1150 Ventura Blvd #62 · Camarillo, CA 93010

$199,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 153 Days on market

Built 1975 Good condition 3,532 sqft lot Est $177k · 12% over ↓ 5% since listing

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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
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready! Private, quiet, and remodeled. Location, location, location, Camarillo Mobile Estates 55+ Gated Community with Security Patrol. No Property Taxes! Superb location between the Outlets and Downtown Camarillo. Spacious 1440 sq. ft. open floor plan has 2 bedrooms + 2 bathrooms and no wasted space. Best location on a desirable corner lot and located close to the clubhouse, pool/spa and guest parking. Just completed renovation with many upgrades! Dual pane windows and sliding door, wide plank luxury vinyl flooring, designer light switches + outlets, LED lighting and ceiling fans. Redone roof with 10 year elastomeric coating. Completely painted inside + outside. Kitchen features a

Key facts

• Large deck
• Adjacent to pool
• Complete renovation

Tags

• COMPLETE RENOVATION
• PRIVATE ENTRY
• LARGE DECK
• ADJACENT TO POOL
• SPLIT FLOOR PLAN
• BAR SINK

Property features AI

Finance

• Other: Senior park (park type: Senior); Park name: Camarillo Mobile Estates; Number of units in complex: 135; Property is sold with mobile home to remain; All appliances included
• Financial info: Listing terms: Cash or cash to new loan; Private transfer taxes apply; Manager approval required; Land lease type: Other (land not included); Land lease amount per year (provided by listing): $24,720
• HOA & community: Gated community; Clubhouse; Fitness center / exercise room; Card room; Billiard room; Spa / heated community spa; Community heated pool and in-ground pool; Onsite property management; Guest parking; RV access/parking; Association fees include clubhouse and trash; Association allows pets per rules

Exterior

• Parking: Carport attached; 2 total parking spaces; 2 covered parking spaces; Guest parking available in community
• Security: 24-hour security; Automatic gate; Resident manager/on-site property management; Smoke detector; Carbon monoxide detector(s); Card/code access; Controlled access
• Utilities: Public water with meter on property and in street; Sewer in street; Trash collection included with rent
• Home design: Manufactured home (double-wide); 1 story; Aluminum skirting; Updated/Remodeled condition; Entry faces ground level with steps
• Construction: Manufactured construction (Fleetwood); Manufacture date: 1975; Foundation with pier and beam; Quake bracing foundation
• Exterior features: Composition roof; Deck(s); Covered front porch; Front porch; Barbecue (private); End unit; Partial copper plumbing; Shed; Corner lot; Close to clubhouse; Gutters; Front yard; Gated community; Exterior security lights; Automatic gate; Utilities underground

Interior

• Kitchen: Built-in gas appliances; Gas cooktop; Gas oven; Gas grill; Range/oven; Hood fan; Water line to refrigerator; Water purifier
• Bedrooms: Walk-in closet; Dressing area
• Bathrooms: 2 full bathrooms; Remodeled bathrooms; Low-flow shower(s)
• Heating & cooling: Central heat (natural gas); No cooling; Gas water heater unit
• Interior features: Built-ins; Open floor plan; Wet bar; Storage space; Double pane windows; Drapes/Curtains; Ground-level entry with steps
• Laundry & utility: Laundry inside; Washer and dryer included; Gas or electric dryer hookup; Electric dryer hookup; Dryer (electric) hookup; Vented exhaust fan

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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 (+3.4%/yr); 112 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• This rent runs 35% of the median local income ($111k/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 $1k of loan paydown is wiped out by about $6k 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 + 3.4% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.62% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.14%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $177,120
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1150 Ventura Blvd #62	0.00mi	2/2.0	1,440 (0%)	0mo	$199,000	$138	100
1150 Ventura Blvd #10	0.05mi	2/2.0	1,460 (+1%)	4mo	$209,000	$143	92
1150 Ventura Blvd #103	0.10mi	2/2.0	1,440 (0%)	15mo	$125,000	$87	83
1150 Ventura Blvd #66	0.13mi	2/1.5	1,440 (0%)	20mo	$130,000	$90	76
1150 Ventura Blvd #119	0.05mi	3/2.0 (+1)	1,344 (-7%)	13mo	$165,000	$123	71
1150 Ventura Blvd #14	0.13mi	3/2.0 (+1)	1,392 (-3%)	22mo	$130,000	$93	66
1150 Ventura Blvd #27	0.05mi	3/2.0 (+1)	1,600 (+11%)	16mo	$212,000	$133	61
1150 Ventura Blvd #31	0.13mi	3/2.0 (+1)	1,248 (-13%)	12mo	$93,000	$75	57

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 · 3.35% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 1.78×
• Total profit: $43,283
• Equity at exit: $29,672

