136 Phyllis Way #136 · Thousand Oaks, CA 91320

$278,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 59 Days on market

Built 1974 1,440 sqft lot $193/sqft · 11% above area Est $251k · 11% over ↓ 4% since listing

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Why this score? — see what drove the C+ 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +6.0/10.0
• Livability +3.5/5.0
• ARV discount +2.7/15.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the popular Ventu Estates Senior park in beautiful Conejo Valley. Boasting its rare location and incredible space for family gatherings, this well-maintained home checks so many boxes. Starting with the updated kitchen and large breakfast island which is open to the cozy den, to the expansive covered porch under the oak trees. Downsizing won't be an issue with the spacious living and dining areas and sunroom perched under the shade of the trees. The private primary bedroom has a lovely ensuite bathroom as does the guest room. Spend your mornings on the peaceful porch, enjoy an afternoon at the pool, take an evening walk to the nearby Stage Coach park, and finish your day in the s

Key facts

• Sunroom
• Updated kitchen
• 1,440 sq ft lot

Tags

• UPDATED KITCHEN
• LARGE BREAKFAST ISLAND
• EXPANSIVE COVERED PORCH
• SPACIOUS LIVING AREAS
• SUNROOM
• PRIVATE PRIMARY BEDROOM

Property features AI

Finance

• Other: Manufactured homes allowed; Possession at close of escrow; Active listing
• Financial info: Accepts Conventional, Cash, or Cash to New Loan
• HOA & community: Located in a senior community; Land lease: month-to-month

Exterior

• Parking: Carport with space for 3 vehicles; Concrete driveway
• Home design: Manufactured home; Calypso model
• Construction: Built in 1974; Pier jacks foundation
• Exterior features: Covered patio/porch; Ground-level entry with steps; No significant view; Private pool and spa

Interior

• Kitchen: All appliances included
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present
• Interior features: Laundry area; No fireplace
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $278k.

Deal economics

• At list price, monthly cash flow is $891 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $278k).
• Recommended offer: $270k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.8% in Thousand Oaks — 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 70/100 on livability (#226 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F, health & safety F.
• Conejo Valley Unified (urban): math 57% / reading 72% proficiency, ranked #59 of 517 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 145 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 59 days — a 3% lower offer ($270k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $269,660 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.73%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $251,228
• List price: $278,000
• Delta: 10.66%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 PRINGLE Ct	0.03mi	2/2.0	1,440 (0%)	11mo	$285,000	$198	90
1 Ortega Dr	0.24mi	2/2.0	1,431 (-1%)	4mo	$345,000	$241	84
99 Jeannine Ct #99	0.18mi	2/2.0	1,440 (0%)	9mo	$125,000	$87	84
90 Jeannine Ct #90	0.17mi	2/2.0	1,440 (0%)	11mo	$255,000	$177	83
223 Madonna	0.13mi	2/2.0	1,344 (-7%)	3mo	$310,000	$231	80
50 Saint Charles Ct	0.05mi	2/2.0	1,344 (-7%)	8mo	$300,000	$223	80
51 Saint Charles Ct #51	0.06mi	2/2.0	1,536 (+7%)	10mo	$255,000	$166	78
166 Phyllis Way #166	0.05mi	3/2.0 (+1)	1,488 (+3%)	12mo	$325,000	$218	77
164 Phyllis Way	0.03mi	3/2.0 (+1)	1,530 (+6%)	12mo	$313,500	$205	73
73 Farland Dr #73	0.25mi	2/2.0	1,320 (-8%)	12mo	$147,500	$112	65
150-150 Gina Ct #150	0.07mi	2/—	1,248 (-13%)	17mo	$201,000	$161	60
12 Robertson Way	0.24mi	2/2.0	1,248 (-13%)	12mo	$240,000	$192	57

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 · 0.3% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $2,311
• Equity at exit: $41,451

10-year hold

• IRR: 7.5%
• Equity multiple: 1.50×
• Total profit: $38,664
• Equity at exit: $24,036

Cash invested: $77,840 (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 91320

• Rents YoY: 0.3%
• Active inventory: 145
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,559 high
• Mortgage (P&I): −$1,458
• Tax est. 1.5%: −$348 /mo · $4,170/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$747
• Net cashflow: $891

