1215 Anchors Way Dr #68 · San Buenaventura (Ventura), CA 93001

$485,000

2 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 65 Days on market

Built 1990 3,550 sqft lot $374/sqft · 20% below area Est $605k · 20% under ↓ 18% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +9.3/30.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy the Ventura Marina Lifestyle in this 2 bedroom plus den/office and 2 bathrooms. * * Recently installed wood laminate flooring for that easy care lifestyle * * Includes refrigerator, washer and dryer and Outdoor storage shed * * If you are looking for quiet community with relaxed living, great weather and an ocean breeze come see for yourself. You will also find that Rent Control is in effect to help keep costs down. The park amenities include a large clubhouse, billiards room, card rooms, shuffle board, heated pool & jacuzzi and a coming soon fitness room * *

Key facts

• Shuffle board
• Billiards room
• Card rooms

Tags

• WOOD LAMINATE FLOORING
• OUTDOOR STORAGE SHED
• LARGE CLUBHOUSE
• BILLIARDS ROOM
• CARD ROOMS
• SHUFFLE BOARD

Property features AI

Finance

• Other: Rent includes pool and sewer (for leased arrangements)
• Financial info: Monthly land lease amount (seller-provided)
• HOA & community: Located in a senior community; Suburban neighborhood; Land lease community (land lease paid monthly)

Exterior

• Parking: Carport parking (2 spaces); Driveway-level access; Total 2 parking spaces; Park name: Ventura Marina MHP
• Utilities: Public/district water (connected/available); Public sewer (connected/available); Electricity connected and available; Natural gas connected and available
• Home design: Mobile home (model SC525A3) on site; Double body type; Single story; Faces north; Entry level: 1
• Construction: Wood construction; Composition roof; Mobile dimensions approximately 12' x 56'
• Exterior features: Deck; Association in-ground heated exercise pool; No fencing; Sprinklers: none

Interior

• Kitchen: Corian counters; Gas range; Microwave; Refrigerator; Dishwasher; Water heater unit
• Bedrooms: Primary bedroom on main floor; All bedrooms on lower/main level
• Flooring: Laminated flooring
• Bathrooms: One full bath on main floor; One 3/4 bath with bathtub and shower
• Heating & cooling: Central furnace
• Interior features: Corian counters; Formica counters; Blinds; One-level home; Entry on main level; Association in-ground spa
• Laundry & utility: Inside laundry room; Washer and dryer included; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $485k.

Deal economics

• At list price, monthly cash flow is $-356 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $433k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $379k (21.8% below list).
• Recommended offer: $379k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Pierpont Elementary (math 47% / reading 57%, grade C-, #354 of 1,571 statewide, top 24%, 289 students, 35% FRL); Cabrillo Middle (math 37% / reading 55%, grade D+, #122 of 498 statewide, top 25%, 801 students, 40% FRL); Ventura High (math 27% / reading 62%, grade F, #434 of 1,170 statewide, top 39%, 2,095 students, 56% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $3,792/mo this rent would consume 52% of the median local household income ($88k/yr) (locally 1724% 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 $3k of loan paydown is wiped out by about $15k 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

• It's been on market 65 days — a 6% lower offer ($456k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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.

Recommended offer $379,186 (21.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.78% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.15%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $605,000
• List price: $485,000
• Delta: -19.83%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1215 Anchors Way Dr #42	0.07mi	2/2.0	1,300 (+0%)	4mo	$605,000	$465	93
1215 Anchors Way Dr #124	0.05mi	3/2.0 (+1)	1,344 (+4%)	7mo	$495,000	$368	81
1215 Anchors Way Dr #202	0.22mi	2/2.0	1,344 (+4%)	5mo	$520,000	$387	80
1215 Anchors Way #104	0.12mi	2/2.0	1,248 (-4%)	14mo	$624,000	$500	76
1215 Anchors Way #32	0.06mi	2/2.0	1,344 (+4%)	19mo	$525,000	$391	75
1215 Anchors Way #26	0.08mi	2/2.0	1,466 (+13%)	1mo	$605,000	$413	73
1215 Anchors Way Dr. Spc 289	0.16mi	2/2.0	1,400 (+8%)	8mo	$500,000	$357	72
1215 Anchors Way Dr #65	0.03mi	3/2.0 (+1)	1,460 (+13%)	6mo	$647,000	$443	68
1215 Anchors Way Dr #307	0.20mi	2/2.0	1,250 (-4%)	22mo	$565,000	$452	66
1215 Anchors Way Dr #187	0.19mi	2/2.0	1,368 (+6%)	19mo	$415,000	$303	66
1215 Anchors Way Dr #1	0.10mi	2/2.0	1,484 (+14%)	14mo	$613,305	$413	60
1215 Anchors Way Dr #15	0.12mi	2/2.0	1,440 (+11%)	24mo	$630,000	$438	56

