3700 Olds Rd #86 · Oxnard, CA 93033

$260,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 156 Days on market

Built 1982 1,040 sqft lot Est $239k · 9% over

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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 +22.5/30.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• ARV discount +3.6/15.0
• Schools +3.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming mobile home in Country Club Estates Family Park. This double wide manufactured home features 2 bedrooms, 2 baths, livingroom, dining room with build in cabinet, new carpet, and washer and dryer hook ups. This family park has a community club house, pool and spa.

Key facts

• Coastal living
• 1,040 sq ft lot
• 3 parking spots

Tags

• COASTAL LIVING

Property features AI

Finance

• Other: Lot size source: Assessor's Data; Living area source: Public Records; Parcel number recorded
• HOA & community: Land lease (park) with monthly rent of $743; Rent includes gardener and sewer; Community features: curbs, biking, park

Exterior

• Parking: 3 total parking spaces; 2 carport spaces; 1 uncovered space; Park name: Country Club Estates
• Utilities: Private sewer; District/public water
• Home design: Mobile home (Model: WEST VILLA); Double body type; Single story; Mobile width 20 ft, length 52 ft; Mobile home remains
• Construction: Year built: source - Assessor
• Exterior features: Vinyl fencing in good condition; Concrete rear porch; In-ground community pool; One shed

Interior

• Kitchen: Electric range; Electric oven; Electric stove; Dishwasher
• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Entry level: 1; Has spa; Ductless heating; Energy-efficient HVAC
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.5% in Oxnard — 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 54/100 on livability (#905 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A-, health & safety A-, housing B; Watch: schools F, crime F, amenities D-.
• Oxnard Union High (urban): math 28% / reading 51% proficiency, ranked #220 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 32 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,759 units permitted in Ventura County in 2024 (1,196 in 5+ unit buildings).
• This rent runs 39% of the median local income ($87k/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 156 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $218k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $228,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.09% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $239,200
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2136 Thrush Ave #2136	0.08mi	2/2.0	1,012 (-3%)	3mo	$250,000	$247	89
1264 Tree Ln #144	0.14mi	2/2.0	1,056 (+2%)	9mo	$180,000	$170	83
2167 Robin Ave Unit na	0.16mi	2/—	1,128 (+8%)	1mo	$260,000	$230	77
1609 Cherry Ave #74	0.18mi	2/2.0	1,100 (+6%)	20mo	$326,000	$296	65
2400 E Pleasant Valley Rd #79	0.32mi	2/2.0	1,020 (-2%)	21mo	$196,500	$193	65

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 · 0.01% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-22,396
• Equity at exit: $38,767

10-year hold

• IRR: -3.6%
• Equity multiple: 0.79×
• Total profit: $-15,281
• Equity at exit: $22,480

Cash invested: $72,800 (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 93033

• Rents YoY: 0.0%
• Active inventory: 32
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,830 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $439

Break-even live

Break-even rent $2,274

Max offer price $260,000

Occupancy floor 79%

Sensitivity live

Price	-10% $619	-5% $529	+0% $439	+5% $349	+10% $259
Rent	-10% $215	-5% $327	+0% $439	+5% $551	+10% $663
Rate	-1.0pp $570	-0.5pp $505	base $439	+0.5pp $372	+1.0pp $303

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2250 E Pleasant Valley Rd Oxnard, CA	1.0–3.0	1.0–2.0	797	$3,115	$3.91	2d	9	0.25mi
2065 E Bard Rd Oxnard, CA	3.0	2.5	1249	$3,000	$2.40	24d	1	0.38mi
2630 El Dorado Ave Unit A Oxnard, CA	2.0	1.0	878	$2,500	$2.85	2d	1	0.61mi
2530 El Dorado Ave Oxnard, CA	2.0	1.0	878	$2,695	$3.07	2d	1	0.67mi
4401 Dallas Dr Oxnard, CA	2.0	1.5	950	$3,272	$3.44	2d	2	0.68mi
4800 Terrace Ave Unit B Oxnard, CA	2.0	2.0	1055	$2,600	$2.46	2d	1	1.01mi