10-year hold

• IRR: 27.6%
• Equity multiple: 3.48×
• Total profit: $138,317
• Equity at exit: $17,206

Cash invested: $55,720 (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 93010

• Rents YoY: 3.4%
• Active inventory: 112
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $3,218 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $1,167

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 59%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
921 Paseo Camarillo Camarillo, CA	1.0–3.0	1.0–2.5	1008	$2,773	$2.75	2d	25	0.33mi
645 Lantana St Camarillo, CA	2.0	1.0–2.0	753	$2,660	$3.53	2d	9	0.39mi
811 Paseo Camarillo Camarillo, CA	1.0–2.0	1.0–2.0	840	$2,779	$3.31	2d	3	0.41mi
361 Jalisco Ct Camarillo, CA	3.0	2.5	1467	$3,400	$2.32	2d	1	0.43mi
552 Chapala Dr Camarillo, CA	3.0	2.0	1460	$3,750	$2.57	15d	1	0.50mi
560 Chapala Dr Camarillo, CA	3.0	2.5	1467	$3,850	$2.62	2d	1	0.51mi
555 Rosewood Ave Camarillo, CA	1.0–2.0	1.0–1.5	856	$2,851	$3.33	2d	9	0.55mi
1775 Monte Vista Dr Camarillo, CA	3.0	2.0	1435	$3,495	$2.44	10d	1	0.55mi
492 Paseo del Valle Camarillo, CA	3.0	3.0	1511	$3,900	$2.58	2d	1	0.57mi
390 Paseo Camarillo Camarillo, CA	1.0–2.0	1.0–2.0	890	$3,300	$3.71	2d	11	0.61mi
2024 Ventura Blvd Camarillo, CA	2.0	1.0	875	$2,800	$3.20	2d	1	0.66mi
530 Calle La Roda Camarillo, CA	1.0–2.0	1.0	835	$2,750	$3.29	2d	1	0.75mi
2400 Pickwick Dr Camarillo, CA	1.0–2.0	1.0	826	$2,850	$3.45	2d	2	1.07mi
876 Palmer Ave Camarillo, CA	3.0	2.0	1851	$3,999	$2.16	10d	1	1.09mi
140 Spanish Moss Pl #15 Camarillo, CA	3.0	2.0	1333	$3,500	$2.63	24d	1	1.10mi
668 Spring Oak Rd Camarillo, CA	1.0–3.0	1.0–2.0	1047	$3,330	$3.18	2d	23	1.10mi
231 Camino Toluca Camarillo, CA	3.0	2.5	1657	$3,850	$2.32	2d	1	1.35mi
3065 Village At the Park Dr Camarillo, CA	1.0–2.0	1.0–2.0	753	$3,095	$4.11	2d	4	1.46mi
352 Townsite Promenade Camarillo, CA	1.0–2.0	1.0–2.0	947	$3,479	$3.67	2d	16	1.47mi

Listing history 12 events

1. 2026-06-13
   status $199,000 Pending 153 DOM
2. 2026-06-10
   days on market $199,000 Active 153 DOM
3. 2026-06-09
   days on market $199,000 Active 152 DOM
4. 2026-06-08
   days on market $199,000 Active 151 DOM
5. 2026-06-07
   days on market $199,000 Active 150 DOM
6. 2026-06-05
   days on market $199,000 Active 147 DOM
7. 2026-06-03
   days on market $199,000 Active 146 DOM
8. 2026-06-02
   days on market $199,000 Active 145 DOM
9. 2026-06-01
   days on market $199,000 Active 144 DOM
10. 2026-05-31
    days on market $199,000 Active 143 DOM
11. 2026-03-11
    price $199,000
12. 2026-01-08
    listed $209,000 Active

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥89°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: $38,620
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$3,090
• − Management: −$3,090
• − Depreciation: −$5,789
• Taxable income: $11,525
• Est. tax owed @ 24.0%: −$2,766
• After-tax cash flow: $11,241/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 · 14 photos

Good 80/100 Cosmetic rehab

This move-in ready manufactured home is in excellent condition with recent renovations and improvements, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ 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): 46,748
• Household income: $111,176
• Rent vs Own: 35.6% rent · 64.4% own
• Severe rent burden: 1878.0

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 0.62)
• Race & ethnicity: White 50% Hispanic / Latino 34% Two or more races 15% Asian 8% Black 3%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 15% · Canada, South Korea, China
• Languages at home: 74% English-only · Spanish 17% Other Indo-European 2% 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: ▼ -906.39%
• Current HPI: 283.5793
• Rent YoY: ▲ 3.35%
• 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

-4.8% since first listed

2 events — show timeline

• 2026-03-11 Price Changed $199,000 TheMLS
• 2026-01-08 Listed $209,000 TheMLS