132 Don Felipe Way #132 · Mira Monte, CA 93023

$270,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 173 Days on market

Manufactured home likely 55+ (park) Built 1971 Fair condition $225/sqft · 10% below area Est $301k · 10% under

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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 +18.3/30.0
• ARV discount +12.1/15.0
• DSCR +5.9/10.0
• 1% rule +5.3/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -4.5

Listing remarks MLS

Welcome to an impeccably maintained mobile home showcasing an array of meticulously executed property upgrades. This turn-key residence, situated in a gated park, further presents upgraded bathrooms, upgraded windows throughout with light-filtering cellular shades, covered parking area for two vehicles, and direct access to the center of the park's walking path. The electrical system has undergone a comprehensive upgrade, including a modern electrical panel boasting 100-amp service, while the plumbing has been entirely revitalized with new copper pipes. Elevate your lifestyle with this meticulously upgraded mobile home that seamlessly blends modern luxury with functionality. Indulge in the comfort of a walk-in closet in the primary bath and an additional closet in the primary bedroom. Revel in the luxurious ambiance created by the seamless flow of engineered wood flooring throughout the entire residence. The kitchen, designed for culinary excellence, boasts an open layout adorned with recessed and pendant lighting, a distinguished copper sink, Porcelain countertops, and an artful marble backsplash. Modernity meets functionality with newer stainless-steel range, a breakfast bar, custom kitchen cabinets, soft-close built-in cabinets, and a built-in desk in the living area. Step outside to thelarge front porch with roll down shades or relax in the sitting area off thecarport with peekaboo mountain views, surrounded by low-maintenance artificialgrass.

Key facts

• Gated community
• Fitness center
• Clubhouse

Tags

• GATED COMMUNITY
• GENEROUS EXTERIOR STORAGE
• RESORT-STYLE AMENITIES
• POOL
• CLUBHOUSE
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $270k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.5% in Mira Monte — 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 (#401 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, crime A-; Watch: amenities F, cost of living F.
• Ojai Unified (suburban): math 27% / reading 43% proficiency, ranked #257 of 517 in CA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mira Monte Elementary (math 32% / reading 47%, grade F, #621 of 1,571 statewide, top 42%, 293 students, 39% FRL); Matilija Middle (441 students, 41% FRL); Nordhoff High (666 students, 38% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 182 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 43% of the median local income ($81k/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 $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 173 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $45k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.07% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $301,000
• List price: $270,000
• Delta: -10.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Don Carlos Way #110	0.03mi	3/2.0 (+1)	1,344 (+12%)	6mo	$300,000	$223	69
1273 S Rice Rd #55	0.38mi	3/2.0 (+1)	1,232 (+3%)	8mo	$320,000	$260	66
1273 S Rice Rd #12	0.40mi	3/2.0 (+1)	1,248 (+4%)	6mo	$410,000	$329	64
1273 S Rice Rd #53	0.38mi	2/2.0	1,272 (+6%)	10mo	$425,000	$334	64
40 Don Antonio Way Way	0.16mi	2/2.0	1,040 (-13%)	9mo	$251,750	$242	63
40 Don Antonio Way #40	0.16mi	2/2.0	1,040 (-13%)	9mo	$251,750	$242	63
1273 S Rice Rd #4	0.38mi	2/2.0	1,080 (-10%)	6mo	$273,000	$253	61
950 Woodland Ave #59	0.48mi	2/2.0	1,152 (-4%)	13mo	$302,500	$263	60
1075 Loma Dr #47	0.74mi	2/2.0	1,212 (+1%)	6mo	$249,000	$205	59
1273 S Rice Rd #37	0.45mi	2/—	1,100 (-8%)	10mo	$275,000	$250	57
1225 S Rice Rd #41	0.51mi	3/1.5 (+1)	1,120 (-7%)	10mo	$150,000	$134	50
1075 Loma Dr #28	0.74mi	2/2.0	1,080 (-10%)	12mo	$210,000	$194	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-17,646
• Equity at exit: $40,258

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $18,370
• Equity at exit: $23,345

Cash invested: $75,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 12 under contract
• Months of supply: 10.3 mo (10%/mo absorbed)
• Median asking: $264,500 ($220/sqft)
• Median days on market: 136 d
• This list price: 58% of active listings are priced below it
• ARV vs active asking: +13.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 93023

• Active inventory: 182
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,880 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$338 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $409

Break-even live

Break-even rent $2,362

Max offer price $270,000

Occupancy floor 81%

Sensitivity live

Price	-10% $596	-5% $502	+0% $409	+5% $316	+10% $223
Rent	-10% $182	-5% $295	+0% $409	+5% $523	+10% $637
Rate	-1.0pp $545	-0.5pp $478	base $409	+0.5pp $339	+1.0pp $268

