$720
• After-tax cash flow: $7,229/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 · 13 photos

Good 75/100 Cosmetic rehab

This manufactured home in Vallecito 55+ community is in good condition with cosmetic updates needed for curb appeal and comfort.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace carpet — improves comfort and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace carpet — improves comfort and aesthetics ↑

ⓘ 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: 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

+15.4% since first listed

5 events — show timeline

• 2026-03-26 Listed $322,000 CSMAR
• 2026-03-25 Listed $322,000 CSMAR
• 2023-08-07 Sold (MLS) $268,894 CSMAR
• 2023-07-10 Contingent — CSMAR
• 2023-05-18 Listed $279,000 CSMAR