48 Via Lisboa #48 · Camarillo, CA 93012

$150,000

2 bd · 1.0 ba · 812 sqft · Manufactured · 39 Days on market

Built 1999 812 sqft lot Est $179k · 16% under

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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
• ARV discount +14.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1999 Manuf Home in Camarillo's only Family Park. Drywall walls, high ceilings in this 2/1 with over 800 sq ft. Eat-in Kitchen is open to the Living Room. Best deal in Lamplighter. Fruit trees on the property too. Sale includes W/ D, Refrigerator and Kitchen Furniture.

Key facts

• Beautiful kitchen
• White appliances
• Wooden cabinets

Tags

• SCENIC WALKING TRAIL
• CLOSE TO FREEWAY
• NEAR NEW STARBUCKS
• BEAUTIFUL KITCHEN
• WOODEN CABINETS
• WHITE APPLIANCES

Property features AI

Finance

• HOA & community: Land lease in park: $2,075 monthly

Exterior

• Parking: 2 covered carport spaces; 2 total parking spaces
• Utilities: Public sewer; District/public water
• Home design: Single-wide mobile home (30' x 60'); Mobile home remains on lot
• Construction: Model: 7602BM601M4
• Exterior features: Fenced yard; No patio or porch; No pool; Sprinklers: none; Located in Lamplighter MHP community (Park)

Interior

• Kitchen: Refrigerator; Gas oven; Dishwasher
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fan; Central cooling; Central heating
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 2.4% 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.
• Zoned schools: Rancho Rosal Elementary (math 37% / reading 48%, grade F, #552 of 1,571 statewide, top 35%, 576 students, 33% FRL); Monte Vista Middle (math 26% / reading 52%, grade F, #158 of 498 statewide, top 32%, 680 students, 40% FRL); Adolfo Camarillo High (math 42% / reading 62%, grade D+, #296 of 1,170 statewide, top 27%, 1,912 students, 29% FRL).
• Market conditions: Rents rising (+1.2%/yr); 160 active listings in the ZIP; 12 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 $4k 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y 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 $42k; list at $150k implies a 253% gain — meaningful room to come down on a strong offer.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.04% ✓
• Cap rate: 17.29%
• Cash-on-cash: 39.28%
• DSCR: 2.75
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $179,452
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 Calle de La Rosa #227	0.08mi	2/2.0	840 (+3%)	2mo	$90,000	$107	85
21 Via Rosal Unit .	0.05mi	2/2.0	720 (-11%)	24mo	$159,000	$221	55

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: 33.5%
• Equity multiple: 2.38×
• Total profit: $57,935
• Equity at exit: $22,365

10-year hold

• IRR: 39.5%
• Equity multiple: 4.38×
• Total profit: $142,123
• Equity at exit: $12,969

Cash invested: $42,000 (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: 4.1×

Monthly cashflow live

• Estimated rent: $3,053 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $1,375

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,479	-5% $1,427	+0% $1,375	+5% $1,323	+10% $1,271
Rent	-10% $1,134	-5% $1,254	+0% $1,375	+5% $1,495	+10% $1,616
Rate	-1.0pp $1,450	-0.5pp $1,413	base $1,375	+0.5pp $1,336	+1.0pp $1,296

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	3d	1	0.53mi
313 Westpark Ct Camarillo, CA	2.0	1.0–1.5	838	$3,225	$3.85	3d	2	0.73mi
3065 Village At the Park Dr Camarillo, CA	1.0–2.0	1.0–2.0	753	$3,095	$4.11	3d	4	0.76mi
5176 Verdugo Way Camarillo, CA	2.0	1.0–2.0	844	$4,077	$4.83	3d	221	0.98mi
1571 Flynn Rd Camarillo, CA	3.0	1.0–2.0	1081	$3,475	$3.21	3d	1	1.26mi
1157 Via Montoya Camarillo, CA	2.0	2.0	1111	$2,950	$2.66	3d	1	1.26mi
2400 Pickwick Dr Camarillo, CA	1.0–2.0	1.0	826	$2,850	$3.45	3d	2	1.27mi
1149 Via Montoya Camarillo, CA	2.0	2.0	994	$3,195	$3.21	3d	1	1.27mi
1123 Via Montoya Unit 1123 Camarillo, CA	2.0	2.0	994	$2,650	$2.67	12d	1	1.28mi
7208 Village 7 Unit 7 Camarillo, CA	2.0	2.0	1108	$3,000	$2.71	12d	1	1.49mi
96 Oak St Camarillo, CA	1.0	1.0	720	$2,200	$3.06	3d	1	1.50mi
78 Oak St Unit 78 Camarillo, CA	1.0	1.0	650	$2,650	$4.08	3d	1	1.50mi