Break-even live

Break-even rent $2,432

Max offer price $278,000

Occupancy floor 70%

Sensitivity live

Price	-10% $1,083	-5% $987	+0% $891	+5% $794	+10% $698
Rent	-10% $609	-5% $750	+0% $891	+5% $1,031	+10% $1,172
Rate	-1.0pp $1,031	-0.5pp $961	base $891	+0.5pp $819	+1.0pp $745

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: $69,500
• Closing costs: $8,340
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1384 Ashton Park Ln Newbury Park, CA	3.0	2.5	1447	$3,600	$2.49	17d	1	0.23mi
161 Heavenly Valley Rd Newbury Park, CA	3.0	2.0	1499	$3,395	$2.26	4d	1	0.30mi
1570 Silver Shadow Dr Newbury Park, CA	3.0	2.0	1611	$4,100	$2.55	3d	1	0.35mi
265 McKnight Rd Newbury Park, CA	2.0	3.0	1200	$3,800	$3.17	45d	1	0.42mi
619 Avenida de la Plata Newbury Park, CA	2.0	1.0	882	$2,450	$2.78	4d	1	0.75mi
1800 W Hillcrest Dr Newbury Park, CA	1.0–2.0	1.0	932	$2,917	$3.13	3d	33	0.87mi
2088 W Hillcrest Dr Newbury Park, CA	2.0	1.0–2.0	785	$3,200	$4.08	3d	2	1.02mi
562 Knollview Ln Thousand Oaks, CA	3.0	3.0	1635	$4,150	$2.54	45d	1	1.22mi

Listing history 18 events

1. 2026-06-21
   days on market $278,000 Active 59 DOM
2. 2026-06-18
   days on market $278,000 Active 56 DOM
3. 2026-06-17
   days on market $278,000 Active 55 DOM
4. 2026-06-16
   days on market $278,000 Active 54 DOM
5. 2026-06-15
   days on market $278,000 Active 53 DOM
6. 2026-06-13
   days on market $278,000 Active 51 DOM
7. 2026-06-13
   days on market $278,000 Active 50 DOM
8. 2026-06-10
   days on market $278,000 Active 48 DOM
9. 2026-06-09
   days on market $278,000 Active 47 DOM
10. 2026-06-08
    days on market $278,000 Active 46 DOM
11. 2026-06-07
    days on market $278,000 Active 45 DOM
12. 2026-06-05
    days on market $278,000 Active 42 DOM
13. 2026-06-03
    days on market $278,000 Active 41 DOM
14. 2026-06-02
    days on market $278,000 Active 40 DOM
15. 2026-06-01
    days on market $278,000 Active 39 DOM
16. 2026-05-31
    days on market $278,000 Active 38 DOM
17. 2026-05-11
    price $278,000 1051-char remark
18. 2026-04-23
    listed $290,000 Active 1051-char remark

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,710
• − Mortgage interest: −$15,572
• − Property taxes: −$4,170
• − Insurance: −$1,390
• − Repairs & maintenance: −$3,417
• − Management: −$3,417
• − Depreciation: −$8,087
• Taxable income: $6,657
• Est. tax owed @ 24.0%: −$1,598
• After-tax cash flow: $9,089/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: Conejo Valley Unified
• NCES district ID: 0609640
• Math proficiency: 57% ▬ 0.00%
• Reading proficiency: 72% ▲ 6.00%
• Median HH income: $100,413
• Composite: 59.57/100
• National rank: #914
• State rank: #59 of 517 in CA

Livability — Thousand Oaks

• Score: 70/100
• State rank: #226
• US rank: #7364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thousand Oaks, CA
• County: Ventura County · 829,955 people
• City population: 121,704
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 43,472
• Household income: $148,991
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 756.0

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 63% Hispanic / Latino 19% Two or more races 16% Asian 11% Black 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 4% Romanian 3% Lithuanian 3%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 12% Other Indo-European 4% Chinese 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: ▼ -917.39%
• Current HPI: 283.6467
• Rent YoY: ▲ 0.30%
• 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

-4.1% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $278,000 CSMAR
• 2026-04-23 Listed $290,000 CSMAR