57 Via Sintra #57 · Camarillo, CA 93012

$289,000

3 bd · 2.0 ba · 1,458 sqft · Manufactured · 70 Days on market

Manufactured home Built 2007 Est $236k · 22% 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 +13.8/30.0
• Schools +4.6/10.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• 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

Come see this beautiful manufactured home that was built in 2007. Located in the Lamplighter Family MHP. This home offers approximately 1,568 square feet of living space. Includes 3 bedrooms & 2 bathrooms, welcoming open kitchen with stainless steel appliances and a large island. Large living room with vaulted ceilings. The large master suite has a huge walk-in closet. Master bathroom includes high vanity with double sinks, walk-in shower and enormous cabinet space. All bedrooms have phone lines and cable. There are energy saving light fixtures in the home as well. 10' X 10' covered front porch, yard is fenced for your pets, pomegranate, lemon and orange trees, washer & dryer included in sale. The home is walking distance to Rancho Rosal Elementary School and the Village at the Park, a 56 acre facility that has just been completed. This wonderful family park is just a short distance to the 101 freeway.

Key facts

• Community pool
• Built 2007
• Listed 70 days

Property features AI

Finance

• HOA & community: Street lighting; Land lease (park) of $1,647 monthly

Exterior

• Parking: Has parking; Located in Lamplighter mobile home park
• Utilities: Public sewer; District/public water
• Home design: Mobile home remains on lot; Double body (mobile); 1 story; Living area per public records
• Construction: Mobile home dimensions approximately 28' x 56'; Year built per public records
• Exterior features: Patio; In-ground pool; Community pool; Chain link fence; No sprinklers

Interior

• Kitchen: Kitchen island; Microwave; Refrigerator; Gas oven; Dishwasher; Gas water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present; Wall/window cooling
• Interior features: One level; In-ground spa
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $289k.

Deal economics

• At list price, monthly cash flow is $28 ($342/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (11.3% below list).
• Recommended offer: $256k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Zoned schools: Rancho Rosal Elementary (math 37% / reading 48%, grade F, #552 of 1,571 statewide, top 35%, 576 students, 33% FRL); Monte Vista Middle (math 26% / reading 52%, grade F, #158 of 498 statewide, top 32%, 680 students, 40% FRL); Adolfo Camarillo High (math 42% / reading 62%, grade D+, #296 of 1,170 statewide, top 27%, 1,912 students, 29% FRL).
• Market conditions: Rents rising (+1.2%/yr); 162 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $9k 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 ($272k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $120k; list at $289k implies a 141% gain — meaningful room to come down on a strong offer.

Recommended offer $256,419 (11.3% 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 11% 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 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. 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: 0.89% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.42%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $236,196
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Via Sintra #65	0.04mi	2/2.0 (-1)	1,440 (-1%)	1mo	$205,000	$142	90
94 Camino Algarve #94	0.11mi	3/2.0	1,440 (-1%)	8mo	$229,792	$160	86
30 Via Paloma #30	0.08mi	3/2.0	1,416 (-3%)	11mo	$235,000	$166	83
89 Via Gabilan	0.09mi	2/2.0 (-1)	1,392 (-4%)	4mo	$220,000	$158	80
91 Via Gabilan #91	0.08mi	4/2.0 (+1)	1,344 (-8%)	4mo	$249,999	$186	75
184 Calle De La Rosa	0.27mi	3/2.0	1,568 (+8%)	1mo	$240,000	$153	74
31 Via Paloma #31	0.10mi	3/2.0	1,620 (+11%)	4mo	$230,000	$142	74
113 Camino Valverde #113	0.14mi	2/2.5 (-1)	1,392 (-4%)	6mo	$229,000	$165	74
201 Calle de la Rosa Unit .	0.12mi	3/2.0	1,575 (+8%)	10mo	$249,000	$158	73
24 Via Rosal #24	0.03mi	2/2.0 (-1)	1,292 (-11%)	3mo	$275,000	$213	72
95 Camino Algarve #95	0.10mi	2/2.0 (-1)	1,344 (-8%)	8mo	$218,000	$162	71
66 Via Sintra #66	0.04mi	3/2.5	1,248 (-14%)	6mo	$239,000	$192	67

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: -17.6%
• Equity multiple: 0.39×
• Total profit: $-49,489
• Equity at exit: $43,091

10-year hold

• IRR: -13.5%
• Equity multiple: 0.28×
• Total profit: $-58,467
• Equity at exit: $24,987

Cash invested: $80,920 (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: 162
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,564 high
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $28

