950 Woodland Ave #26 · Mira Monte, CA 93023

$399,990

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 89 Days on market

Built 2015 1,377 sqft lot $298/sqft · 20% above area Est $313k · 28% 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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +5.4/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 2015, this move-in-ready 3-bedroom, 2-bath retreat is located in the premium all-ages community of Ojai Oaks Village. Just steps from the pool and spa, this home offers a relaxed, vacation-like lifestyle. Enjoy a wonderful open floor plan designed for comfortable living. Laminate/tile flooring flows throughout the main living areas, and the charming front porch invites quiet moments overlooking the peaceful surroundings. French doors open to the den -- an ideal flex space that can serve as a 3rd bedroom, home office, guest room, or hobby area. The home features fresh landscaping and a brand-new carport awning to protect your vehicle. As a resident of Ojai Oaks Village, you'll have access to a pool, spa, clubhouse, billiard room, and beautifully maintained gas-lit pathways. The property sits adjacent to a scenic trail winding through oak groves, offering a serene natural backdrop and effortless access to outdoor enjoyment. Despite the tranquil setting, you'll be just minutes from Downtown Ojai's shops, restaurants, galleries, and cultural venues. Lake Casitas is also nearby, providing wonderful options for lakeside recreation. Combining modern finishes, resort-style amenities, and a prime Ojai location, 12 minutes beach, this home offers a rare opportunity in today's manufactured housing market.

Key facts

• Open floor plan
• Charming front porch
• Flex space

Tags

• STEPS FROM THE POOL
• OPEN FLOOR PLAN
• CHARMING FRONT PORCH
• FLEX SPACE
• FRESH LANDSCAPING
• BRAND-NEW CARPORT AWNING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $400k.

Deal economics

• At list price, monthly cash flow is $942 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Recommended offer: $376k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.2% 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.
• Market conditions: 135 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,759 units permitted in Ventura County in 2024 (1,196 in 5+ unit buildings).
• At $4,147/mo this rent would consume 61% of the median local household income ($81k/yr) (locally 723% 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 89 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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.
• Current owner paid $139k; list at $400k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $375,990 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.10%
• DSCR: 1.45
• GRM: 8.0

CMA / ARV

• ARV (median comp): $312,644
• List price: $399,990
• Delta: 27.94%
• Verdict: OVERPRICED
• 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	0.41mi	3/2.0	1,344 (0%)	1mo	$300,000	$223	80
950 Woodland Ave #123	0.05mi	3/2.0	1,450 (+8%)	8mo	$325,000	$224	78
950 Woodland Ave #115	0.06mi	3/2.0	1,488 (+11%)	6mo	$325,000	$218	74
11195 N Ventura Ave #17	0.39mi	3/2.0	1,236 (-8%)	4mo	$345,000	$279	65
950 Woodland Ave #59	0.03mi	2/2.0 (-1)	1,152 (-14%)	8mo	$302,500	$263	63
56 Don Antonio Way #56	0.56mi	2/2.0 (-1)	1,440 (+7%)	1mo	$270,000	$188	56
1273 S Rice Rd #12	0.72mi	3/2.0	1,248 (-7%)	2mo	$410,000	$329	53
1273 S Rice Rd #55	0.72mi	3/2.0	1,232 (-8%)	3mo	$320,000	$260	50
11 Don Antonio Way #11	0.56mi	2/2.0 (-1)	1,248 (-7%)	9mo	$310,000	$248	50
1273 S Rice Rd #53	0.72mi	2/2.0 (-1)	1,272 (-5%)	5mo	$425,000	$334	48
16 Don Antonio Way #16	0.56mi	3/2.0	1,521 (+13%)	6mo	$405,000	$266	46
16 Don Antonio Way	0.57mi	3/2.0	1,521 (+13%)	6mo	$405,000	$266	46

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: -1.2%
• Equity multiple: 0.96×
• Total profit: $-4,992
• Equity at exit: $59,640

10-year hold

• IRR: 8.5%
• Equity multiple: 1.64×
• Total profit: $72,124
• Equity at exit: $34,584

Cash invested: $111,997 (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 93023

• Active inventory: 135
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $4,147 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$871
• Net cashflow: $942

Break-even live

Break-even rent $2,954

Max offer price $399,990

Occupancy floor 72%

Sensitivity live

Price	-10% $1,169	-5% $1,056	+0% $942	+5% $374	+10% $235
Rent	-10% $615	-5% $779	+0% $942	+5% $1,106	+10% $1,270
Rate	-1.0pp $1,144	-0.5pp $1,044	base $942	+0.5pp $839	+1.0pp $733

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: $99,998
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 Barbara St Oak View, CA	3.0	2.0	1786	$3,500	$1.96	17d	1	0.65mi
401 Burnham Rd Oak View, CA	2.0	1.0	1045	$3,895	$3.73	3d	1	1.33mi
401 Burnham Rd Unit 1 Oak View, CA	2.0	1.0	1450	$3,795	$2.62	4d	1	1.33mi
718 S La Luna Ave Ojai, CA	2.0	2.0	1250	$3,600	$2.88	45d	1	1.33mi