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 · 2.8% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.25×
• Total profit: $-101,979
• Equity at exit: $72,315

10-year hold

• IRR: -16.0%
• Equity multiple: 0.11×
• Total profit: $-120,890
• Equity at exit: $41,934

Cash invested: $135,800 (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 93001

• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,792 high
• Mortgage (P&I): −$2,543
• Tax est. 1.5%: −$606 /mo · $7,275/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$796
• Net cashflow: $-356

Break-even live

Break-even rent $4,243

Max offer price $433,464

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-189	+0% $-356	+5% $-524	+10% $-691
Rent	-10% $-656	-5% $-506	+0% $-356	+5% $-206	+10% $-57
Rate	-1.0pp $-112	-0.5pp $-233	base $-356	+0.5pp $-482	+1.0pp $-610

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1196 Portside Dr Ventura, CA	1.0–2.0	1.0–2.5	1475	$4,372	$2.96	3d	13	0.20mi
3135 Harbor Blvd Ventura, CA	2.0	1.5	1741	$3,500	$2.01	3d	1	0.23mi
928 Seaside Ct Ventura, CA	3.0	2.0	1584	$5,000	$3.16	45d	1	0.62mi
2767 Harbor Blvd Ventura, CA	2.0	1.5	1046	$3,500	$3.35	45d	1	0.63mi
1251 Devon Ln Ventura, CA	3.0	2.0	1532	$5,500	$3.59	45d	1	0.74mi
2598 Seahorse Ave Unit A Ventura, CA	3.0	2.0	1400	$3,950	$2.82	45d	1	0.79mi
3098 Channel Dr Ventura, CA	2.0	1.0	995	$2,795	$2.81	3d	1	0.82mi
517 Valmore Ave Ventura, CA	3.0	1.5	1225	$3,900	$3.18	5d	1	0.98mi
2407 Pierpont Blvd Ventura, CA	2.0	1.0	902	$4,750	$5.27	45d	1	1.03mi
2393 Pierpont Blvd Ventura, CA	3.0	2.5	1512	$5,800	$3.84	25d	1	1.04mi
3357 Rexford St Ventura, CA	2.0	2.0	1050	$2,675	$2.55	4d	1	1.06mi
3357 Rexford St Ventura, CA	2.0	2.0	1050	$2,675	$2.55	5d	1	1.06mi
3357 Rexford St Ventura, CA	2.0	2.0	1050	$2,795	$2.66	45d	1	1.06mi
3351 Rexford St Ventura, CA	2.0	2.0	1050	$2,675	$2.55	5d	1	1.06mi
3364 Preble Ave Ventura, CA	2.0	2.0	930	$2,895	$3.11	45d	1	1.09mi
401 Rancho Dr Ventura, CA	3.0	2.0	1093	$5,500	$5.03	45d	1	1.16mi
618 Kirk Ave Unit 618 Ventura, CA	2.0	1.0	910	$2,395	$2.63	25d	1	1.18mi
1083 Montauk Ln Unit 2 Ventura, CA	1.0	1.0	1000	$3,550	$3.55	45d	1	1.19mi
1088 Bangor Ln Ventura, CA	3.0	1.5	1390	$4,995	$3.59	18d	1	1.28mi
1089 Belfast Ln Ventura, CA	3.0	2.0	1024	$5,500	$5.37	18d	1	1.34mi
1089 Belfast Ln Ventura, CA	3.0	2.0	1024	$5,900	$5.76	45d	1	1.34mi
3700 Dean Dr Ventura, CA	2.0	2.0	1178	$2,900	$2.46	5d	2	1.44mi
3700 Dean Dr Ventura, CA	2.0	2.0	1173	$2,925	$2.49	45d	2	1.44mi

