51 Saint Charles Ct #51 · Thousand Oaks, CA 91320

$265,000

2 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 34 Days on market

Built 1976 1,536 sqft lot $173/sqft · 5% above area Est $251k · 5% over

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +6.0/10.0
• ARV discount +5.0/15.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Ventu Estates 55+ Senior Park! This spacious home has new carpeting and flooring, new oven, fresh interior paint, and dual pane windows. Enjoy the beautiful community pool and clubhouse offering monthly potlucks, bingo, and wellness speakers. Conveniently located to markets, restaurants, shopping malls, hiking & biking trails.

Key facts

• Community pool
• Gas stovetop
• Front porch

Tags

• FRONT PORCH
• DUAL PANE WINDOWS
• NEW OVEN
• GAS STOVETOP
• BREAKFAST BAR
• COMMUNITY POOL

Property features AI

Finance

• Other: All appliances and indoor/outdoor furnishings included; Pet restrictions apply; Rent control in effect; Manufactured homes allowed
• Financial info: Accepts Conventional and Cash offers
• HOA & community: Month-to-month land lease

Exterior

• Parking: 2-space carport (not attached)
• Home design: Manufactured home; Single-level entry with steps; Model: Budger; Located in a senior community
• Construction: Masonite siding; Aluminum and Masonite skirting; Pier jacks foundation; Built in 1976
• Exterior features: Front porch; Covered porch; Double pane windows; No significant view; Private pool and spa

Interior

• Kitchen: Microwave; Range hood
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan(s); Heating present
• Interior features: Wet bar; Bar
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $265k.

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 ($4k rent vs $265k).
• Recommended offer: $257k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 2.8% in Thousand Oaks — 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 70/100 on livability (#226 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F, health & safety F.
• Conejo Valley Unified (urban): math 57% / reading 72% proficiency, ranked #59 of 517 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 144 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,759 units permitted in Ventura County in 2024 (1,196 in 5+ unit buildings).
• This rent runs 32% of the median local income ($149k/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.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $74k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $257,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.48% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.62%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $251,228
• List price: $265,000
• Delta: 5.48%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Saint Charles Ct #51	0.00mi	2/2.0	1,536 (0%)	10mo	$255,000	$166	92
164 Phyllis Way	0.07mi	3/2.0 (+1)	1,530 (-0%)	12mo	$313,500	$205	81
37 PRINGLE Ct	0.03mi	2/2.0	1,440 (-6%)	11mo	$285,000	$198	79
1 Ortega Dr	0.18mi	2/2.0	1,431 (-7%)	4mo	$345,000	$241	77
99 Jeannine Ct #99	0.12mi	2/2.0	1,440 (-6%)	9mo	$125,000	$87	76
166 Phyllis Way #166	0.08mi	3/2.0 (+1)	1,488 (-3%)	12mo	$325,000	$218	76
90 Jeannine Ct #90	0.11mi	2/2.0	1,440 (-6%)	11mo	$255,000	$177	75
223 Madonna	0.11mi	2/2.0	1,344 (-12%)	3mo	$310,000	$231	72
50 Saint Charles Ct	0.02mi	2/2.0	1,344 (-12%)	8mo	$300,000	$223	71
140 Allen Ct	0.14mi	2/2.0	1,440 (-6%)	20mo	$260,000	$181	67
73 Farland Dr #73	0.20mi	2/2.0	1,320 (-14%)	11mo	$147,500	$112	58
141 Allen Ct	0.13mi	2/2.0	1,344 (-12%)	18mo	$209,000	$156	58

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 · 0.3% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.38×
• Total profit: $27,906
• Equity at exit: $39,512

10-year hold

• IRR: 16.6%
• Equity multiple: 2.19×
• Total profit: $88,651
• Equity at exit: $22,912

Cash invested: $74,200 (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 91320

• Rents YoY: 0.3%
• Active inventory: 144
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,932 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$826
• Net cashflow: $1,275

Break-even live

Break-even rent $2,318

Max offer price $265,000

Occupancy floor 63%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1048 Mountain Oak Pl Newbury Park, CA	3.0	2.5	2019	$4,200	$2.08	23d	1	0.18mi
1384 Ashton Park Ln Newbury Park, CA	3.0	2.5	1447	$3,600	$2.49	16d	1	0.19mi
1036 Pan Ct Newbury Park, CA	3.0	2.5	2081	$4,300	$2.07	43d	1	0.22mi
341 Newbury Vista Ln Newbury Park, CA	3.0	3.0	2200	$4,600	$2.09	43d	1	0.30mi
1570 Silver Shadow Dr Newbury Park, CA	3.0	2.0	1611	$4,100	$2.55	2d	1	0.30mi
161 Heavenly Valley Rd Newbury Park, CA	3.0	2.0	1499	$3,395	$2.26	3d	1	0.34mi
265 McKnight Rd Newbury Park, CA	2.0	3.0	1200	$3,800	$3.17	43d	1	0.44mi
1699 Ramona Dr Newbury Park, CA	3.0	3.0	2083	$5,150	$2.47	3d	1	0.45mi
1800 W Hillcrest Dr Newbury Park, CA	1.0–2.0	1.0	932	$2,917	$3.13	1d	33	0.82mi
316 Pebble Beach Dr Newbury Park, CA	3.0	2.5	2148	$4,495	$2.09	3d	1	0.94mi
562 Knollview Ln Thousand Oaks, CA	3.0	3.0	1635	$4,150	$2.54	43d	1	1.26mi