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: $67,500
• Closing costs: $8,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11921 Silver Spur St Ojai, CA	3.0	2.0	1284	$4,450	$3.47	123d	1	0.18mi
750 Highland Dr Ojai, CA	1.0	1.0	675	$2,538	$3.76	0d	2	0.52mi
718 S La Luna Ave Ojai, CA	2.0	2.0	1250	$3,600	$2.88	184d	1	0.89mi
819 Cambon Cir Ojai, CA	3.0	2.0	1311	$5,000	$3.81	107d	1	0.90mi
714 S La Luna Ave Unit A Ojai, CA	1.0	1.0	1000	$2,600	$2.60	160d	1	0.90mi
710 S La Luna Ave Ojai, CA	1.0	1.0	700	$2,295	$3.28	55d	1	0.90mi
710 S La Luna Ave Ojai, CA	1.0	1.0	700	$2,295	$3.28	10d	1	0.90mi
710 S La Luna Ave Ojai, CA	1.0	1.0	700	$2,295	$3.28	125d	1	0.90mi
2061 Los Encinos Rd Unit A Ojai, CA	1.0	1.0	1060	$2,700	$2.55	0d	1	1.00mi
105 Valley Ridge St Ojai, CA	2.0	2.0	1047	$3,950	$3.77	0d	1	1.03mi
511 S La Luna Ave Ojai, CA	2.0	1.0	1200	$3,700	$3.08	1d	1	1.11mi
511 S La Luna Ave Ojai, CA	2.0	1.0	1200	$3,700	$3.08	184d	1	1.11mi
190 Catalina Dr Oak View, CA	3.0	1.0	1045	$3,645	$3.49	0d	1	1.12mi
223 S Padre Juan Ave Ojai, CA	3.0	1.0	1050	$3,400	$3.24	157d	1	1.43mi
223 S Padre Juan Ave Ojai, CA	3.0	1.0	1500	$3,400	$2.27	55d	1	1.43mi

Property features AI

Finance

• Other: Park name: Ojai Villa
• Financial info: Current land lease approximately $933 per month
• HOA & community: Senior communityLand lease community (Ojai Villa Estates) with monthly land lease

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewerDistrict/public water
• Home design: Mobile home (Model: Festival)Mobile remains on propertyMobile dimensions approximately 24' x 45'
• Construction: Year built source: public records
• Exterior features: Front porchPatioFenced yardSprinklers: noneCommunity offers biking, fishing and lake accessHas a view

Interior

• Kitchen: Appliances included
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central coolingForced air heating
• Interior features: SpaCommunity pool
• Laundry & utility: Laundry in kitchenStackable washer/dryer possible

Listing history 50 events

1. 2026-11-08
   days on market $270,000 Active 173 DOM
2. 2026-11-07
   days on market $270,000 Active 172 DOM
3. 2026-11-06
   days on market $270,000 Active 171 DOM
4. 2026-11-05
   days on market $270,000 Active 170 DOM
5. 2026-11-04
   days on market $270,000 Active 169 DOM
6. 2026-11-02
   days on market $270,000 Active 167 DOM
7. 2026-11-01
   days on market $270,000 Active 166 DOM
8. 2026-10-31
   days on market $270,000 Active 165 DOM
9. 2026-10-30
   days on market $270,000 Active 164 DOM
10. 2026-10-29
    days on market $270,000 Active 163 DOM
11. 2026-10-28
    days on market $270,000 Active 162 DOM
12. 2026-10-27
    days on market $270,000 Active 161 DOM
13. 2026-10-26
    days on market $270,000 Active 160 DOM
14. 2026-10-26
    days on market $270,000 Active 159 DOM
15. 2026-10-24
    days on market $270,000 Active 158 DOM
16. 2026-10-23
    days on market $270,000 Active 157 DOM
17. 2026-10-22
    days on market $270,000 Active 156 DOM
18. 2026-10-21
    days on market $270,000 Active 155 DOM
19. 2026-10-20
    days on market $270,000 Active 154 DOM
20. 2026-10-19
    days on market $270,000 Active 153 DOM
21. 2026-10-18
    days on market $270,000 Active 152 DOM
22. 2026-10-17
    days on market $270,000 Active 151 DOM
23. 2026-10-16
    days on market $270,000 Active 150 DOM
24. 2026-10-15
    days on market $270,000 Active 149 DOM
25. 2026-10-14
    days on market $270,000 Active 148 DOM
26. 2026-10-13
    days on market $270,000 Active 147 DOM
27. 2026-10-12
    days on market $270,000 Active 146 DOM
28. 2026-10-11
    days on market $270,000 Active 145 DOM
29. 2026-10-10
    days on market $270,000 Active 144 DOM
30. 2026-10-09
    pricedays on market $270,000 Active 143 DOM
31. 2026-10-08
    days on market $285,000 Active 142 DOM
32. 2026-10-07
    days on market $285,000 Active 141 DOM
33. 2026-10-06
    days on market $285,000 Active 140 DOM
34. 2026-10-05
    days on market $285,000 Active 139 DOM
35. 2026-10-04
    days on market $285,000 Active 138 DOM
36. 2026-10-04
    days on market $285,000 Active 137 DOM
37. 2026-10-02
    days on market $285,000 Active 136 DOM
38. 2026-10-01
    days on market $285,000 Active 135 DOM
39. 2026-09-30
    days on market $285,000 Active 134 DOM
40. 2026-09-29
    days on market $285,000 Active 133 DOM
41. 2026-09-28
    days on market $285,000 Active 132 DOM
42. 2026-09-27
    days on market $285,000 Active 131 DOM
43. 2026-09-25
    days on market $285,000 Active 129 DOM
44. 2026-09-24
    days on market $285,000 Active 128 DOM
45. 2026-09-23
    days on market $285,000 Active 127 DOM
46. 2026-09-22
    days on market $285,000 Active 126 DOM
47. 2026-09-21
    days on market $285,000 Active 125 DOM
48. 2026-09-20
    days on market $285,000 Active 124 DOM
49. 2026-09-19
    days on market $285,000 Active 123 DOM
50. 2026-09-18
    days on market $285,000 Active 122 DOM

