1215 Anchors Way Dr #135 · San Buenaventura (Ventura), CA 93001

$399,999

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 41 Days on market

Built 1968 $298/sqft · 29% below area Est $605k · 34% under ↓ 18% 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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious west-facing corner lot, in the highly desirable Ventura Marina Mobile Home Community. This home offers a prime location & relaxed coastal lifestyle w/ an enclosed sun room, expansive patio deck—an ideal spot to enjoy evening sunsets. This 2 bedroom features an electric fireplace in the spacious living area w/ laminate flooring in main living areas, newer windows, and updates throughout. If you’re seeking a quiet community with an ocean breeze & low-maintenance living, this is a must-see. Interior still offers areas to update & personalize. Park amenities include a large clubhouse, billiards room, card rooms, shuffleboard, heated inground pool and jacuzzi, fitness room, and a full calendar of monthly activities. While the interior still offers areas ready for updating, the home is priced accordingly, presenting a solid opportunity to personalize and add value. Monthly space rent includes access to the pool and spa, billiard room, classes, activities, and the newly finished exercise room. Enjoy the Southern California coastal lifestyle with close proximity to Ventura Harbor and Marina, local beaches, the pier, Downtown Ventura, Channel Islands Harbor, farmers markets, and easy access to Ojai and Santa Barbara. Suitable for full-time living or a weekend getaway—welcome home to Ventura Marina.

Key facts

• Laminate flooring
• Expansive patio deck
• Newer windows

Tags

• WEST-FACING CORNER LOT
• ENCLOSED SUN ROOM
• EXPANSIVE PATIO DECK
• ELECTRIC FIREPLACE
• LAMINATE FLOORING
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $400k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/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 $389k (2.7% below list).
• Recommended offer: $388k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 C — 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.
• Market conditions: Rents rising (+2.8%/yr); 121 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,891/mo this rent would consume 53% 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 $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 41 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $387,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1968 — 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. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (median comp): $605,000
• List price: $399,999
• Delta: -33.88%
• Verdict: UNDERPRICED
• Comps: 10 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 #202	0.08mi	2/2.0	1,344 (0%)	5mo	$520,000	$387	92
1215 Anchors Way Dr #124	0.10mi	3/2.0 (+1)	1,344 (0%)	7mo	$495,000	$368	85
1215 Anchors Way Dr. Spc 289	0.04mi	2/2.0	1,400 (+4%)	8mo	$500,000	$357	84
1215 Anchors Way Dr #42	0.18mi	2/2.0	1,300 (-3%)	4mo	$605,000	$465	83
1215 Anchors Way #26	0.19mi	2/2.0	1,466 (+9%)	1mo	$605,000	$413	75
1215 Anchors Way #104	0.07mi	2/2.0	1,248 (-7%)	14mo	$624,000	$500	73
1215 Anchors Way Dr #230	0.07mi	2/2.0	1,512 (+12%)	9mo	$705,000	$466	68
1215 Anchors Way Dr #65	0.16mi	3/2.0 (+1)	1,460 (+9%)	6mo	$647,000	$443	68
1215 Anchors Way Dr #1	0.14mi	2/2.0	1,484 (+10%)	13mo	$613,305	$413	65
1215 Anchors Way Dr #203	0.09mi	2/2.0	1,512 (+12%)	17mo	$585,000	$387	61
1215 Anchors Way Dr #60	0.19mi	3/2.0 (+1)	1,495 (+11%)	14mo	$598,000	$400	56
1215 Anchors Way Dr #86	0.15mi	3/2.0 (+1)	1,523 (+13%)	14mo	$700,000	$460	54

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-45,824
• Equity at exit: $59,641

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-17,470
• Equity at exit: $34,585

Cash invested: $112,000 (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: 121
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,891 high
• Mortgage (P&I): −$2,098
• Tax est. 1.5%: −$500 /mo · $6,000/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$817
• Net cashflow: $310

Break-even live

Break-even rent $3,499

Max offer price $399,999

Occupancy floor 87%

Sensitivity live

Price	-10% $586	-5% $448	+0% $310	+5% $171	+10% $33
Rent	-10% $2	-5% $156	+0% $310	+5% $463	+10% $617
Rate	-1.0pp $511	-0.5pp $411	base $310	+0.5pp $206	+1.0pp $100

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	2d	13	0.19mi
3135 Harbor Blvd Ventura, CA	2.0	1.5	1741	$3,500	$2.01	2d	1	0.26mi
928 Seaside Ct Ventura, CA	3.0	2.0	1584	$5,000	$3.16	44d	1	0.60mi
2767 Harbor Blvd Ventura, CA	2.0	1.5	1046	$3,500	$3.35	44d	1	0.61mi
1251 Devon Ln Ventura, CA	3.0	2.0	1532	$5,500	$3.59	44d	1	0.66mi
2598 Seahorse Ave Unit A Ventura, CA	3.0	2.0	1400	$3,950	$2.82	44d	1	0.74mi
3098 Channel Dr Ventura, CA	2.0	1.0	995	$2,795	$2.81	2d	1	0.86mi
2407 Pierpont Blvd Ventura, CA	2.0	1.0	902	$4,750	$5.27	44d	1	0.96mi
2393 Pierpont Blvd Ventura, CA	3.0	2.5	1512	$5,800	$3.84	24d	1	0.98mi
517 Valmore Ave Ventura, CA	3.0	1.5	1225	$3,900	$3.18	3d	1	1.02mi
1083 Montauk Ln Unit 2 Ventura, CA	1.0	1.0	1000	$3,550	$3.55	44d	1	1.11mi
3351 Rexford St Ventura, CA	2.0	2.0	1050	$2,675	$2.55	3d	1	1.13mi
3357 Rexford St Ventura, CA	2.0	2.0	1050	$2,795	$2.66	44d	1	1.13mi
3357 Rexford St Ventura, CA	2.0	2.0	1050	$2,675	$2.55	3d	1	1.13mi
3357 Rexford St Ventura, CA	2.0	2.0	1050	$2,675	$2.55	2d	1	1.13mi
401 Rancho Dr Ventura, CA	3.0	2.0	1093	$5,500	$5.03	44d	1	1.16mi
3364 Preble Ave Ventura, CA	2.0	2.0	930	$2,895	$3.11	44d	1	1.17mi
1088 Bangor Ln Ventura, CA	3.0	1.5	1390	$4,995	$3.59	16d	1	1.20mi
618 Kirk Ave Unit 618 Ventura, CA	2.0	1.0	910	$2,395	$2.63	24d	1	1.25mi
1089 Belfast Ln Ventura, CA	3.0	2.0	1024	$5,500	$5.37	16d	1	1.26mi
1089 Belfast Ln Ventura, CA	3.0	2.0	1024	$5,900	$5.76	44d	1	1.26mi

