950 Woodland Ave #54 · Mira Monte, CA 93023

$320,000

2 bd · 2.0 ba · 1,630 sqft · Manufactured · 56 Days on market

Built 1975 $196/sqft · at area comps Est $321k · at est.

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.7/15.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare Triple-Wide in Ojai | No Property Taxes!One of the largest homes in the park with over 1,630 sq. ft. of living space! 2 bed / 2 bath. Large bonus room for office, guest room, or possible 3rd bedroom. Newer AC and heater. 30 AMP EV charging station. Pool, spa, and clubhouse community. Family-friendly park. Minutes to downtown Ojai, hiking, shops, and restaurants. Mountain views and fresh air. No property taxes = major monthly savings!Spacious, affordable, and move-in ready--enjoy the Ojai lifestyle at one of the best values in town.

Key facts

• Garage
• Community pool
• Built 1975

Property features AI

Finance

• Other: Pet policy allows dogs and cats with size limits
• HOA & community: Located in Ojai Oaks Village (park community); Association-maintained pool

Exterior

• Parking: Attached carport/garage with space for 1 vehicle; One total parking space
• Utilities: Public sewer; District/public water
• Home design: Mobile home remains on site; Mobile dimensions approximately 24' x 60'
• Construction: Year built per public records
• Exterior features: Covered patio; Association pool; No fencing; Sprinklers: none; Has a view

Interior

• Kitchen: Appliances included
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Forced air heating
• Interior features: Spa; Community biking trails
• Laundry & utility: Laundry available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $320k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $320k).
• Recommended offer: $310k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 $4,269/mo this rent would consume 63% 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $90k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $320k implies a 457% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $310,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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: 1.33% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.55%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (median comp): $321,178
• List price: $320,000
• Delta: -0.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
950 Woodland Ave #115	0.03mi	3/2.0 (+1)	1,488 (-9%)	6mo	$325,000	$218	74
950 Woodland Ave #123	0.01mi	3/2.0 (+1)	1,450 (-11%)	8mo	$325,000	$224	70
143 Don Ricardo Unit .	0.50mi	2/2.0	1,536 (-6%)	11mo	$290,000	$189	58
176 Vega Way #176	0.57mi	2/2.0	1,536 (-6%)	12mo	$319,000	$208	53
56 Don Antonio Way #56	0.60mi	2/2.0	1,440 (-12%)	1mo	$270,000	$188	52
156 La Plaza Way	0.60mi	2/2.0	1,600 (-2%)	22mo	$242,500	$152	51
156 La Plaza Way #156	0.60mi	2/2.0	1,600 (-2%)	22mo	$242,500	$152	51
16 Don Antonio Way #16	0.61mi	3/2.0 (+1)	1,521 (-7%)	6mo	$405,000	$266	50
16 Don Antonio Way	0.61mi	3/2.0 (+1)	1,521 (-7%)	6mo	$405,000	$266	50
36 Don Antonio Way Unit .	0.61mi	2/2.0	1,446 (-11%)	17mo	$284,000	$196	39
46 Don Antonio Way #46	0.61mi	2/2.0	1,440 (-12%)	20mo	$279,000	$194	36
46 Don Antonio Way	0.61mi	2/2.0	1,440 (-12%)	20mo	$279,000	$194	36

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: 6.3%
• Equity multiple: 1.25×
• Total profit: $22,142
• Equity at exit: $47,713

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $114,741
• Equity at exit: $27,668

Cash invested: $89,600 (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: 6.2×

Monthly cashflow live

• Estimated rent: $4,269 medium
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$896
• Net cashflow: $1,161

Break-even live

Break-even rent $2,799

Max offer price $320,000

Occupancy floor 68%

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 Barbara St Oak View, CA	3.0	2.0	1786	$3,500	$1.96	16d	1	0.58mi
401 Burnham Rd Unit 1 Oak View, CA	2.0	1.0	1450	$3,795	$2.62	2d	1	1.28mi
10802 Creek Rd Ojai, CA	3.0	2.5	1983	$7,650	$3.86	43d	1	1.32mi
718 S La Luna Ave Ojai, CA	2.0	2.0	1250	$3,600	$2.88	43d	1	1.40mi

Listing history 24 events

1. 2026-06-18
   days on market $320,000 Active 56 DOM
2. 2026-06-17
   days on market $320,000 Active 55 DOM
3. 2026-06-16
   days on market $320,000 Active 54 DOM
4. 2026-06-15
   days on market $320,000 Active 53 DOM
5. 2026-06-13
   days on market $320,000 Active 51 DOM
6. 2026-06-13
   days on market $320,000 Active 50 DOM
7. 2026-06-10
   days on market $320,000 Active 48 DOM
8. 2026-06-09
   days on market $320,000 Active 47 DOM
9. 2026-06-08
   days on market $320,000 Active 46 DOM
10. 2026-06-07
    days on market $320,000 Active 45 DOM
11. 2026-06-05
    days on market $320,000 Active 42 DOM
12. 2026-06-03
    days on market $320,000 Active 41 DOM
13. 2026-06-02
    days on market $320,000 Active 40 DOM
14. 2026-06-01
    days on market $320,000 Active 39 DOM
15. 2026-05-31
    days on market $320,000 Active 38 DOM
16. 2026-05-08
    price $320,000 542-char remark

    Show marketing remark (542 chars)

    Rare Triple-Wide in Ojai | No Property Taxes!One of the largest homes in the park with over 1,630 sq. ft. of living space! 2 bed / 2 bath. Large bonus room for office, guest room, or possible 3rd bedroom. Newer AC and heater. 30 AMP EV charging station. Pool, spa, and clubhouse community. Family-friendly park. Minutes to downtown Ojai, hiking, shops, and restaurants. Mountain views and fresh air. No property taxes = major monthly savings!Spacious, affordable, and move-in ready--enjoy the Ojai lifestyle at one of the best values in town.

