21 Via Rosal #21 · Camarillo, CA 93012

$175,000

2 bd · 2.0 ba · 850 sqft · Manufactured · 9 Days on market

Built 1974 Good condition

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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
• Schools +4.6/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

FAMILY PARK MOBILE HOME-This beautiful mobile home features 2 bedrooms, 2 full bathrooms, and a bonus room. Notable updates include newer windows, a recently remodeled kitchen and bathrooms, and a patio converted into additional living quarters. The property also offers a laundry area, an upgraded front and back yard, and a stunning pergola. Perfectly located for first-time buyers or those looking to downsize, the home is just minutes freeways, shopping, parks, and restaurants.

Key facts

• Laundry area
• Remodeled kitchen
• Upgraded front yard

Tags

• NEWER WINDOWS
• REMODELED KITCHEN
• REMODELED BATHROOMS
• PATIO CONVERTED
• LAUNDRY AREA
• UPGRADED FRONT YARD

Property features AI

Finance

• Other: Lot features indicate no sprinklers
• Financial info: Land lease of $2,225 per month (seller-reported)
• HOA & community: Community features include biking paths and a park; Manager approval required

Exterior

• Parking: Has parking; Located in Lamplighter Camarillo park
• Utilities: Public/District water; Sewer: Other
• Home design: Mobile home (12' x 60'); Mobile home remains on site; Located in Lamplighter MHP community
• Construction: Year built source: Public records
• Exterior features: Patio; Fence; Community pool; Private pool

Interior

• Kitchen: No built-in appliances listed
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: One-level home; Spa
• Laundry & utility: Laundry available in carport; Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Cap rate 14.9% vs local median 2.5% in Camarillo — 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 78/100 on livability (#72 in CA, #2,776 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Pleasant Valley (urban): math 43% / reading 57% proficiency, ranked #119 of 517 in CA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.2%/yr); 160 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $1k of loan paydown is wiped out by about $5k 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 + 1.2% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.79% ✓
• Cap rate: 14.93%
• Cash-on-cash: 30.85%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $90,950
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 Calle de La Rosa #227	0.12mi	2/2.0	840 (-1%)	2mo	$90,000	$107	90

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 · 1.22% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 1.95×
• Total profit: $46,421
• Equity at exit: $26,093

10-year hold

• IRR: 30.3%
• Equity multiple: 3.49×
• Total profit: $122,149
• Equity at exit: $15,131

Cash invested: $49,000 (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 93012

• Rents YoY: 1.2%
• Active inventory: 160
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $3,125 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $1,260

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,381	-5% $1,320	+0% $1,260	+5% $1,199	+10% $1,139
Rent	-10% $1,013	-5% $1,136	+0% $1,260	+5% $1,383	+10% $1,507
Rate	-1.0pp $1,348	-0.5pp $1,304	base $1,260	+0.5pp $1,214	+1.0pp $1,168

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Riverdale Ct #715 Camarillo, CA	2.0	2.0	900	$2,800	$3.11	2d	1	0.59mi
313 Westpark Ct Camarillo, CA	2.0	1.0–1.5	838	$3,225	$3.85	2d	2	0.79mi
3065 Village At the Park Dr Camarillo, CA	1.0–2.0	1.0–2.0	753	$3,095	$4.11	2d	4	0.82mi
5176 Verdugo Way Camarillo, CA	2.0	1.0–2.0	844	$4,077	$4.83	2d	221	0.93mi
1571 Flynn Rd Camarillo, CA	3.0	1.0–2.0	1081	$3,475	$3.21	2d	1	1.25mi
1157 Via Montoya Camarillo, CA	2.0	2.0	1111	$2,950	$2.66	2d	1	1.30mi
1149 Via Montoya Camarillo, CA	2.0	2.0	994	$3,195	$3.21	2d	1	1.31mi
1123 Via Montoya Unit 1123 Camarillo, CA	2.0	2.0	994	$2,650	$2.67	11d	1	1.32mi
2400 Pickwick Dr Camarillo, CA	1.0–2.0	1.0	826	$2,850	$3.45	2d	2	1.32mi
7208 Village 7 Unit 7 Camarillo, CA	2.0	2.0	1108	$3,000	$2.71	11d	1	1.44mi
5240 Corte Bocina Camarillo, CA	2.0	2.0	972	$3,090	$3.18	2d	1	1.47mi

Listing history 7 events

1. 2026-06-18
   days on market $175,000 Active 9 DOM
2. 2026-06-17
   days on market $175,000 Active 8 DOM
3. 2026-06-16
   days on market $175,000 Active 7 DOM
4. 2026-06-15
   days on market $175,000 Active 6 DOM
5. 2026-06-13
   days on market $175,000 Active 4 DOM
6. 2026-06-10
   remarks 482-char remark
7. 2026-06-10
   listed $175,000 Active 1 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 4/10 Moderate 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,505
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$3,000
• − Management: −$3,000
• − Depreciation: −$5,091
• Taxable income: $13,111
• Est. tax owed @ 24.0%: −$3,147
• After-tax cash flow: $11,970/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home features updated kitchens and bathrooms, a clean exterior, and a landscaped yard with a patio. It is in good condition and ready for a new owner.

Value-add opportunities

• Both landscaping and patio furniture — enhances curb appeal and outdoor living space
• Both painting interior walls — refreshes the home's appearance
• Both upgrading kitchen appliances — modernizes the kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping and patio furniture — enhances curb appeal and outdoor living space ↑
• Both painting interior walls — refreshes the home's appearance ↑
• Both upgrading kitchen appliances — modernizes the kitchen and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pleasant Valley
• NCES district ID: 0630990
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $87,342
• Composite: 46.3/100
• National rank: #2476
• State rank: #119 of 517 in CA

Livability — Camarillo

• Score: 78/100
• State rank: #72
• US rank: #2776

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camarillo, CA
• County: Ventura County · 829,955 people
• City population: 82,539
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 35,791
• Household income: $135,217
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 1204.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 25% Two or more races 16% Asian 13% Black 3%
• Hispanic origin (detail): Mexican 19% Puerto Rican 2%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 73% English-only · Spanish 13% Other Indo-European 3% Tagalog/Filipino 2%

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: ▼ -517.29%
• Current HPI: 276.7695
• Rent YoY: ▲ 1.22%
• 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

1 event — show timeline

• 2026-06-09 Listed $175,000 CRMLS