182 Calle De La Rosa #182 · Camarillo, CA 93012

$199,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 89 Days on market

Built 1971 Est $222k · 10% under

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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
• ARV discount +12.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous South East facing home with tons of upgrades. The captain says you are now free to move about the cabin, because this home has it all. 2 bedrooms, 2 bathrooms, 2 extra bonus rooms, a laundry closet, a tool shed, driveway to fit 2 cars, front deck and best of all - a gated backyard. This home is a must-see. Shown by appointment to qualified buyers. Remember, good buys sell fast!

Key facts

• Community pool
• Built 1971
• Listed 89 days

Property features AI

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 2.5% in Camarillo — 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 78/100 on livability (#72 in CA, #2,776 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Pleasant Valley (urban): math 43% / reading 57% proficiency, ranked #119 of 517 in CA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.2%/yr); 160 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,759 units permitted in Ventura County in 2024 (1,196 in 5+ unit buildings).
• This rent runs 31% of the median local income ($135k/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 $1k of loan paydown is wiped out by about $6k 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 + 1.2% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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 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?
6. 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.
7. 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.
8. 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: 1.75% ✓
• Cap rate: 14.56%
• Cash-on-cash: 29.53%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $222,336
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66 Via Sintra #66	0.29mi	3/2.5	1,248 (+8%)	5mo	$239,000	$192	66
179 Calle De La Rosa #179	0.03mi	2/2.0 (-1)	1,000 (-13%)	10mo	$192,500	$193	64
24 Via Rosal #24	0.32mi	2/2.0 (-1)	1,292 (+12%)	3mo	$275,000	$213	57
68 Via Marisma	0.26mi	2/2.0 (-1)	1,232 (+7%)	22mo	$195,000	$158	53

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 · 1.22% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 1.88×
• Total profit: $49,022
• Equity at exit: $29,672

10-year hold

• IRR: 28.9%
• Equity multiple: 3.35×
• Total profit: $131,133
• Equity at exit: $17,206

Cash invested: $55,720 (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 93012

• Rents YoY: 1.2%
• Active inventory: 160
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $3,477 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$730
• Net cashflow: $1,371

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,509	-5% $1,440	+0% $1,371	+5% $1,302	+10% $1,234
Rent	-10% $1,097	-5% $1,234	+0% $1,371	+5% $1,509	+10% $1,646
Rate	-1.0pp $1,471	-0.5pp $1,422	base $1,371	+0.5pp $1,320	+1.0pp $1,267

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Riverdale Ct #715 Camarillo, CA	2.0	2.0	900	$2,800	$3.11	2d	1	0.59mi
313 Westpark Ct Camarillo, CA	2.0	1.0–1.5	838	$3,225	$3.85	2d	2	0.73mi
3065 Village At the Park Dr Camarillo, CA	1.0–2.0	1.0–2.0	753	$3,095	$4.11	2d	4	0.79mi
389 Castiano St Camarillo, CA	2.0	2.5	1365	$3,500	$2.56	2d	1	0.83mi
5176 Verdugo Way Camarillo, CA	2.0	1.0–2.0	844	$4,077	$4.83	2d	221	1.03mi
197 La Veta Dr Camarillo, CA	3.0	2.0	1443	$4,000	$2.77	2d	1	1.15mi
60 Margarita Ave Camarillo, CA	2.0	2.0	1440	$3,000	$2.08	2d	1	1.20mi
2400 Pickwick Dr Camarillo, CA	1.0–2.0	1.0	826	$2,850	$3.45	2d	2	1.44mi

Listing history 30 events

1. 2026-06-18
   days on market $199,000 Active 89 DOM
2. 2026-06-18
   price $199,000 Active 88 DOM
3. 2026-06-17
   days on market $219,000 Active 88 DOM
4. 2026-06-16
   days on market $219,000 Active 87 DOM
5. 2026-06-15
   days on market $219,000 Active 86 DOM
6. 2026-06-13
   days on market $219,000 Active 84 DOM
7. 2026-06-10
   days on market $219,000 Active 81 DOM
8. 2026-06-09
   days on market $219,000 Active 80 DOM
9. 2026-06-08
   days on market $219,000 Active 79 DOM
10. 2026-06-07
    days on market $219,000 Active 78 DOM
11. 2026-06-05
    days on market $219,000 Active 75 DOM
12. 2026-06-03
    days on market $219,000 Active 74 DOM
13. 2026-06-02
    days on market $219,000 Active 73 DOM
14. 2026-06-01
    days on market $219,000 Active 72 DOM
15. 2026-05-31
    days on market $219,000 Active 71 DOM
16. 2026-03-30
    status Active
17. 2026-03-21
    listed $219,000 Active
18. 2026-03-21
    price $219,000
19. 2026-03-19
    historical $210,000
20. 2024-04-25
    soldstatus $160,000 Closed Sale 389-char remark

    Show marketing remark (389 chars)

    Gorgeous South East facing home with tons of upgrades. The captain says you are now free to move about the cabin, because this home has it all. 2 bedrooms, 2 bathrooms, 2 extra bonus rooms, a laundry closet, a tool shed, driveway to fit 2 cars, front deck and best of all - a gated backyard. This home is a must-see. Shown by appointment to qualified buyers. Remember, good buys sell fast!

