5728 Oak Bend Ln #202 · Oak Park, CA 91377

$353,000

1 bd · 1.0 ba · 780 sqft · Condo public records · 124 Days on market

Built 1990 $453/sqft · 15% below area Est $417k · 15% under $595/mo HOA · 21% of rent

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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 +14.4/15.0
• Schools +7.1/10.0
• Cash flow +6.7/30.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the perfect blend of comfort and resort-style living in this charming ground-floor residence located in the heart of the highly sought-after Oak Park community. This inviting 1-bedroom, 1-bathroom home offers a seamless, no-stairs layout designed for modern ease, featuring the ultimate convenience of private, in-unit laundry. Beyond your front door, the community serves as a private retreat, offering an impressive suite of amenities including a sparkling pool, soothing spa, fully equipped gym, and courts for tennis, basketball, and volleyball. Outdoor enthusiasts will love the proximity to Oak Park’s legendary hiking trails, all while being situated within the boundaries of the area's award-winning school district. Whether you are looking for an active lifestyle or a peaceful home base, this unit provides an unparalleled opportunity to enjoy the best of Ventura County living.

Key facts

• Tennis courts
• Fully equipped gym
• Soothing spa

Tags

• GROUND-FLOOR RESIDENCE
• PRIVATE IN-UNIT LAUNDRY
• SOOTHING SPA
• FULLY EQUIPPED GYM
• TENNIS COURTS
• BASKETBALL COURTS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $353k.

Deal economics

• At list price, monthly cash flow is $-571 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (18.1% below list).
• Recommended offer: $252k (28.6% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 2.4% in Oak Park — 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 64/100 on livability (#410 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A; Watch: amenities F, cost of living F, health & safety F.
• Oak Park Unified (suburban): math 71% / reading 81% proficiency, ranked #26 of 517 in CA (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Red Oak Elementary (math 75% / reading 79%, grade A, #81 of 1,571 statewide, top 5%, 584 students, 14% FRL); Medea Creek Middle (math 70% / reading 82%, grade A, #23 of 498 statewide, top 4%, 1,007 students, 14% FRL); Oak Park High (math 73% / reading 85%, grade A-, #51 of 1,170 statewide, top 4%, 1,401 students, 13% FRL).
• Market conditions: Rents rising (+1.4%/yr); 65 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $11k 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 124 days — a 12% lower offer ($311k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $87k; list at $353k implies a 306% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,067 (28.6% 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 124 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.94%
• DSCR: 0.69
• GRM: 10.2

CMA / ARV

• ARV (median comp): $416,998
• List price: $353,000
• Delta: -15.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -30.3%
• Equity multiple: 0.01×
• Total profit: $-97,733
• Equity at exit: $52,633

10-year hold

• IRR: -42.4%
• Equity multiple: -0.50×
• Total profit: $-148,409
• Equity at exit: $30,521

Cash invested: $98,840 (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 91377

• Rents YoY: 1.4%
• Active inventory: 65
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,891 high
• Mortgage (P&I): −$1,851
• Tax from tax record: −$262 /mo · $3,147/yr
• Insurance: −$147
• HOA: −$595
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $-571

Break-even live

Break-even rent $3,615

Max offer price $252,067

Occupancy floor —

Sensitivity live

Price	-10% $-372	-5% $-471	+0% $-571	+5% $-671	+10% $-771
Rent	-10% $-800	-5% $-686	+0% $-571	+5% $-457	+10% $-343
Rate	-1.0pp $-394	-0.5pp $-482	base $-571	+0.5pp $-663	+1.0pp $-756

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: $88,250
• Closing costs: $10,590
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5744 Oak Bend Ln Oak Park, CA	1.0–2.0	1.0–2.0	942	$2,600	$2.76	45d	2	0.04mi
675 Oak Run Trl #306 Oak Park, CA	2.0	2.0	1104	$3,195	$2.89	9d	1	0.13mi
653 Oak Run Trl #206 Oak Park, CA	2.0	2.0	1104	$3,300	$2.99	26d	1	0.16mi
5837 Oak Bend Ln Oak Park, CA	2.0	2.0	1104	$3,250	$2.94	45d	1	0.17mi
631 Oak Run Trl Oak Park, CA	2.0	2.0	1104	$3,025	$2.74	6d	2	0.22mi
5813 Hickory Dr Agoura Hills, CA	1.0–2.0	1.0–2.0	1006	$2,600	$2.58	0d	13	0.35mi
609 Via Novella Oak Park, CA	2.0	1.0	980	$3,195	$3.26	6d	1	0.58mi
5325 Oak Park Ln Oak Park, CA	1.0–2.0	1.0–2.0	875	$2,640	$3.02	0d	21	1.09mi
973 Westcreek Ln Thousand Oaks, CA	1.0–2.0	1.0–2.0	943	$2,797	$2.96	3d	3	1.27mi