Listing history 28 events

1. 2026-06-10
   days on market $399,990 Active 89 DOM
2. 2026-06-09
   days on market $399,990 Active 88 DOM
3. 2026-06-08
   days on market $399,990 Active 87 DOM
4. 2026-06-07
   days on market $399,990 Active 86 DOM
5. 2026-06-05
   days on market $399,990 Active 83 DOM
6. 2026-06-03
   days on market $399,990 Active 82 DOM
7. 2026-06-02
   days on market $399,990 Active 81 DOM
8. 2026-06-01
   days on market $399,990 Active 80 DOM
9. 2026-05-31
   days on market $399,990 Active 79 DOM
10. 2026-03-13
    listed $399,990 Active 1324-char remark

    Show marketing remark (1324 chars)

    Built in 2015, this move-in-ready 3-bedroom, 2-bath retreat is located in the premium all-ages community of Ojai Oaks Village. Just steps from the pool and spa, this home offers a relaxed, vacation-like lifestyle. Enjoy a wonderful open floor plan designed for comfortable living. Laminate/tile flooring flows throughout the main living areas, and the charming front porch invites quiet moments overlooking the peaceful surroundings. French doors open to the den -- an ideal flex space that can serve as a 3rd bedroom, home office, guest room, or hobby area. The home features fresh landscaping and a brand-new carport awning to protect your vehicle. As a resident of Ojai Oaks Village, you'll have access to a pool, spa, clubhouse, billiard room, and beautifully maintained gas-lit pathways. The property sits adjacent to a scenic trail winding through oak groves, offering a serene natural backdrop and effortless access to outdoor enjoyment. Despite the tranquil setting, you'll be just minutes from Downtown Ojai's shops, restaurants, galleries, and cultural venues. Lake Casitas is also nearby, providing wonderful options for lakeside recreation. Combining modern finishes, resort-style amenities, and a prime Ojai location, 12 minutes beach, this home offers a rare opportunity in today's manufactured housing market.

11. 2026-02-04
    historical
12. 2026-01-20
    price $429,000
13. 2025-11-14
    price $434,000
14. 2025-10-15
    listed $459,000 Active
15. 2016-09-01
    soldstatus $139,000 Closed
16. 2016-09-01
    soldstatus $139,000
17. 2016-08-25
    status Pending
18. 2016-08-04
    status Active
19. 2016-08-02
    listed $139,900
20. 2016-07-02
    status Pending
21. 2016-06-24
    status Backup Offers Accepted
22. 2016-05-04
    status Active
23. 2016-05-01
    historical
24. 2016-01-29
    listed $139,900 Active
25. 2016-01-28
    price $139,900
26. 2016-01-26
    historical
27. 2015-08-02
    listed $159,900 Active
28. 2015-08-01
    listed $139,900

ⓘ 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: $832 · $69/mo
• Projected year-2 tax: $3,040 · $253/mo
• Expected delta: +$2,207/yr (+$184/mo · 265.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 18 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: $49,763
• − Mortgage interest: −$22,406
• − Property taxes: −$832
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,981
• − Management: −$3,981
• − Depreciation: −$11,636
• Taxable income: $4,927
• Est. tax owed @ 24.0%: −$1,182
• After-tax cash flow: $10,127/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: 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

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 · 829,955 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: 723.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 20% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 4% Portuguese 3% Italian 2%
• Foreign-born: 15% · Canada, South Korea
• Languages at home: 80% English-only · Spanish 15% German/W. Germanic 2% Other Indo-European 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: ▼ -942.31%
• Current HPI: 331.6103
• Rent YoY: —
• 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

+185.9% since first listed

19 events — show timeline

• 2026-03-13 Listed $399,990 CRMLS
• 2026-02-04 Listing Removed — CRMLS
• 2026-01-20 Price Changed $429,000 CRMLS
• 2025-11-14 Price Changed $434,000 CRMLS
• 2025-10-15 Listed $459,000 CRMLS
• 2016-09-01 Sold (MLS) $139,000 OVMLS
• 2016-09-01 Sold (MLS) $139,000 CRMLS
• 2016-08-25 Pending — CRMLS
• 2016-08-04 Relisted — CRMLS
• 2016-08-02 Listed $139,900 OVMLS
• 2016-07-02 Pending — CRMLS
• 2016-06-24 Pending — CRMLS
• 2016-05-04 Relisted — CRMLS
• 2016-05-01 Listing Removed — CRMLS
• 2016-01-29 Listed $139,900 CRMLS
• 2016-01-28 Price Changed $139,900 CRMLS
• 2016-01-26 Listing Removed — CRMLS
• 2015-08-02 Listed $159,900 CRMLS
• 2015-08-01 Listed $139,900 OVMLS

Property tax history

+2.1%/yr

Latest (2025): $832 · +3.7% YoY. Source: county tax records.