267 Rodgers St #267 · San Buenaventura (Ventura), CA 93003

$430,000

3 bd · None ba · 1,512 sqft · Manufactured · 9 Days on market

Built 2004 3,522 sqft lot Est $389k · 11% over

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Why this score? — see what drove the D- 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 +13.8/30.0
• DSCR +4.2/10.0
• Rent growth +4.0/5.0
• 1% rule +3.9/10.0
• Schools +3.7/10.0
• ARV discount +2.7/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained 3-bedroom, 2-bath manufactured home located in a desirable family park in Ventura. Move-in ready and filled with natural light, this spacious home features vaulted ceilings, an open-concept layout, and a bright kitchen with ample cabinet and counter space. A separate laundry room adds convenience, while the attached two-car carport provides easy parking. The generous primary suite offers a walk-in closet plus an additional closet, providing exceptional storage. The washer, dryer, and refrigerator can stay making your move even easier. Relax on the inviting front porch and enjoy Ventura's year-round coastal climate. Additional upgrades include a ne

Key facts

• Bright kitchen
• Walk-in closet
• Ample cabinet space

Tags

• OPEN-CONCEPT LAYOUT
• BRIGHT KITCHEN
• AMPLE CABINET SPACE
• SEPARATE LAUNDRY ROOM
• ATTACHED TWO-CAR CARPORT
• WALK-IN CLOSET

Property features AI

Finance

• Other: Directions: 101 to Telephone, to Portola, to Thille, to Gershwin to Rodgers
• Financial info: Pets allowed with size and number limits
• HOA & community: Land lease in park: $927 monthly (seller source); Manager approval required for residency; Park name: Imperial

Exterior

• Parking: Carport parking (2 spaces); Driveway parking
• Utilities: Public sewer; District/public water
• Home design: Mobile home (remains on site), double-wide (24' x 56'); Single-story; Located in a suburban mobile home park (Imperial MHP - 0287)
• Construction: Mobile construction
• Exterior features: Front porch; Patio; Association pool; Shed

Interior

• Kitchen: Refrigerator; Gas range; Dishwasher; Tankless water heater; Water softener
• Bedrooms: Primary bedroom on main level; All bedrooms on main level
• Flooring: Laminated flooring
• Bathrooms: Main floor full bath with bathtub
• Heating & cooling: Forced air heating; Central cooling
• Interior features: One-level entry; One story; Community/association spa
• Laundry & utility: Inside laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath manufactured listed at $430k.

Deal economics

• At list price, monthly cash flow is $41 ($495/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $381k (11.3% below list).
• Recommended offer: $381k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.4% in San Buenaventura (Ventura) — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Ventura Unified (urban): math 33% / reading 48% proficiency, ranked #218 of 517 in CA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elmhurst Elementary (math 22% / reading 32%, grade F, #917 of 1,571 statewide, top 60%, 362 students, 68% FRL); Anacapa Middle (math 19% / reading 36%, grade F, #239 of 498 statewide, top 48%, 691 students, 67% FRL); Buena High (math 38% / reading 67%, grade C-, #289 of 1,170 statewide, top 25%, 1,710 students, 53% FRL) — zoned schools average 63% FRL vs 40% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 91 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 44% of the median local income ($104k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $381,377 (11.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $388,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Gay Dr Unit .	0.17mi	3/2.0	1,568 (+4%)	2mo	$480,000	$306	84
27 Debussy Ln #27	0.09mi	3/2.0	1,568 (+4%)	8mo	$450,000	$287	83
73 Gay Dr	0.19mi	3/2.0	1,440 (-5%)	8mo	$150,000	$104	77
24 Debussy Ln #24	0.13mi	2/2.0 (-1)	1,344 (-11%)	7mo	$355,000	$264	65
4700 Aurora Dr #75	0.51mi	2/2.0 (-1)	1,440 (-5%)	4mo	$355,000	$247	60
75 Copland Cir #75	0.59mi	2/2.0 (-1)	1,440 (-5%)	5mo	$261,405	$182	56
4700 Aurora Dr #129	0.46mi	2/2.0 (-1)	1,344 (-11%)	1mo	$365,000	$272	54
80 Copland Cir #80	0.58mi	2/2.0 (-1)	1,440 (-5%)	7mo	$240,000	$167	54
79 Copland Cir #79	0.59mi	2/2.0 (-1)	1,440 (-5%)	8mo	$225,000	$156	53
54 Copland Cir #54	0.60mi	2/2.0 (-1)	1,344 (-11%)	1mo	$345,000	$257	48
4700 Aurora Dr #16	0.57mi	2/2.0 (-1)	1,344 (-11%)	6mo	$373,500	$278	45
4499 Copland Dr #34	0.63mi	2/2.0 (-1)	1,300 (-14%)	13mo	$310,000	$238	32

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 · 5.88% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.54×
• Total profit: $-55,625
• Equity at exit: $64,114

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $4,676
• Equity at exit: $37,179

Cash invested: $120,400 (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 93003