Break-even live

Break-even rent $2,528

Max offer price $289,000

Occupancy floor 94%

Sensitivity live

Price	-10% $228	-5% $128	+0% $28	+5% $-71	+10% $-171
Rent	-10% $-174	-5% $-73	+0% $28	+5% $130	+10% $231
Rate	-1.0pp $174	-0.5pp $102	base $28	+0.5pp $-46	+1.0pp $-123

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4529 Calle Argolla Camarillo, CA	3.0	3.0	1544	$2,500	$1.62	0d	1	0.40mi
208 Riverdale Ct #715 Camarillo, CA	2.0	2.0	900	$2,800	$3.11	0d	1	0.59mi
389 Castiano St Camarillo, CA	2.0	2.5	1365	$3,500	$2.56	0d	1	0.68mi
313 Westpark Ct Camarillo, CA	2.0	1.0–1.5	838	$3,225	$3.85	0d	2	0.79mi
3065 Village At the Park Dr Camarillo, CA	1.0–2.0	1.0–2.0	753	$3,095	$4.11	0d	4	0.82mi
197 La Veta Dr Camarillo, CA	3.0	2.0	1443	$4,000	$2.77	0d	1	0.88mi
5176 Verdugo Way Camarillo, CA	2.0	1.0–2.0	844	$4,073	$4.82	0d	216	0.93mi
1571 Flynn Rd Camarillo, CA	3.0	1.0–2.0	1081	$4,035	$3.73	0d	1	1.25mi
60 Margarita Ave Camarillo, CA	2.0	2.0	1440	$3,000	$2.08	4d	1	1.30mi
1157 Via Montoya Camarillo, CA	2.0	2.0	1111	$2,950	$2.66	0d	1	1.30mi
1149 Via Montoya Camarillo, CA	2.0	2.0	994	$3,195	$3.21	0d	1	1.31mi
1123 Via Montoya Unit 1123 Camarillo, CA	2.0	2.0	994	$2,650	$2.67	13d	1	1.32mi
5331 Villa Mallorca Pl Camarillo, CA	4.0	2.5	1763	$4,000	$2.27	0d	1	1.32mi
2400 Pickwick Dr Camarillo, CA	1.0–2.0	1.0	826	$2,850	$3.45	0d	2	1.32mi
7208 Village 7 Unit 7 Camarillo, CA	2.0	2.0	1108	$3,000	$2.71	13d	1	1.44mi
5240 Corte Bocina Camarillo, CA	2.0	2.0	972	$2,957	$3.04	0d	1	1.47mi

Listing history 30 events

1. 2026-06-22
   days on market $289,000 Active 70 DOM
2. 2026-06-21
   days on market $289,000 Active 69 DOM
3. 2026-06-18
   days on market $289,000 Active 66 DOM
4. 2026-06-17
   days on market $289,000 Active 65 DOM
5. 2026-06-16
   days on market $289,000 Active 64 DOM
6. 2026-06-15
   days on market $289,000 Active 63 DOM
7. 2026-06-13
   days on market $289,000 Active 61 DOM
8. 2026-06-10
   days on market $289,000 Active 58 DOM
9. 2026-06-09
   days on market $289,000 Active 57 DOM
10. 2026-06-08
    days on market $289,000 Active 56 DOM
11. 2026-06-07
    days on market $289,000 Active 55 DOM
12. 2026-06-05
    days on market $289,000 Active 52 DOM
13. 2026-06-03
    days on market $289,000 Active 51 DOM
14. 2026-06-02
    days on market $289,000 Active 50 DOM
15. 2026-06-01
    days on market $289,000 Active 49 DOM
16. 2026-05-31
    days on market $289,000 Active 48 DOM
17. 2026-05-12
    price $289,000
18. 2026-04-13
    listed $298,000 Active
19. 2026-04-01
    historical $298,000
20. 2010-06-08
    soldstatus $120,000 Closed 927-char remark

    Show marketing remark (927 chars)

    Come see this beautiful manufactured home that was built in 2007. Located in the Lamplighter Family MHP. This home offers approximately 1,568 square feet of living space. Includes 3 bedrooms & 2 bathrooms, welcoming open kitchen with stainless steel appliances and a large island. Large living room with vaulted ceilings. The large master suite has a huge walk-in closet. Master bathroom includes high vanity with double sinks, walk-in shower and enormous cabinet space. All bedrooms have phone lines and cable. There are energy saving light fixtures in the home as well. 10' X 10' covered front porch, yard is fenced for your pets, pomegranate, lemon and orange trees, washer & dryer included in sale. The home is walking distance to Rancho Rosal Elementary School and the Village at the Park, a 56 acre facility that has just been completed. This wonderful family park is just a short distance to the 101 freeway.