ⓘ 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 5/10 Major 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,559
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,765
• − Management: −$2,765
• − Depreciation: −$7,855
• Taxable income: $651
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $4,754/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab Est. rehab $6,000–$18,000 screening

This mobile home is in fair condition with some cosmetic repairs and maintenance needed. Painting, flooring upgrades, and landscaping improvements can significantly enhance its resale and rental value.

Repairs flagged

• Minor Painting — The walls show some discoloration and minor wear.
• Minor Flooring — The carpeted flooring shows some wear and could benefit from a cleaning or replacement.
• Minor Landscaping — The landscaping appears somewhat sparse and could benefit from some attention to enhance curb appeal.

Value-add opportunities

• Both Painting the interior and exterior — Fresh paint can significantly improve the home's appearance and value. ↑
• Both Upgrading the flooring — New flooring can enhance the home's appeal and value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Mira Monte Elementary F CA #621/1,571 Nat'l #19,648/41,679 Middle Matilija Middle High Nordhoff High

Schools (NCES district)

• District: Ojai Unified
• NCES district ID: 0628270
• Math proficiency: 27% ▼ -5.00%
• Reading proficiency: 43% ▼ -1.00%
• Median HH income: $67,618
• Composite: 31.97/100
• National rank: #5839
• State rank: #257 of 517 in CA

C Composite livability gradescore 64/100

Livability — Mira Monte

• Score: 64/100
• State rank: #401
• US rank: #13701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mira Monte, CA
• County: Ventura County · 895,754 people
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 21,036
• Household income: $80,927
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 20% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Languages at home: 80% English-only · Spanish 15% German/W. Germanic 2% Other Indo-European 1%

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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: ▼ -942.31%
• Current HPI: 331.6103
• Rent YoY: —
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

Property features AI

Finance

• Other: Park name: Ojai Villa
• Financial info: Current land lease approximately $933 per month
• HOA & community: Senior communityLand lease community (Ojai Villa Estates) with monthly land lease

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewerDistrict/public water
• Home design: Mobile home (Model: Festival)Mobile remains on propertyMobile dimensions approximately 24' x 45'
• Construction: Year built source: public records
• Exterior features: Front porchPatioFenced yardSprinklers: noneCommunity offers biking, fishing and lake accessHas a view

Interior

• Kitchen: Appliances included
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central coolingForced air heating
• Interior features: SpaCommunity pool
• Laundry & utility: Laundry in kitchenStackable washer/dryer possible

Price history

-0.7% since first listed

10 events — show timeline

• 2026-06-26 Price Changed $298,000 CRMLS
• 2026-05-19 Listed $315,000 CRMLS
• 2024-06-10 Sold (MLS) $280,000 CRMLS
• 2024-06-10 Sold (MLS) $280,000 OVMLS
• 2024-05-19 Contingent — CRMLS
• 2024-05-19 Contingent — OVMLS
• 2024-04-18 Price Changed $280,000 CRMLS
• 2024-04-18 Price Changed $280,000 OVMLS
• 2024-02-01 Listed $300,000 OVMLS
• 2024-01-31 Listed $300,000 CRMLS