HOA detail condo

• Monthly dues: $595 · $7,140/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $353,000 Active 124 DOM
2. 2026-06-18
   days on market $353,000 Active 121 DOM
3. 2026-06-17
   days on market $353,000 Active 120 DOM
4. 2026-06-16
   days on market $353,000 Active 119 DOM
5. 2026-06-15
   days on market $353,000 Active 118 DOM
6. 2026-06-13
   days on market $353,000 Active 116 DOM
7. 2026-06-09
   days on market $353,000 Active 112 DOM
8. 2026-06-08
   days on market $353,000 Active 111 DOM
9. 2026-06-07
   days on market $353,000 Active 110 DOM
10. 2026-06-04
    days on market $353,000 Active 107 DOM
11. 2026-06-03
    days on market $353,000 Active 106 DOM
12. 2026-06-02
    days on market $353,000 Active 105 DOM
13. 2026-06-01
    days on market $353,000 Active 104 DOM
14. 2026-05-31
    days on market $353,000 Active 103 DOM
15. 2026-04-24
    price $353,000 905-char remark

    Show marketing remark (905 chars)

    Experience the perfect blend of comfort and resort-style living in this charming ground-floor residence located in the heart of the highly sought-after Oak Park community. This inviting 1-bedroom, 1-bathroom home offers a seamless, no-stairs layout designed for modern ease, featuring the ultimate convenience of private, in-unit laundry. Beyond your front door, the community serves as a private retreat, offering an impressive suite of amenities including a sparkling pool, soothing spa, fully equipped gym, and courts for tennis, basketball, and volleyball. Outdoor enthusiasts will love the proximity to Oak Park’s legendary hiking trails, all while being situated within the boundaries of the area's award-winning school district. Whether you are looking for an active lifestyle or a peaceful home base, this unit provides an unparalleled opportunity to enjoy the best of Ventura County living.

16. 2026-02-17
    listed $383,000 Active 905-char remark

    Show marketing remark (905 chars)

    Experience the perfect blend of comfort and resort-style living in this charming ground-floor residence located in the heart of the highly sought-after Oak Park community. This inviting 1-bedroom, 1-bathroom home offers a seamless, no-stairs layout designed for modern ease, featuring the ultimate convenience of private, in-unit laundry. Beyond your front door, the community serves as a private retreat, offering an impressive suite of amenities including a sparkling pool, soothing spa, fully equipped gym, and courts for tennis, basketball, and volleyball. Outdoor enthusiasts will love the proximity to Oak Park’s legendary hiking trails, all while being situated within the boundaries of the area's award-winning school district. Whether you are looking for an active lifestyle or a peaceful home base, this unit provides an unparalleled opportunity to enjoy the best of Ventura County living.

17. 1996-07-05
    soldstatus $87,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $3,147 · $262/mo
• Projected year-2 tax: $3,147 · $262/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,695
• − Mortgage interest: −$19,773
• − Property taxes: −$3,147
• − Insurance: −$1,765
• − Repairs & maintenance: −$2,776
• − Management: −$2,776
• − HOA: −$7,140
• − Depreciation: −$10,269
• Taxable loss: −$12,950
• Est. tax savings @ 24.0%: +$3,108
• After-tax cash flow: $-3,748/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: Oak Park Unified
• NCES district ID: 0627850
• Math proficiency: 71% ▼ -2.00%
• Reading proficiency: 81% ▬ 0.00%
• Median HH income: $119,859
• Composite: 70.99/100
• National rank: #243
• State rank: #26 of 517 in CA

Livability — Oak Park

• Score: 64/100
• State rank: #410
• US rank: #13931

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Park, CA
• County: Ventura County · 829,955 people
• City population: 13,757
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 13,757
• Household income: $163,085
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 411.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Asian 18% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 8% Lithuanian 6% Scotch-Irish 5%
• Foreign-born: 23% · Canada, China, Dominican Republic
• Languages at home: 75% English-only · Chinese 5% Other Indo-European 5% Spanish 5%

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: ▼ -725.87%
• Current HPI: 324.1842
• Rent YoY: ▲ 1.45%
• 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

+305.7% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $353,000 CRMLS
• 2026-02-17 Listed $383,000 CRMLS
• 1996-07-05 Sold (Public Records) $87,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $3,147 · +4.0% YoY. Source: county tax records.