Listing history 35 events

1. 2026-06-21
   days on market $150,000 Active 39 DOM
2. 2026-06-18
   days on market $150,000 Active 36 DOM
3. 2026-06-17
   days on market $150,000 Active 35 DOM
4. 2026-06-16
   days on market $150,000 Active 34 DOM
5. 2026-06-15
   days on market $150,000 Active 33 DOM
6. 2026-06-13
   days on market $150,000 Active 31 DOM
7. 2026-06-10
   days on market $150,000 Active 28 DOM
8. 2026-06-09
   days on market $150,000 Active 27 DOM
9. 2026-06-08
   days on market $150,000 Active 26 DOM
10. 2026-06-07
    days on market $150,000 Active 25 DOM
11. 2026-06-05
    days on market $150,000 Active 22 DOM
12. 2026-06-03
    days on market $150,000 Active 21 DOM
13. 2026-06-02
    days on market $150,000 Active 20 DOM
14. 2026-06-01
    days on market $150,000 Active 19 DOM
15. 2026-05-31
    days on market $150,000 Active 18 DOM
16. 2026-05-14
    listed $150,000 Active
17. 2026-04-17
    historical
18. 2026-01-28
    price $180,000
19. 2025-12-03
    status Active
20. 2025-12-03
    price $185,900
21. 2025-11-28
    historical
22. 2025-10-15
    price $179,900
23. 2025-08-29
    listed $199,000 Active
24. 2015-12-21
    soldstatus $42,500 Closed 268-char remark

    Show marketing remark (268 chars)

    1999 Manuf Home in Camarillo's only Family Park. Drywall walls, high ceilings in this 2/1 with over 800 sq ft. Eat-in Kitchen is open to the Living Room. Best deal in Lamplighter. Fruit trees on the property too. Sale includes W/ D, Refrigerator and Kitchen Furniture.

25. 2015-12-19
    status Pending 268-char remark

    Show marketing remark (268 chars)

    1999 Manuf Home in Camarillo's only Family Park. Drywall walls, high ceilings in this 2/1 with over 800 sq ft. Eat-in Kitchen is open to the Living Room. Best deal in Lamplighter. Fruit trees on the property too. Sale includes W/ D, Refrigerator and Kitchen Furniture.

26. 2015-11-12
    status Backup Offers Accepted 268-char remark

    Show marketing remark (268 chars)

    1999 Manuf Home in Camarillo's only Family Park. Drywall walls, high ceilings in this 2/1 with over 800 sq ft. Eat-in Kitchen is open to the Living Room. Best deal in Lamplighter. Fruit trees on the property too. Sale includes W/ D, Refrigerator and Kitchen Furniture.

27. 2015-10-19
    price $46,000 268-char remark

    Show marketing remark (268 chars)

    1999 Manuf Home in Camarillo's only Family Park. Drywall walls, high ceilings in this 2/1 with over 800 sq ft. Eat-in Kitchen is open to the Living Room. Best deal in Lamplighter. Fruit trees on the property too. Sale includes W/ D, Refrigerator and Kitchen Furniture.

28. 2015-09-06
    listed $49,500 Active 268-char remark

    Show marketing remark (268 chars)

    1999 Manuf Home in Camarillo's only Family Park. Drywall walls, high ceilings in this 2/1 with over 800 sq ft. Eat-in Kitchen is open to the Living Room. Best deal in Lamplighter. Fruit trees on the property too. Sale includes W/ D, Refrigerator and Kitchen Furniture.

29. 2013-05-05
    historical
30. 2013-03-04
    listed $27,900 Active
31. 2013-03-01
    historical
32. 2012-11-29
    listed $27,900 Active
33. 2011-12-21
    historical
34. 2011-07-30
    price $19,500
35. 2011-06-21
    listed $49,000 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 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: $36,630
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,930
• − Management: −$2,930
• − Depreciation: −$4,364
• Taxable income: $15,004
• Est. tax owed @ 24.0%: −$3,601
• After-tax cash flow: $12,898/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: 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

+206.1% since first listed

20 events — show timeline

• 2026-05-14 Listed $150,000 CRMLS
• 2026-04-17 Listing Removed — CRMLS
• 2026-01-28 Price Changed $180,000 CRMLS
• 2025-12-03 Relisted — CRMLS
• 2025-12-03 Price Changed $185,900 CRMLS
• 2025-11-28 Listing Removed — CRMLS
• 2025-10-15 Price Changed $179,900 CRMLS
• 2025-08-29 Listed $199,000 CRMLS
• 2015-12-21 Sold (MLS) $42,500 CRMLS
• 2015-12-19 Pending — CRMLS
• 2015-11-12 Pending — CRMLS
• 2015-10-19 Price Changed $46,000 CRMLS
• 2015-09-06 Listed $49,500 CRMLS
• 2013-05-05 Listing Removed — CRMLS
• 2013-03-04 Listed $27,900 CRMLS
• 2013-03-01 Listing Removed — CRMLS
• 2012-11-29 Listed $27,900 CRMLS
• 2011-12-21 Listing Removed — CRMLS
• 2011-07-30 Price Changed $19,500 CRMLS
• 2011-06-21 Listed $49,000 CRMLS