2117 Cardinal Ave Unit 2117h · Oxnard, CA 93033

$139,990

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 119 Days on market

Built 1984 728 sqft lot Est $200k · 30% under ↓ 20% since listing

---

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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the quiet 55+ senior community of Sunny Acres MHP, this 2 bedroom unit with enclosed patio offers you the flexible space you need at a price you can afford. There is a newer washer and dryer. The park features a nice pool area and rec room as well as RV/Boat parking. There is plenty of space in the storage /workshop in the carport. An ideal climate, a close to shopping and the beach, make this the perfect location. Move in ready with new carpet, this manufactured home is just waiting for it's new owner.

Key facts

• New carpet
• Move in ready
• Close to shopping

Tags

• ENCLOSED PATIO
• CLOSE TO SHOPPING
• CLOSE TO BEACH
• MOVE IN READY
• NEW CARPET

Property features AI

Finance

• Financial info: Listing available for cash buyers

Exterior

• Parking: 2-car carport
• Utilities: Property is on a lease lot (land lease)
• Home design: Manufactured home (Skyline), 14' x 56'
• Construction: Built in 1984
• Exterior features: Ground-level entry with steps; Private pool and spa; Located in a senior community; Model: Caravelle

Interior

• Bedrooms: 2 bedrooms
• Flooring: Carpet flooring
• Bathrooms: 1 full bathroom
• Interior features: Living area recorded as 728 (public records); No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $976 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: schools F, crime F, amenities D-.
• 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.
• 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).
• This rent runs 34% of the median local income ($87k/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 $968 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 $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $35k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $127,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.76% ✓
• Cap rate: 14.66%
• Cash-on-cash: 29.87%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $200,200
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4032 Mockingbird Ln #4032	0.04mi	2/1.5	790 (+8%)	6mo	$150,000	$190	77
2164 Thrush Ave Unit -	0.08mi	2/1.0	672 (-8%)	20mo	$185,000	$275	67
2168 Thrush Ave Unit 2168j	0.08mi	2/1.0	672 (-8%)	20mo	$189,000	$281	66

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 · 0.01% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 1.82×
• Total profit: $32,312
• Equity at exit: $20,873

10-year hold

• IRR: 27.1%
• Equity multiple: 3.05×
• Total profit: $80,535
• Equity at exit: $12,104

Cash invested: $39,197 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,460 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $976

Break-even live

Break-even rent $1,225

Max offer price $139,990

Occupancy floor 55%

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: $34,998
• Closing costs: $4,200
• 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	$3,115	$3.91	1d	9	0.19mi

Listing history 14 events

1. 2026-06-08
   status $139,990 Pending 119 DOM
2. 2026-06-08
   days on market $139,990 Active Under Contract 119 DOM
3. 2026-06-07
   days on market $139,990 Active Under Contract 118 DOM
4. 2026-06-05
   days on market $139,990 Active Under Contract 116 DOM
5. 2026-06-03
   days on market $139,990 Active Under Contract 114 DOM
6. 2026-06-02
   days on market $139,990 Active Under Contract 113 DOM
7. 2026-06-01
   days on market $139,990 Active Under Contract 112 DOM
8. 2026-05-31
   days on market $139,990 Active Under Contract 111 DOM
9. 2026-04-10
   price $139,990
10. 2026-03-12
    price $149,990
11. 2026-02-27
    price $168,000
12. 2026-02-09
    listed $175,000 Active
13. 2005-09-13
    historical
14. 2005-08-23
    listed

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 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: $29,516
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,361
• − Management: −$2,361
• − Depreciation: −$4,072
• Taxable income: $10,080
• Est. tax owed @ 24.0%: −$2,419
• After-tax cash flow: $9,290/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: 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

-20.0% since first listed

6 events — show timeline

• 2026-04-10 Price Changed $139,990 CSMAR
• 2026-03-12 Price Changed $149,990 CSMAR
• 2026-02-27 Price Changed $168,000 CSMAR
• 2026-02-09 Listed $175,000 CSMAR
• 2005-09-13 Delisted — CRMLS
• 2005-08-23 Listed — CRMLS

Property tax history

+5.8%/yr

Latest (2025): $197 · +4.1% YoY. Source: county tax records.