152 Via Rosal · Camarillo, CA 93012

$398,000

3 bd · 3.0 ba · 1,700 sqft · Manufactured · 70 Days on market

Built 1971 3,815 sqft lot Est $267k · 49% 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 +18.9/30.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell! This mobile home is a 3 bedroom and 2 bathroom with approximately 1344 square feet. It includes washer, dryer, refridgerator, and two storage sheds. The seller will credit the buyer for their choice of carpet and bathroom upgrades. It's located in a desireable family friendly mobil home park.

Key facts

• 3,815 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Guest house attached; Possession at close of escrow; Located in Lamplighter MHP (land lease)
• Financial info: Listing terms: Conventional
• HOA & community: Homeowners association and CC&R disclosures

Exterior

• Parking: 2-space carport; No attached garage
• Utilities: Property on a lease land arrangement
• Home design: Mobile home (Madison model); Model: Madison
• Construction: Built in 1971
• Exterior features: Private parking; Ground-level entry with steps; Private heated pool; Spa

Interior

• Kitchen: Microwave; Range
• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heating available
• Interior features: Seller-provided living area (approx. 1,700); Updated/remodeled condition; Fireplace (other style); Double pane windows
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $398k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $398k).
• Recommended offer: $374k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 35% 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 $3k of loan paydown is wiped out by about $12k 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 70 days — a 6% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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.
• Current owner paid $28k; list at $398k implies a 1347% gain — meaningful room to come down on a strong offer.

Recommended offer $374,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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. 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?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.38%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $266,900
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
184 Calle De La Rosa	0.05mi	3/2.0	1,568 (-8%)	1mo	$240,000	$153	80
31 Via Paloma #31	0.37mi	3/2.0	1,620 (-5%)	4mo	$230,000	$142	68
201 Calle de la Rosa Unit .	0.17mi	3/2.0	1,575 (-7%)	10mo	$249,000	$158	68
102 Camino Algarve #102	0.16mi	3/2.0	1,652 (-3%)	22mo	$260,000	$157	66
74 Via Marisma	0.25mi	3/2.0	1,680 (-1%)	22mo	$250,000	$149	64
57 Via Sintra	0.28mi	3/2.0	1,458 (-14%)	20mo	$245,000	$168	43

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: -11.5%
• Equity multiple: 0.59×
• Total profit: $-45,559
• Equity at exit: $59,343

10-year hold

• IRR: -5.1%
• Equity multiple: 0.70×
• Total profit: $-33,914
• Equity at exit: $34,412

Cash invested: $111,440 (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: 8.3×

Monthly cashflow live

• Estimated rent: $3,997 high
• Mortgage (P&I): −$2,087
• Tax est. 1.5%: −$498 /mo · $5,970/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $407

Break-even live

Break-even rent $3,482

Max offer price $398,000

Occupancy floor 85%

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: $99,500
• Closing costs: $11,940
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3314 Rockhampton Dr Camarillo, CA	4.0	3.5	1920	$4,100	$2.14	1d	1	0.47mi
389 Castiano St Camarillo, CA	2.0	2.5	1365	$3,500	$2.56	1d	1	0.75mi
313 Westpark Ct Camarillo, CA	2.0	1.0–1.5	838	$3,225	$3.85	1d	2	0.78mi
4597 El Capitan Pl Camarillo, CA	4.0	3.0	2026	$4,900	$2.42	11d	1	0.81mi
5176 Verdugo Way Camarillo, CA	2.0	1.0–2.0	844	$4,077	$4.83	1d	221	0.96mi
197 La Veta Dr Camarillo, CA	3.0	2.0	1443	$4,000	$2.77	1d	1	1.06mi
4708 Via Cupertino Camarillo, CA	4.0	3.0	2213	$4,650	$2.10	10d	1	1.12mi
60 Margarita Ave Camarillo, CA	2.0	2.0	1440	$3,000	$2.08	2d	1	1.17mi
4915 Paseo Montelena Camarillo, CA	4.0	3.0	2213	$4,650	$2.10	10d	1	1.34mi

