2178 Thrush Ave Unit J · Oxnard, CA 93033

$131,000

1 bd · 1.0 ba · 576 sqft · Manufactured · 138 Days on market

Built 1976 Good condition 1,710 sqft 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
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A rare chance to live in this inviting mobile home and feel the coastal breezes. Nestled in Sunny Acres, a 55+ community known for its friendly neighbors and easygoing lifestyle, this home is all about comfort and relaxed living. With a chance to get one the best deals in town, enjoy the private corner lot, and visitor parking just next to the home! Wood-style flooring flows through the main living areas, while the bedroom feels cozy with soft carpeting, and the option of putting up a wall for a second bedroom. All new piping throughout the home, shower valves, main drain line, and GFCI Outlets. A brand new parking awning and cement pad, recently maintained roof, fresh paint inside and out

Key facts

• New piping
• New skirting
• Wood style flooring

Tags

• WOOD STYLE FLOORING
• NEW PIPING
• BRAND NEW PARKING AWNING
• FRESH PAINT OUTSIDE
• NEW SKIRTING
• NEW ROCK

Property features AI

Finance

• Other: Lot size source: seller; Lot features: no sprinklers
• Financial info: Land lease of $678 per month
• HOA & community: Located in a senior community; Park name: Sunny Acres MHP; Community features include biking

Exterior

• Parking: Tandem covered parking; Two parking spaces; Two carport spaces
• Utilities: Public sewer; District/Public water
• Home design: Single-wide mobile home (Canyon Crest model, 12' x 48'); Mobile home remains on site; One story; Has a view; Property needs cosmetic repairs
• Construction: Year built source: public records
• Exterior features: Community pool; Vinyl skirt; No fencing; No patio or porch

Interior

• Kitchen: No appliances included
• Flooring: Laminated flooring
• Bathrooms: One full bathroom
• Heating & cooling: Wall heater
• Interior features: One-level home; Entry on the first level; Community spa
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $131k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $131k).
• Recommended offer: $115k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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: crime F, amenities D-, commute F.
• 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.
• Zoned schools: Mar Vista Elementary (471 students, 80% FRL); Ocean View Junior High (775 students, 70% FRL); Channel Islands High (math 25% / reading 51%, grade F, #571 of 1,170 statewide, top 49%, 2,643 students, 79% FRL).
• Market conditions: Rents flat; 31 active listings in the ZIP; 1 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $906 of loan paydown is wiped out by about $4k 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 $37k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $115,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 1976 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.54% ✓
• Cap rate: 12.56%
• Cash-on-cash: 22.38%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.01% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.45×
• Total profit: $16,496
• Equity at exit: $19,533

10-year hold

• IRR: 18.2%
• Equity multiple: 2.31×
• Total profit: $47,874
• Equity at exit: $11,326

Cash invested: $36,680 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,012 medium
• Mortgage (P&I): −$687
• Tax est. 1.5%: −$164 /mo · $1,965/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $684

Break-even live

Break-even rent $1,146

Max offer price $131,000

Occupancy floor 61%

Sensitivity live

Price	-10% $775	-5% $729	+0% $684	+5% $639	+10% $594
Rent	-10% $525	-5% $605	+0% $684	+5% $764	+10% $843
Rate	-1.0pp $750	-0.5pp $717	base $684	+0.5pp $650	+1.0pp $616

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: $32,750
• Closing costs: $3,930
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2250 E Pleasant Valley Rd Oxnard, CA	1.0–3.0	1.0–2.0	797	$2,430	$3.05	3d	9	0.13mi

Listing history 21 events

1. 2026-06-21
   days on market $131,000 Active 138 DOM
2. 2026-06-19
   days on market $131,000 Active 136 DOM
3. 2026-06-18
   days on market $131,000 Active 135 DOM
4. 2026-06-17
   days on market $131,000 Active 134 DOM
5. 2026-06-16
   days on market $131,000 Active 133 DOM
6. 2026-06-15
   days on market $131,000 Active 132 DOM
7. 2026-06-13
   days on market $131,000 Active 130 DOM
8. 2026-06-12
   days on market $131,000 Active 129 DOM
9. 2026-06-10
   days on market $131,000 Active 127 DOM
10. 2026-06-09
    days on market $131,000 Active 126 DOM
11. 2026-06-08
    days on market $131,000 Active 125 DOM
12. 2026-06-07
    days on market $131,000 Active 124 DOM
13. 2026-06-05
    days on market $131,000 Active 122 DOM
14. 2026-06-03
    days on market $131,000 Active 120 DOM
15. 2026-06-02
    days on market $131,000 Active 119 DOM
16. 2026-06-01
    days on market $131,000 Active 118 DOM
17. 2026-05-31
    days on market $131,000 Active 117 DOM
18. 2026-04-13
    price $131,000
19. 2026-04-01
    status Active
20. 2026-03-17
    historical Active Under Contract
21. 2026-02-03
    listed $129,000 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥85°F today · 17 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: $24,143
• − Mortgage interest: −$7,338
• − Property taxes: −$1,965
• − Insurance: −$655
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$3,811
• Taxable income: $6,511
• Est. tax owed @ 24.0%: −$1,563
• After-tax cash flow: $6,646/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 mobile home is in good condition with recent maintenance and updates, making it a good investment for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics, attracting both buyers and renters.
• Both Updating the kitchen cabinets and countertops — Modernizes the kitchen and improves functionality, appealing to both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics, attracting both buyers and renters. ↑
• Both Updating the kitchen cabinets and countertops — Modernizes the kitchen and improves functionality, appealing to both buyers and renters. ↑

ⓘ 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: 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

+1.6% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $131,000 CRMLS
• 2026-04-01 Relisted — CRMLS
• 2026-03-17 Contingent — CRMLS
• 2026-02-03 Listed $129,000 CRMLS