Listing history 22 events

1. 2026-06-21
   days on market $260,000 Active 156 DOM
2. 2026-06-19
   days on market $260,000 Active 154 DOM
3. 2026-06-18
   days on market $260,000 Active 153 DOM
4. 2026-06-17
   days on market $260,000 Active 152 DOM
5. 2026-06-16
   days on market $260,000 Active 151 DOM
6. 2026-06-15
   days on market $260,000 Active 150 DOM
7. 2026-06-13
   days on market $260,000 Active 148 DOM
8. 2026-06-12
   days on market $260,000 Active 147 DOM
9. 2026-06-10
   days on market $260,000 Active 145 DOM
10. 2026-06-09
    days on market $260,000 Active 144 DOM
11. 2026-06-08
    days on market $260,000 Active 143 DOM
12. 2026-06-07
    days on market $260,000 Active 142 DOM
13. 2026-06-05
    days on market $260,000 Active 140 DOM
14. 2026-06-03
    days on market $260,000 Active 138 DOM
15. 2026-06-02
    days on market $260,000 Active 137 DOM
16. 2026-06-01
    days on market $260,000 Active 136 DOM
17. 2026-05-31
    days on market $260,000 Active 135 DOM
18. 2026-04-20
    price $260,000
19. 2026-01-17
    listed $285,000 Active
20. 2023-10-30
    soldstatus $217,500 Closed Sale 271-char remark

    Show marketing remark (271 chars)

    Charming mobile home in Country Club Estates Family Park. This double wide manufactured home features 2 bedrooms, 2 baths, livingroom, dining room with build in cabinet, new carpet, and washer and dryer hook ups. This family park has a community club house, pool and spa.

21. 2023-08-22
    status Pending Sale 271-char remark

    Show marketing remark (271 chars)

    Charming mobile home in Country Club Estates Family Park. This double wide manufactured home features 2 bedrooms, 2 baths, livingroom, dining room with build in cabinet, new carpet, and washer and dryer hook ups. This family park has a community club house, pool and spa.

22. 2023-08-15
    listed $260,000 Active 271-char remark

    Show marketing remark (271 chars)

    Charming mobile home in Country Club Estates Family Park. This double wide manufactured home features 2 bedrooms, 2 baths, livingroom, dining room with build in cabinet, new carpet, and washer and dryer hook ups. This family park has a community club house, pool and spa.

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,961
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,717
• − Management: −$2,717
• − Depreciation: −$7,564
• Taxable income: $1,200
• Est. tax owed @ 24.0%: −$288
• After-tax cash flow: $4,980/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: Oxnard Union High
• NCES district ID: 0629270
• Math proficiency: 28% ▲ 7.00%
• Reading proficiency: 51% ▲ 11.00%
• Median HH income: $68,770
• Composite: 35.79/100
• National rank: #4835
• State rank: #220 of 517 in CA

Livability — Oxnard

• Score: 54/100
• State rank: #905
• US rank: #24028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oxnard, CA
• County: Ventura County · 829,955 people
• City population: 213,176
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 78,737
• Household income: $87,309
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 1968.0

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 Hispanic (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 36% Asian 7% White 5% Native American 4%
• Hispanic origin (detail): Mexican 82%
• Foreign-born: 41% · Canada, Vietnam
• Languages at home: 20% English-only · Spanish 72% Tagalog/Filipino 4%

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: ▼ -824.11%
• Current HPI: 348.9793
• Rent YoY: ▬ 0.01%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $260,000 CRMLS
• 2026-01-17 Listed $285,000 CRMLS
• 2023-10-30 Sold (MLS) $217,500 CRMLS
• 2023-08-22 Pending — CRMLS
• 2023-08-15 Listed $260,000 CRMLS

Property tax history

+4.1%/yr

Latest (2025): $245 · +4.1% YoY. Source: county tax records.