5441 Perkins Rd · Oxnard, CA 93033

$2,500,000

153 bd · 99.0 ba · — sqft · MultiFamily · 150 Days on market

Built 1961 9,767 sqft lot

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 9 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Rare opportunity to own this 9-unit apartment complex close to the Naval Base, easy PCH access and within walking distance of the fabulous Port Hueneme Beach. This building offers a desirable unit mix of two 2bed/2 bath, six 2bed/1 bath and one 1bed/1bath with carports or garages. Interior features have tile flooring throughout and kitchen has tile counter tops. The property includes an on-site coin laundry area with washer and dryer for extra income. There are separate electric and gas meters. 100 gallon water heater for each building installed in 2021. The owner pays for water and trash and the tenant pays for their own gas and electricity. Wrought-iron gate entry for extra security. Unit

Key facts

• Tile counter tops
• Easy pch access
• Desirable unit mix

Tags

• 9 UNIT APARTMENT COMPLEX
• CLOSE TO NAVAL BASE
• EASY PCH ACCESS
• DESIRABLE UNIT MIX
• TILE FLOORING THROUGHOUT
• TILE COUNTER TOPS

Property features AI

Finance

• Financial info: Gross scheduled income: $213,730; Gross income: $213,730; Net operating income: $147,561; Total operating expenses: $66,169; Insurance expense: $22,468; Trash expense: $5,719; Multiple rental units with listed actual rents ranging approximately from $1,686 to $2,048 per unit
• HOA & community: Property is subject to rent control

Exterior

• Parking: Carport spaces (7); Garage spaces (2); Driveway parking; Total of 9 parking spaces
• Utilities: Public sewer; District/Public water; Separate electric meters for each unit (9); Separate gas meters for each unit (9)
• Home design: Single building (multi-unit property); No accessory dwelling unit (ADU)
• Construction: Year built source: Other
• Exterior features: Wrought iron fencing; Front yard

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: Multiple units with 1–2 bedrooms each (units include 1-bed and 2-bed layouts)
• Flooring: Tile flooring
• Bathrooms: Units with 1 or 2 bathrooms
• Heating & cooling: Wall heaters
• Interior features: No common walls; Street lighting and sidewalks in the community
• Laundry & utility: Laundry area on-site

What this means for you Summary

Snapshot

• This is a 9 × 17-bed/11.0-bath units multifamily listed at $2.50M.

Deal economics

• At list price, monthly cash flow is $17k ($200k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($40k rent vs $2.50M).
• Recommended offer: $2.20M (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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-.
• Hueneme Elementary (urban): math 17% / reading 30% proficiency, ranked #1,163 of 1,400 in CA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 31 active listings in the ZIP; solid renter incomes; 1,759 units permitted in Ventura County in 2024 (1,196 in 5+ unit buildings).
• At $39,872/mo this rent would consume 548% of the median local household income ($87k/yr) (locally 1968% 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 $17k of loan paydown is wiped out by about $75k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $700k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($2.20M) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 31y 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.

Recommended offer $2,200,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
8. 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?
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: 1.59% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.56%
• DSCR: 2.27
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.01% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 1.77×
• Total profit: $538,428
• Equity at exit: $372,758

10-year hold

• IRR: 25.9%
• Equity multiple: 2.97×
• Total profit: $1,381,093
• Equity at exit: $216,154

Cash invested: $700,000 (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 93033

• Rents YoY: 0.0%
• Active inventory: 31
• Price-to-rent: 47.0×

Monthly cashflow live

• Estimated rent: $39,872 medium
• Mortgage (P&I): −$13,110
• Tax from tax record: −$690 /mo · $8,278/yr
• Insurance: −$1,042
• HOA: −$0
• Vacancy / Maint / Mgmt: −$8,373
• Net cashflow: $16,657

Break-even live

Break-even rent $18,787

Max offer price $2,500,000

Occupancy floor 53%

9-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 9× units	17	11	$39,870
Total (9 units)			$39,872

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: $625,000
• Closing costs: $75,000
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-13
   days on market $2,500,000 Active 150 DOM
2. 2026-06-10
   days on market $2,500,000 Active 147 DOM
3. 2026-06-09
   days on market $2,500,000 Active 146 DOM
4. 2026-06-08
   days on market $2,500,000 Active 145 DOM
5. 2026-06-07
   days on market $2,500,000 Active 144 DOM
6. 2026-06-05
   days on market $2,500,000 Active 141 DOM
7. 2026-06-03
   days on market $2,500,000 Active 140 DOM
8. 2026-06-02
   days on market $2,500,000 Active 139 DOM
9. 2026-06-01
   days on market $2,500,000 Active 138 DOM
10. 2026-05-31
    days on market $2,500,000 Active 137 DOM
11. 2026-01-14
    listed $2,500,000 Active
12. 2025-06-15
    historical
13. 2025-05-05
    price $2,500,000
14. 2025-01-14
    listed $2,750,000 Active
15. 2024-08-31
    historical
16. 2024-02-29
    listed $2,999,950 Active
17. 2023-12-14
    historical
18. 2023-08-01
    price $3,250,000
19. 2023-06-14
    listed $3,499,000 Active
20. 2008-09-30
    historical
21. 2008-06-18
    listed $1,250,000
22. 2008-03-18
    historical
23. 2007-12-18
    listed $1,250,000
24. 2007-02-08
    historical
25. 2006-11-08
    listed
26. 2006-06-30
    historical
27. 2005-11-01
    listed
28. 1995-11-03
    historical
29. 1995-08-03
    listed

ⓘ 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: $8,278 · $690/mo
• Projected year-2 tax: $19,000 · $1,583/mo
• Expected delta: +$10,722/yr (+$894/mo · 129.5%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥82°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $478,464
• − Mortgage interest: −$140,039
• − Property taxes: −$8,278
• − Insurance: −$12,500
• − Repairs & maintenance: −$38,277
• − Management: −$38,277
• − Depreciation: −$72,727
• Taxable income: $168,366
• Est. tax owed @ 24.0%: −$40,408
• After-tax cash flow: $159,478/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: Hueneme Elementary
• NCES district ID: 0617850
• Math proficiency: 17% ▼ -1.00%
• Reading proficiency: 30% ▲ 2.00%
• Median HH income: $57,897
• Composite: 24.64/100
• National rank: #13046
• State rank: #1163 of 1400 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

+100.0% since first listed

19 events — show timeline

• 2026-01-14 Listed $2,500,000 CRMLS
• 2025-06-15 Listing Removed — CRMLS
• 2025-05-05 Price Changed $2,500,000 CRMLS
• 2025-01-14 Listed $2,750,000 CRMLS
• 2024-08-31 Listing Removed — CRMLS
• 2024-02-29 Listed $2,999,950 CRMLS
• 2023-12-14 Listing Removed — CRMLS
• 2023-08-01 Price Changed $3,250,000 CRMLS
• 2023-06-14 Listed $3,499,000 CRMLS
• 2008-09-30 Listing Removed — CRMLS
• 2008-06-18 Listed $1,250,000 CRMLS
• 2008-03-18 Listing Removed — CRMLS
• 2007-12-18 Listed $1,250,000 CRMLS
• 2007-02-08 Delisted — CRMLS
• 2006-11-08 Listed — CRMLS
• 2006-06-30 Delisted — CRMLS
• 2005-11-01 Listed — CRMLS
• 1995-11-03 Delisted — CRMLS
• 1995-08-03 Listed — CRMLS

Property tax history

+1.9%/yr

Latest (2025): $8,278 · +1.7% YoY. Source: county tax records.