Listing history 20 events

1. 2026-06-18
   days on market $265,000 Active 34 DOM
2. 2026-06-17
   days on market $265,000 Active 33 DOM
3. 2026-06-16
   days on market $265,000 Active 32 DOM
4. 2026-06-15
   days on market $265,000 Active 31 DOM
5. 2026-06-13
   days on market $265,000 Active 29 DOM
6. 2026-06-13
   days on market $265,000 Active 28 DOM
7. 2026-06-10
   days on market $265,000 Active 26 DOM
8. 2026-06-09
   days on market $265,000 Active 25 DOM
9. 2026-06-08
   days on market $265,000 Active 24 DOM
10. 2026-06-07
    days on market $265,000 Active 23 DOM
11. 2026-06-05
    days on market $265,000 Active 20 DOM
12. 2026-06-03
    days on market $265,000 Active 19 DOM
13. 2026-06-02
    days on market $265,000 Active 18 DOM
14. 2026-06-01
    days on market $265,000 Active 17 DOM
15. 2026-05-31
    days on market $265,000 Active 16 DOM
16. 2026-05-15
    listed $265,000 Active 488-char remark
17. 2025-08-26
    status Pending 343-char remark

    Show marketing remark (343 chars)

    Welcome to Ventu Estates 55+ Senior Park! This spacious home has new carpeting and flooring, new oven, fresh interior paint, and dual pane windows. Enjoy the beautiful community pool and clubhouse offering monthly potlucks, bingo, and wellness speakers. Conveniently located to markets, restaurants, shopping malls, hiking & biking trails.

18. 2025-08-26
    soldstatus $255,000 Closed 343-char remark

    Show marketing remark (343 chars)

    Welcome to Ventu Estates 55+ Senior Park! This spacious home has new carpeting and flooring, new oven, fresh interior paint, and dual pane windows. Enjoy the beautiful community pool and clubhouse offering monthly potlucks, bingo, and wellness speakers. Conveniently located to markets, restaurants, shopping malls, hiking & biking trails.

19. 2025-07-12
    historical Active Under Contract 343-char remark

    Show marketing remark (343 chars)

    Welcome to Ventu Estates 55+ Senior Park! This spacious home has new carpeting and flooring, new oven, fresh interior paint, and dual pane windows. Enjoy the beautiful community pool and clubhouse offering monthly potlucks, bingo, and wellness speakers. Conveniently located to markets, restaurants, shopping malls, hiking & biking trails.

20. 2025-05-30
    listed $265,000 Active 343-char remark

    Show marketing remark (343 chars)

    Welcome to Ventu Estates 55+ Senior Park! This spacious home has new carpeting and flooring, new oven, fresh interior paint, and dual pane windows. Enjoy the beautiful community pool and clubhouse offering monthly potlucks, bingo, and wellness speakers. Conveniently located to markets, restaurants, shopping malls, hiking & biking trails.

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,181
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$3,774
• − Management: −$3,774
• − Depreciation: −$7,709
• Taxable income: $11,779
• Est. tax owed @ 24.0%: −$2,827
• After-tax cash flow: $12,470/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: Conejo Valley Unified
• NCES district ID: 0609640
• Math proficiency: 57% ▬ 0.00%
• Reading proficiency: 72% ▲ 6.00%
• Median HH income: $100,413
• Composite: 59.57/100
• National rank: #914
• State rank: #59 of 517 in CA

Livability — Thousand Oaks

• Score: 70/100
• State rank: #226
• US rank: #7364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thousand Oaks, CA
• County: Ventura County · 829,955 people
• City population: 121,704
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 43,472
• Household income: $148,991
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 756.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 19% Two or more races 16% Asian 11% Black 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 4% Romanian 3% Lithuanian 3%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 12% Other Indo-European 4% Chinese 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: ▼ -917.39%
• Current HPI: 283.6467
• Rent YoY: ▲ 0.30%
• 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

• 2026-05-15 Listed $265,000 CSMAR
• 2025-08-26 Pending — CSMAR
• 2025-08-26 Sold (MLS) $255,000 CSMAR
• 2025-07-12 Contingent — CSMAR
• 2025-05-30 Listed $265,000 CSMAR