21. 2024-04-21
    status Pending Sale 389-char remark

    Show marketing remark (389 chars)

    Gorgeous South East facing home with tons of upgrades. The captain says you are now free to move about the cabin, because this home has it all. 2 bedrooms, 2 bathrooms, 2 extra bonus rooms, a laundry closet, a tool shed, driveway to fit 2 cars, front deck and best of all - a gated backyard. This home is a must-see. Shown by appointment to qualified buyers. Remember, good buys sell fast!

22. 2024-04-05
    historical Active Under Contract 389-char remark

    Show marketing remark (389 chars)

    Gorgeous South East facing home with tons of upgrades. The captain says you are now free to move about the cabin, because this home has it all. 2 bedrooms, 2 bathrooms, 2 extra bonus rooms, a laundry closet, a tool shed, driveway to fit 2 cars, front deck and best of all - a gated backyard. This home is a must-see. Shown by appointment to qualified buyers. Remember, good buys sell fast!

23. 2024-03-20
    price $179,000 389-char remark

    Show marketing remark (389 chars)

    Gorgeous South East facing home with tons of upgrades. The captain says you are now free to move about the cabin, because this home has it all. 2 bedrooms, 2 bathrooms, 2 extra bonus rooms, a laundry closet, a tool shed, driveway to fit 2 cars, front deck and best of all - a gated backyard. This home is a must-see. Shown by appointment to qualified buyers. Remember, good buys sell fast!

24. 2024-02-22
    listed $190,000 Active 389-char remark

    Show marketing remark (389 chars)

    Gorgeous South East facing home with tons of upgrades. The captain says you are now free to move about the cabin, because this home has it all. 2 bedrooms, 2 bathrooms, 2 extra bonus rooms, a laundry closet, a tool shed, driveway to fit 2 cars, front deck and best of all - a gated backyard. This home is a must-see. Shown by appointment to qualified buyers. Remember, good buys sell fast!

25. 2024-02-05
    historical
26. 2023-12-19
    price $235,000
27. 2023-11-11
    listed $249,999 Active
28. 2018-08-22
    soldstatus $90,000 Closed Sale
29. 2018-08-01
    status Pending Sale
30. 2018-06-27
    listed $85,000 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°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: $41,718
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$3,337
• − Management: −$3,337
• − Depreciation: −$5,789
• Taxable income: $14,127
• Est. tax owed @ 24.0%: −$3,391
• After-tax cash flow: $13,064/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: Pleasant Valley
• NCES district ID: 0630990
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $87,342
• Composite: 46.3/100
• National rank: #2476
• State rank: #119 of 517 in CA

Livability — Camarillo

• Score: 78/100
• State rank: #72
• US rank: #2776

Category grades

Amenities A+ Commute A+ Cost of living F Crime A Employment A+ Housing B- Health & safety A User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camarillo, CA
• County: Ventura County · 829,955 people
• City population: 82,539
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 35,791
• Household income: $135,217
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 1204.0

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 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 25% Two or more races 16% Asian 13% Black 3%
• Hispanic origin (detail): Mexican 19% Puerto Rican 2%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 73% English-only · Spanish 13% Other Indo-European 3% Tagalog/Filipino 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: ▼ -517.29%
• Current HPI: 276.7695
• Rent YoY: ▲ 1.22%
• 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

+157.6% since first listed

15 events — show timeline

• 2026-03-30 Relisted — CRMLS
• 2026-03-21 Listed $219,000 CRMLS
• 2026-03-21 Price Changed $219,000 CRMLS
• 2026-03-19 Coming Soon $210,000 CRMLS
• 2024-04-25 Sold (MLS) $160,000 CRMLS
• 2024-04-21 Pending — CRMLS
• 2024-04-05 Contingent — CRMLS
• 2024-03-20 Price Changed $179,000 CRMLS
• 2024-02-22 Listed $190,000 CRMLS
• 2024-02-05 Listing Removed — CRMLS
• 2023-12-19 Price Changed $235,000 CRMLS
• 2023-11-11 Listed $249,999 CRMLS
• 2018-08-22 Sold (MLS) $90,000 CRMLS
• 2018-08-01 Pending — CRMLS
• 2018-06-27 Listed $85,000 CRMLS