• Rents YoY: 5.9%
• Active inventory: 91
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,814 high
• Mortgage (P&I): −$2,255
• Tax est. 1.5%: −$538 /mo · $6,450/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$801
• Net cashflow: $41

Break-even live

Break-even rent $3,762

Max offer price $430,000

Occupancy floor 94%

Sensitivity live

Price	-10% $338	-5% $190	+0% $41	+5% $-107	+10% $-256
Rent	-10% $-260	-5% $-109	+0% $41	+5% $192	+10% $343
Rate	-1.0pp $258	-0.5pp $151	base $41	+0.5pp $-70	+1.0pp $-184

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
930 Pacific Strand Pl Ventura, CA	1.0–2.0	1.0–2.0	946	$3,245	$3.43	3d	11	0.24mi
4888 Ellington St Ventura, CA	3.0	2.0	1163	$3,650	$3.14	17d	1	0.28mi
4729 Ellington St Ventura, CA	3.0	2.5	1609	$3,800	$2.36	4d	1	0.37mi
329 Bucknell Ave Ventura, CA	3.0	2.0	1570	$5,000	$3.18	45d	1	0.38mi
848 Weber Cir Ventura, CA	1.0–2.0	1.0–2.0	845	$4,169	$4.93	3d	47	0.38mi
352 Paine Ave Ventura, CA	4.0	2.0	2056	$7,900	$3.84	45d	1	0.41mi
1300 Saratoga Ave Ventura, CA	2.0–3.0	1.0–2.0	1004	$2,750	$2.74	45d	2	0.50mi
1252 San Simeon Ct #6 Ventura, CA	3.0	2.5	1226	$3,400	$2.77	45d	1	0.55mi
138 S Bryn Mawr St #6 Ventura, CA	3.0	1.5	1255	$2,995	$2.39	16d	1	0.62mi
138 S Bryn Mawr St #6 Ventura, CA	3.0	1.5	1255	$3,250	$2.59	45d	1	0.62mi
5651 N Bryn Mawr St Ventura, CA	4.0	3.0	1911	$4,500	$2.35	45d	1	0.95mi
6160 Promontory Ln Ventura, CA	1.0–2.0	1.0–2.0	1038	$3,495	$3.37	3d	3	1.08mi
3700 Dean Dr Ventura, CA	2.0	2.0	1173	$2,925	$2.49	45d	2	1.16mi
3700 Dean Dr Ventura, CA	2.0	2.0	1178	$2,900	$2.46	5d	2	1.16mi
1220 Johnson Dr #108 Ventura, CA	2.0	2.0	1440	$3,200	$2.22	25d	1	1.33mi
1220 Johnson Dr #108 Ventura, CA	2.0	2.0	1440	$3,200	$2.22	45d	1	1.33mi
1220 Johnson Dr #108 Ventura, CA	2.0	2.0	1440	$2,975	$2.07	16d	1	1.33mi
3357 Rexford St Ventura, CA	2.0	2.0	1050	$2,675	$2.55	3d	1	1.50mi
3357 Rexford St Ventura, CA	2.0	2.0	1050	$2,675	$2.55	4d	1	1.50mi
3357 Rexford St Ventura, CA	2.0	2.0	1050	$2,795	$2.66	45d	1	1.50mi

Listing history 7 events

1. 2026-06-21
   days on market $430,000 Active 9 DOM
2. 2026-06-18
   days on market $430,000 Active 6 DOM
3. 2026-06-17
   days on market $430,000 Active 5 DOM
4. 2026-06-16
   days on market $430,000 Active 4 DOM
5. 2026-06-15
   days on market $430,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $430,000 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥86°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,765
• − Mortgage interest: −$24,087
• − Property taxes: −$6,450
• − Insurance: −$2,150
• − Repairs & maintenance: −$3,661
• − Management: −$3,661
• − Depreciation: −$12,509
• Taxable loss: −$6,753
• Est. tax savings @ 24.0%: +$1,621
• After-tax cash flow: $2,116/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: Ventura Unified
• NCES district ID: 0640980
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $67,362
• Composite: 36.51/100
• National rank: #4646
• State rank: #218 of 517 in CA

Livability — San Buenaventura (Ventura)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: San Buenaventura (Ventura), CA
• County: Ventura County · 829,955 people
• City population: 83,837
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 52,906
• Household income: $103,761
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 2414.0

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 57% Hispanic / Latino 33% Two or more races 15% Asian 4% Black 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 17% Other Indo-European 1% Arabic 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: ▼ -1074.56%
• Current HPI: 308.6282
• Rent YoY: ▲ 5.88%
• 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

+196.8% since first listed

8 events — show timeline

• 2026-06-12 Listed $430,000 CRMLS
• 2011-05-19 Listing Removed — CRMLS
• 2011-04-02 Price Changed $119,900 CRMLS
• 2011-01-13 Relisted — CRMLS
• 2011-01-04 Listing Removed — CRMLS
• 2010-11-10 Price Changed $129,900 CRMLS
• 2010-10-14 Price Changed $142,500 CRMLS
• 2010-09-02 Listed $144,900 CRMLS