198 Skyline Dr #68 · Thousand Oaks, CA 91362

$238,888

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 3 Days on market

Built 1987 728 sqft lot

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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 +8.6/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous updated Mobile Home located in the Twin Palms all age park located in Thousand Oaks. Relax to the water feature in the back yard. Granite counter tops in the Kitchen, enclosed porch, back porch, laminate kitchen floors and inside laundry. You must come see this beautiful home. This home also has a carport. Twin Palms Mobile Home Park has a community pool.

Key facts

• Laminate flooring
• Covered carport
• Indoor laundry

Tags

• GRANITE COUNTERTOPS
• LAMINATE FLOORING
• INDOOR LAUNDRY
• ENCLOSED FRONT PORCH
• REAR PORCH
• COVERED CARPORT

Property features AI

Finance

• Other: Lot features include walkstreet and over 40 units/acre; Accessibility: 2+ access exits
• Financial info: Land lease of $720 per month (seller-provided); Rent includes trash and water
• HOA & community: Part of an association; Community features: gutters, street lighting, sidewalks; Park name: Twin Palm Mobile Homes

Exterior

• Parking: Carport (2 spaces)
• Security: Resident manager
• Utilities: Public/district water; Public sewer (sewer paid)
• Home design: Single-story mobile home; Entry on first level
• Construction: Mobile home (model 1321, approx. 24 x 52); Mobile home remains on property; Assessor/Year built source: Assessor
• Exterior features: Covered patio; Community gunite pool; Community pool

Interior

• Kitchen: Convection oven; Gas range; Gas oven; Granite counters
• Bedrooms: Primary bedroom; Converted bedroom
• Flooring: Carpet; Laminate
• Bathrooms: Remodeled full bathroom with shower
• Heating & cooling: Central heating (furnace); Central air conditioning
• Interior features: Granite counters; One-level home; Entry with steps; Resident manager on site
• Laundry & utility: Indoor laundry; Community laundry available

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $239k.

Deal economics

• At list price, monthly cash flow is $917 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Cap rate 10.9% 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; 162 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $2k of loan paydown is wiped out by about $7k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 14y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $144k; list at $239k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $238,888

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.36% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.46%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $155,064
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2187 Pavo Ct #14	0.72mi	2/1.0	656 (-10%)	15mo	$140,000	$213	37

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 · 0.07% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.16×
• Total profit: $10,455
• Equity at exit: $35,619

10-year hold

• IRR: 10.7%
• Equity multiple: 1.73×
• Total profit: $48,503
• Equity at exit: $20,655

Cash invested: $66,889 (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 91362

• Rents YoY: 0.1%
• Active inventory: 162
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,251 high
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,583/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$683
• Net cashflow: $917

Break-even live

Break-even rent $2,090

Max offer price $238,888

Occupancy floor 67%

Sensitivity live

Price	-10% $1,082	-5% $1,000	+0% $917	+5% $835	+10% $752
Rent	-10% $661	-5% $789	+0% $917	+5% $1,046	+10% $1,174
Rate	-1.0pp $1,038	-0.5pp $978	base $917	+0.5pp $855	+1.0pp $792

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: $59,722
• Closing costs: $7,167
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2665 Los Feliz Dr Thousand Oaks, CA	2.0	1.0	700	$3,200	$4.57	24d	1	0.26mi
235 N Conejo School Rd Thousand Oaks, CA	2.0	1.0–2.0	863	$3,310	$3.83	2d	1	0.68mi
603 Hampshire Rd Westlake Village, CA	1.0–3.0	1.0–2.0	1024	$2,868	$2.80	3d	10	0.76mi
223 Erbes Rd Thousand Oaks, CA	1.0–2.0	1.0–2.0	875	$2,750	$3.14	12d	5	1.04mi
1394 E Hillcrest Dr Thousand Oaks, CA	1.0–2.0	1.0–2.0	912	$3,249	$3.56	2d	14	1.24mi
1348 E Hillcrest Dr #69 Thousand Oaks, CA	1.0	1.0	654	$2,295	$3.51	44d	1	1.25mi

Listing history 5 events

1. 2026-06-18
   days on market $238,888 Active 3 DOM
2. 2026-06-17
   price $238,888 Active 2 DOM
3. 2026-06-17
   days on market $228,888 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $228,888 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,012
• − Mortgage interest: −$13,381
• − Property taxes: −$3,583
• − Insurance: −$1,194
• − Repairs & maintenance: −$3,121
• − Management: −$3,121
• − Depreciation: −$6,949
• Taxable income: $7,661
• Est. tax owed @ 24.0%: −$1,839
• After-tax cash flow: $9,170/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): 35,996
• Household income: $139,800
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 1283.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 16% Two or more races 12% Asian 9% Black 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 7% Romanian 3% Scotch-Irish 3%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 5% Chinese 3%

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: ▼ -880.38%
• Current HPI: 289.461
• Rent YoY: ▲ 0.07%
• 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

+175.8% since first listed

15 events — show timeline

• 2026-06-15 Listed $228,888 CRMLS
• 2022-10-24 Listing Removed — CRMLS
• 2022-10-14 Listed $198,888 CRMLS
• 2021-04-19 Listing Removed — CSMAR
• 2020-10-07 Sold (MLS) $144,000 CSMAR
• 2015-08-06 Delisted — CRMLS
• 2015-07-17 Relisted — CRMLS
• 2015-06-29 Pending — CRMLS
• 2015-06-09 Listed — CRMLS
• 2015-06-08 Listed $98,500 CSMAR
• 2012-10-15 Delisted — CRMLS
• 2012-10-14 Listing Removed — CSMAR
• 2012-07-05 Price Changed — CRMLS
• 2012-04-13 Listed — CRMLS
• 2012-04-11 Listed $82,990 CSMAR

Property tax history

-0.9%/yr

Latest (2025): $99 · +2.0% YoY. Source: county tax records.