21. 2010-06-05
    historical 927-char remark

    Show marketing remark (927 chars)

    Come see this beautiful manufactured home that was built in 2007. Located in the Lamplighter Family MHP. This home offers approximately 1,568 square feet of living space. Includes 3 bedrooms & 2 bathrooms, welcoming open kitchen with stainless steel appliances and a large island. Large living room with vaulted ceilings. The large master suite has a huge walk-in closet. Master bathroom includes high vanity with double sinks, walk-in shower and enormous cabinet space. All bedrooms have phone lines and cable. There are energy saving light fixtures in the home as well. 10' X 10' covered front porch, yard is fenced for your pets, pomegranate, lemon and orange trees, washer & dryer included in sale. The home is walking distance to Rancho Rosal Elementary School and the Village at the Park, a 56 acre facility that has just been completed. This wonderful family park is just a short distance to the 101 freeway.

22. 2010-05-11
    historical Contingent 927-char remark

    Show marketing remark (927 chars)

    Come see this beautiful manufactured home that was built in 2007. Located in the Lamplighter Family MHP. This home offers approximately 1,568 square feet of living space. Includes 3 bedrooms & 2 bathrooms, welcoming open kitchen with stainless steel appliances and a large island. Large living room with vaulted ceilings. The large master suite has a huge walk-in closet. Master bathroom includes high vanity with double sinks, walk-in shower and enormous cabinet space. All bedrooms have phone lines and cable. There are energy saving light fixtures in the home as well. 10' X 10' covered front porch, yard is fenced for your pets, pomegranate, lemon and orange trees, washer & dryer included in sale. The home is walking distance to Rancho Rosal Elementary School and the Village at the Park, a 56 acre facility that has just been completed. This wonderful family park is just a short distance to the 101 freeway.

23. 2010-05-07
    historical

    Show marketing remark (927 chars)

    Come see this beautiful manufactured home that was built in 2007. Located in the Lamplighter Family MHP. This home offers approximately 1,568 square feet of living space. Includes 3 bedrooms & 2 bathrooms, welcoming open kitchen with stainless steel appliances and a large island. Large living room with vaulted ceilings. The large master suite has a huge walk-in closet. Master bathroom includes high vanity with double sinks, walk-in shower and enormous cabinet space. All bedrooms have phone lines and cable. There are energy saving light fixtures in the home as well. 10' X 10' covered front porch, yard is fenced for your pets, pomegranate, lemon and orange trees, washer & dryer included in sale. The home is walking distance to Rancho Rosal Elementary School and the Village at the Park, a 56 acre facility that has just been completed. This wonderful family park is just a short distance to the 101 freeway.

24. 2010-05-07
    listed $126,500 Active 927-char remark

    Show marketing remark (927 chars)

    Come see this beautiful manufactured home that was built in 2007. Located in the Lamplighter Family MHP. This home offers approximately 1,568 square feet of living space. Includes 3 bedrooms & 2 bathrooms, welcoming open kitchen with stainless steel appliances and a large island. Large living room with vaulted ceilings. The large master suite has a huge walk-in closet. Master bathroom includes high vanity with double sinks, walk-in shower and enormous cabinet space. All bedrooms have phone lines and cable. There are energy saving light fixtures in the home as well. 10' X 10' covered front porch, yard is fenced for your pets, pomegranate, lemon and orange trees, washer & dryer included in sale. The home is walking distance to Rancho Rosal Elementary School and the Village at the Park, a 56 acre facility that has just been completed. This wonderful family park is just a short distance to the 101 freeway.

25. 2010-04-15
    price $126,500
26. 2010-03-03
    listed $142,500 Active
27. 2010-03-01
    historical
28. 2009-12-18
    price $142,500
29. 2009-10-26
    price $149,900
30. 2009-08-28
    listed $159,000 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: $30,770
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,462
• − Management: −$2,462
• − Depreciation: −$8,407
• Taxable loss: −$4,529
• Est. tax savings @ 24.0%: +$1,087
• After-tax cash flow: $1,429/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

+81.8% since first listed

14 events — show timeline

• 2026-05-12 Price Changed $289,000 CRMLS
• 2026-04-13 Listed $298,000 CRMLS
• 2026-04-01 Coming Soon $298,000 CRMLS
• 2010-06-08 Sold (MLS) $120,000 CRMLS
• 2010-06-05 Listing Removed — CRMLS
• 2010-05-11 Contingent — CRMLS
• 2010-05-07 Listing Removed — CRMLS
• 2010-05-07 Listed $126,500 CRMLS
• 2010-04-15 Price Changed $126,500 CRMLS
• 2010-03-03 Listed $142,500 CRMLS
• 2010-03-01 Listing Removed — CRMLS
• 2009-12-18 Price Changed $142,500 CRMLS
• 2009-10-26 Price Changed $149,900 CRMLS
• 2009-08-28 Listed $159,000 CRMLS