Listing history 26 events

1. 2026-06-18
   days on market $398,000 Active 70 DOM
2. 2026-06-17
   days on market $398,000 Active 69 DOM
3. 2026-06-16
   days on market $398,000 Active 68 DOM
4. 2026-06-15
   days on market $398,000 Active 67 DOM
5. 2026-06-13
   days on market $398,000 Active 65 DOM
6. 2026-06-10
   days on market $398,000 Active 62 DOM
7. 2026-06-09
   days on market $398,000 Active 61 DOM
8. 2026-06-08
   days on market $398,000 Active 60 DOM
9. 2026-06-07
   days on market $398,000 Active 59 DOM
10. 2026-06-05
    days on market $398,000 Active 56 DOM
11. 2026-06-03
    days on market $398,000 Active 55 DOM
12. 2026-06-02
    days on market $398,000 Active 54 DOM
13. 2026-06-01
    days on market $398,000 Active 53 DOM
14. 2026-05-31
    days on market $398,000 Active 52 DOM
15. 2026-04-09
    listed $398,000 Active
16. 2026-04-06
    historical $398,000
17. 2011-11-23
    historical 309-char remark

    Show marketing remark (309 chars)

    Priced to sell! This mobile home is a 3 bedroom and 2 bathroom with approximately 1344 square feet. It includes washer, dryer, refridgerator, and two storage sheds. The seller will credit the buyer for their choice of carpet and bathroom upgrades. It's located in a desireable family friendly mobil home park.

18. 2011-11-21
    soldstatus $27,500 Closed 309-char remark

    Show marketing remark (309 chars)

    Priced to sell! This mobile home is a 3 bedroom and 2 bathroom with approximately 1344 square feet. It includes washer, dryer, refridgerator, and two storage sheds. The seller will credit the buyer for their choice of carpet and bathroom upgrades. It's located in a desireable family friendly mobil home park.

19. 2011-11-21
    soldstatus $27,500 309-char remark

    Show marketing remark (309 chars)

    Priced to sell! This mobile home is a 3 bedroom and 2 bathroom with approximately 1344 square feet. It includes washer, dryer, refridgerator, and two storage sheds. The seller will credit the buyer for their choice of carpet and bathroom upgrades. It's located in a desireable family friendly mobil home park.

20. 2011-11-08
    historical Contingent 309-char remark

    Show marketing remark (309 chars)

    Priced to sell! This mobile home is a 3 bedroom and 2 bathroom with approximately 1344 square feet. It includes washer, dryer, refridgerator, and two storage sheds. The seller will credit the buyer for their choice of carpet and bathroom upgrades. It's located in a desireable family friendly mobil home park.

21. 2011-10-21
    listed $33,000 Active 309-char remark

    Show marketing remark (309 chars)

    Priced to sell! This mobile home is a 3 bedroom and 2 bathroom with approximately 1344 square feet. It includes washer, dryer, refridgerator, and two storage sheds. The seller will credit the buyer for their choice of carpet and bathroom upgrades. It's located in a desireable family friendly mobil home park.

22. 2011-10-18
    listed $33,000 309-char remark

    Show marketing remark (309 chars)

    Priced to sell! This mobile home is a 3 bedroom and 2 bathroom with approximately 1344 square feet. It includes washer, dryer, refridgerator, and two storage sheds. The seller will credit the buyer for their choice of carpet and bathroom upgrades. It's located in a desireable family friendly mobil home park.

23. 2005-10-06
    historical
24. 2005-04-04
    listed
25. 2003-06-18
    historical
26. 2003-03-06
    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 ≥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: $47,958
• − Mortgage interest: −$22,294
• − Property taxes: −$5,970
• − Insurance: −$1,990
• − Repairs & maintenance: −$3,837
• − Management: −$3,837
• − Depreciation: −$11,578
• Taxable loss: −$1,547
• Est. tax savings @ 24.0%: +$371
• After-tax cash flow: $5,253/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

+1106.1% since first listed

12 events — show timeline

• 2026-04-09 Listed $398,000 CSMAR
• 2026-04-06 Coming Soon $398,000 CSMAR
• 2011-11-23 Delisted — CRMLS
• 2011-11-21 Sold (MLS) $27,500 CSMAR
• 2011-11-21 Sold (MLS) $27,500 CRMLS
• 2011-11-08 Contingent — CRMLS
• 2011-10-21 Listed $33,000 CRMLS
• 2011-10-18 Listed $33,000 CSMAR
• 2005-10-06 Delisted — CRMLS
• 2005-04-04 Listed — CRMLS
• 2003-06-18 Delisted — CRMLS
• 2003-03-06 Listed — CRMLS

Property tax history

-0.8%/yr

Latest (2025): $196 · +2.0% YoY. Source: county tax records.