Listing history 7 events

1. 2026-05-08
   price $399,999 1355-char remark

   Show marketing remark (1355 chars)

   Spacious west-facing corner lot, in the highly desirable Ventura Marina Mobile Home Community. This home offers a prime location & relaxed coastal lifestyle w/ an enclosed sun room, expansive patio deck—an ideal spot to enjoy evening sunsets. This 2 bedroom features an electric fireplace in the spacious living area w/ laminate flooring in main living areas, newer windows, and updates throughout. If you’re seeking a quiet community with an ocean breeze & low-maintenance living, this is a must-see. Interior still offers areas to update & personalize. Park amenities include a large clubhouse, billiards room, card rooms, shuffleboard, heated inground pool and jacuzzi, fitness room, and a full calendar of monthly activities. While the interior still offers areas ready for updating, the home is priced accordingly, presenting a solid opportunity to personalize and add value. Monthly space rent includes access to the pool and spa, billiard room, classes, activities, and the newly finished exercise room. Enjoy the Southern California coastal lifestyle with close proximity to Ventura Harbor and Marina, local beaches, the pier, Downtown Ventura, Channel Islands Harbor, farmers markets, and easy access to Ojai and Santa Barbara. Suitable for full-time living or a weekend getaway—welcome home to Ventura Marina.

2. 2026-04-10
   listed $449,999 Active 1355-char remark

   Show marketing remark (1355 chars)

   Spacious west-facing corner lot, in the highly desirable Ventura Marina Mobile Home Community. This home offers a prime location & relaxed coastal lifestyle w/ an enclosed sun room, expansive patio deck—an ideal spot to enjoy evening sunsets. This 2 bedroom features an electric fireplace in the spacious living area w/ laminate flooring in main living areas, newer windows, and updates throughout. If you’re seeking a quiet community with an ocean breeze & low-maintenance living, this is a must-see. Interior still offers areas to update & personalize. Park amenities include a large clubhouse, billiards room, card rooms, shuffleboard, heated inground pool and jacuzzi, fitness room, and a full calendar of monthly activities. While the interior still offers areas ready for updating, the home is priced accordingly, presenting a solid opportunity to personalize and add value. Monthly space rent includes access to the pool and spa, billiard room, classes, activities, and the newly finished exercise room. Enjoy the Southern California coastal lifestyle with close proximity to Ventura Harbor and Marina, local beaches, the pier, Downtown Ventura, Channel Islands Harbor, farmers markets, and easy access to Ojai and Santa Barbara. Suitable for full-time living or a weekend getaway—welcome home to Ventura Marina.

3. 2026-04-10
   historical

   Show marketing remark (1355 chars)

   Spacious west-facing corner lot, in the highly desirable Ventura Marina Mobile Home Community. This home offers a prime location & relaxed coastal lifestyle w/ an enclosed sun room, expansive patio deck—an ideal spot to enjoy evening sunsets. This 2 bedroom features an electric fireplace in the spacious living area w/ laminate flooring in main living areas, newer windows, and updates throughout. If you’re seeking a quiet community with an ocean breeze & low-maintenance living, this is a must-see. Interior still offers areas to update & personalize. Park amenities include a large clubhouse, billiards room, card rooms, shuffleboard, heated inground pool and jacuzzi, fitness room, and a full calendar of monthly activities. While the interior still offers areas ready for updating, the home is priced accordingly, presenting a solid opportunity to personalize and add value. Monthly space rent includes access to the pool and spa, billiard room, classes, activities, and the newly finished exercise room. Enjoy the Southern California coastal lifestyle with close proximity to Ventura Harbor and Marina, local beaches, the pier, Downtown Ventura, Channel Islands Harbor, farmers markets, and easy access to Ojai and Santa Barbara. Suitable for full-time living or a weekend getaway—welcome home to Ventura Marina.

4. 2026-01-12
   price $449,999
5. 2025-12-22
   price $469,000
6. 2025-12-01
   price $479,000
7. 2025-11-23
   listed $489,000 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 ≥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: $46,692
• − Mortgage interest: −$22,406
• − Property taxes: −$6,000
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,735
• − Management: −$3,735
• − Depreciation: −$11,636
• Taxable loss: −$2,821
• Est. tax savings @ 24.0%: +$677
• After-tax cash flow: $4,392/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

-18.2% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $399,999 SDMLS
• 2026-04-10 Listed $449,999 SDMLS
• 2026-04-10 Listing Removed — SDMLS
• 2026-01-12 Price Changed $449,999 SDMLS
• 2025-12-22 Price Changed $469,000 SDMLS
• 2025-12-01 Price Changed $479,000 SDMLS
• 2025-11-23 Listed $489,000 SDMLS