Listing history 30 events

1. 2026-06-21
   days on market $485,000 Active 65 DOM
2. 2026-06-18
   days on market $485,000 Active 62 DOM
3. 2026-06-17
   days on market $485,000 Active 61 DOM
4. 2026-06-16
   days on market $485,000 Active 60 DOM
5. 2026-06-15
   days on market $485,000 Active 59 DOM
6. 2026-06-13
   days on market $485,000 Active 57 DOM
7. 2026-06-13
   days on market $485,000 Active 56 DOM
8. 2026-06-10
   days on market $485,000 Active 54 DOM
9. 2026-06-09
   days on market $485,000 Active 53 DOM
10. 2026-06-08
    days on market $485,000 Active 52 DOM
11. 2026-06-07
    days on market $485,000 Active 51 DOM
12. 2026-06-05
    days on market $485,000 Active 48 DOM
13. 2026-06-03
    days on market $485,000 Active 47 DOM
14. 2026-06-02
    days on market $485,000 Active 46 DOM
15. 2026-06-01
    days on market $485,000 Active 45 DOM
16. 2026-05-31
    days on market $485,000 Active 44 DOM
17. 2026-04-17
    listed $485,000 Active 590-char remark
18. 2025-09-18
    historical
19. 2025-08-01
    price $449,000
20. 2025-05-29
    listed $469,000 Active
21. 2025-01-29
    status Pending Sale
22. 2025-01-29
    historical
23. 2024-12-17
    historical Active Under Contract
24. 2024-10-07
    price $495,000
25. 2024-09-16
    price $515,000
26. 2024-08-17
    price $529,000
27. 2024-07-02
    price $569,000
28. 2024-06-07
    listed $589,900 Active
29. 2024-06-05
    historical
30. 2002-01-04
    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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,502
• − Mortgage interest: −$27,168
• − Property taxes: −$7,275
• − Insurance: −$2,425
• − Repairs & maintenance: −$3,640
• − Management: −$3,640
• − Depreciation: −$14,109
• Taxable loss: −$12,755
• Est. tax savings @ 24.0%: +$3,061
• After-tax cash flow: $-1,213/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): 32,026
• Household income: $88,078
• Rent vs Own: 55.2% rent · 44.8% own
• Severe rent burden: 1724.0

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 0.60)
• Race & ethnicity: White 50% Hispanic / Latino 39% Two or more races 18% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 17% · Canada, China
• Languages at home: 70% English-only · Spanish 26% Other Indo-European 1% Chinese 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: ▼ -1033.39%
• Current HPI: 349.0527
• Rent YoY: ▲ 2.80%
• 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

-17.8% since first listed

14 events — show timeline

• 2026-04-17 Listed $485,000 CRMLS
• 2025-09-18 Listing Removed — CRMLS
• 2025-08-01 Price Changed $449,000 CRMLS
• 2025-05-29 Listed $469,000 CRMLS
• 2025-01-29 Pending — CRMLS
• 2025-01-29 Listing Removed — CRMLS
• 2024-12-17 Contingent — CRMLS
• 2024-10-07 Price Changed $495,000 CRMLS
• 2024-09-16 Price Changed $515,000 CRMLS
• 2024-08-17 Price Changed $529,000 CRMLS
• 2024-07-02 Price Changed $569,000 CRMLS
• 2024-06-07 Listed $589,900 CRMLS
• 2024-06-05 Coming Soon — CRMLS
• 2002-01-04 Listed — CRMLS

Property tax history

+3.4%/yr

Latest (2025): $318 · +3.3% YoY. Source: county tax records.