17. 2026-05-08
    price $320,000 542-char remark

    Show marketing remark (542 chars)

    Rare Triple-Wide in Ojai | No Property Taxes!One of the largest homes in the park with over 1,630 sq. ft. of living space! 2 bed / 2 bath. Large bonus room for office, guest room, or possible 3rd bedroom. Newer AC and heater. 30 AMP EV charging station. Pool, spa, and clubhouse community. Family-friendly park. Minutes to downtown Ojai, hiking, shops, and restaurants. Mountain views and fresh air. No property taxes = major monthly savings!Spacious, affordable, and move-in ready--enjoy the Ojai lifestyle at one of the best values in town.

18. 2026-04-24
    listed $340,000 Active 542-char remark
19. 2026-04-23
    listed $340,000 Active 542-char remark

    Show marketing remark (542 chars)

    Rare Triple-Wide in Ojai | No Property Taxes!One of the largest homes in the park with over 1,630 sq. ft. of living space! 2 bed / 2 bath. Large bonus room for office, guest room, or possible 3rd bedroom. Newer AC and heater. 30 AMP EV charging station. Pool, spa, and clubhouse community. Family-friendly park. Minutes to downtown Ojai, hiking, shops, and restaurants. Mountain views and fresh air. No property taxes = major monthly savings!Spacious, affordable, and move-in ready--enjoy the Ojai lifestyle at one of the best values in town.

20. 2014-06-24
    soldstatus $57,500 Closed

    Show marketing remark (430 chars)

    Welcome to this Wonderful Family Park!! This gorgeous home is ready for you to move in! Very nice remodel on this huge home. Although states 2 bedrooms plenty of room to add a 3rd bedroom. Close to Ventura and the beaches but close to nature. Right across from Starbucks and Rite Aid. There is also the Ojai Trolley and Ojai's great bike path. This home is looking for the perfect family, lets make this home yours!! Welcome Home!

21. 2014-06-24
    soldstatus $57,500

    Show marketing remark (430 chars)

    Welcome to this Wonderful Family Park!! This gorgeous home is ready for you to move in! Very nice remodel on this huge home. Although states 2 bedrooms plenty of room to add a 3rd bedroom. Close to Ventura and the beaches but close to nature. Right across from Starbucks and Rite Aid. There is also the Ojai Trolley and Ojai's great bike path. This home is looking for the perfect family, lets make this home yours!! Welcome Home!

22. 2014-06-05
    status Pending

    Show marketing remark (430 chars)

    Welcome to this Wonderful Family Park!! This gorgeous home is ready for you to move in! Very nice remodel on this huge home. Although states 2 bedrooms plenty of room to add a 3rd bedroom. Close to Ventura and the beaches but close to nature. Right across from Starbucks and Rite Aid. There is also the Ojai Trolley and Ojai's great bike path. This home is looking for the perfect family, lets make this home yours!! Welcome Home!

23. 2014-04-03
    listed $61,900 Active

    Show marketing remark (430 chars)

    Welcome to this Wonderful Family Park!! This gorgeous home is ready for you to move in! Very nice remodel on this huge home. Although states 2 bedrooms plenty of room to add a 3rd bedroom. Close to Ventura and the beaches but close to nature. Right across from Starbucks and Rite Aid. There is also the Ojai Trolley and Ojai's great bike path. This home is looking for the perfect family, lets make this home yours!! Welcome Home!

24. 2014-04-03
    listed $61,900

    Show marketing remark (430 chars)

    Welcome to this Wonderful Family Park!! This gorgeous home is ready for you to move in! Very nice remodel on this huge home. Although states 2 bedrooms plenty of room to add a 3rd bedroom. Close to Ventura and the beaches but close to nature. Right across from Starbucks and Rite Aid. There is also the Ojai Trolley and Ojai's great bike path. This home is looking for the perfect family, lets make this home yours!! Welcome Home!

ⓘ 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 · 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: $51,224
• − Mortgage interest: −$17,925
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$4,098
• − Management: −$4,098
• − Depreciation: −$9,309
• Taxable income: $9,394
• Est. tax owed @ 24.0%: −$2,255
• After-tax cash flow: $11,675/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: 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

+417.0% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $320,000 CRMLS
• 2026-05-08 Price Changed $320,000 OVMLS
• 2026-04-24 Listed $340,000 CRMLS
• 2026-04-23 Listed $340,000 OVMLS
• 2014-06-24 Sold (MLS) $57,500 OVMLS
• 2014-06-24 Sold (MLS) $57,500 CRMLS
• 2014-06-05 Pending — CRMLS
• 2014-04-03 Listed $61,900 CRMLS
• 2014-04-03 Listed $61,900 OVMLS