250 E Telegraph Rd #211 · Fillmore, CA 93015

$269,999

2 bd · 2.0 ba · 1,215 sqft · Manufactured public records · 2 Days on market

Built 1999 1,215 sqft lot Est $194k · 39% over ↓ 5% since listing

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Why this score? — see what drove the D+ 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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This mobile home is located in the El Dorado Family MHP and features 2 bedrooms, 2 full bathrooms and a bonus room that can be used as a den, office or guest room. Outside you will find a well-kept yard with grass, a plum tree and tomato plant. Home also has two storage sheds. Park amenities include a large community room, billiard room, pool, and spa.

Key facts

• Clubhouse
• Bonus room
• Mature plum tree

Tags

• BONUS ROOM
• NATURAL GRASS
• MATURE PLUM TREE
• STORAGE SHED
• CLUBHOUSE
• BILLIARD ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Cap rate 8.9% vs local median 1.8% in Fillmore — 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 74/100 on livability (#145 in CA, #4,935 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A+, crime A; Watch: schools F, cost of living F.
• Fillmore Unified (town): math 18% / reading 25% proficiency, ranked #1,196 of 1,400 in CA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 61 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,759 units permitted in Ventura County in 2024 (1,196 in 5+ unit buildings).
• This rent runs 36% of the median local income ($93k/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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $269,999

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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.02% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.36%
• DSCR: 1.42
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $194,400
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250 E Telegraph Rd #211	0.00mi	2/2.0	1,215 (0%)	0mo	$264,000	$217	100
250 E Telegraph Rd #248	0.09mi	3/2.0 (+1)	1,159 (-5%)	2mo	$210,000	$181	82
250 E Telegraph Rd #77	0.21mi	2/2.0	1,248 (+3%)	4mo	$150,000	$120	82
250 E Telegraph Rd #240	0.05mi	2/2.0	1,248 (+3%)	16mo	$149,000	$119	80
250 E Telegraph rd #30 Rd #30	0.21mi	3/2.0 (+1)	1,248 (+3%)	4mo	$200,000	$160	77
250 E Telegraph Rd #200	0.21mi	2/2.0	1,344 (+11%)	1mo	$174,600	$130	72
250 E Telegraph Rd #253	0.07mi	2/—	1,040 (-14%)	13mo	$150,000	$144	62
250 E Telegraph Rd #113	0.21mi	2/—	1,344 (+11%)	22mo	$182,500	$136	54
250-E E Telegraph Rd #149	0.21mi	2/2.0	1,368 (+13%)	22mo	$245,000	$179	51
250 E Telegraph Rd #188	0.21mi	2/2.0	1,040 (-14%)	20mo	$170,000	$163	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-6,315
• Equity at exit: $40,258

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $42,353
• Equity at exit: $23,345

Cash invested: $75,600 (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 93015

• Active inventory: 61
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,760 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$62 /mo · $742/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $590

Break-even live

Break-even rent $2,013

Max offer price $269,999

Occupancy floor 74%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
152 Main St Fillmore, CA	2.0	1.0	750	$3,500	$4.67	43d	1	0.49mi
147 Sespe Ave Apt B Fillmore, CA	2.0	1.0	960	$2,250	$2.34	15d	1	0.57mi
442 B St Fillmore, CA	3.0	2.0	1153	$3,300	$2.86	1d	1	1.47mi

Listing history 6 events

1. 2026-04-18
   status Pending
2. 2026-04-16
   listed $269,999 Active
3. 2024-12-13
   status Pending Sale 354-char remark

   Show marketing remark (354 chars)

   This mobile home is located in the El Dorado Family MHP and features 2 bedrooms, 2 full bathrooms and a bonus room that can be used as a den, office or guest room. Outside you will find a well-kept yard with grass, a plum tree and tomato plant. Home also has two storage sheds. Park amenities include a large community room, billiard room, pool, and spa.

4. 2024-12-13
   soldstatus $255,000 Closed Sale 354-char remark

   Show marketing remark (354 chars)

   This mobile home is located in the El Dorado Family MHP and features 2 bedrooms, 2 full bathrooms and a bonus room that can be used as a den, office or guest room. Outside you will find a well-kept yard with grass, a plum tree and tomato plant. Home also has two storage sheds. Park amenities include a large community room, billiard room, pool, and spa.

5. 2024-10-28
   historical Active Under Contract 354-char remark

   Show marketing remark (354 chars)

   This mobile home is located in the El Dorado Family MHP and features 2 bedrooms, 2 full bathrooms and a bonus room that can be used as a den, office or guest room. Outside you will find a well-kept yard with grass, a plum tree and tomato plant. Home also has two storage sheds. Park amenities include a large community room, billiard room, pool, and spa.

6. 2024-09-23
   listed $285,600 Active 354-char remark

   Show marketing remark (354 chars)

   This mobile home is located in the El Dorado Family MHP and features 2 bedrooms, 2 full bathrooms and a bonus room that can be used as a den, office or guest room. Outside you will find a well-kept yard with grass, a plum tree and tomato plant. Home also has two storage sheds. Park amenities include a large community room, billiard room, pool, and spa.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $742 · $62/mo
• Projected year-2 tax: $2,052 · $171/mo
• Expected delta: +$1,310/yr (+$109/mo · 176.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 71% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,115
• − Mortgage interest: −$15,124
• − Property taxes: −$742
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,649
• − Management: −$2,649
• − Depreciation: −$7,855
• Taxable income: $2,746
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $6,419/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: Fillmore Unified
• NCES district ID: 0613800
• Math proficiency: 18% ▼ -1.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $59,326
• Composite: 23.21/100
• National rank: #13323
• State rank: #1196 of 1400 in CA

Livability — Fillmore

• Score: 74/100
• State rank: #145
• US rank: #4935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fillmore, CA
• County: Ventura County · 829,955 people
• City population: 19,191
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 19,191
• Household income: $92,777
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 499.0

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 Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 23% White 23% Asian 1%
• Hispanic origin (detail): Mexican 68%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 22% · Canada
• Languages at home: 49% English-only · Spanish 50%

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: ▼ -1091.27%
• Current HPI: 297.9157
• Rent YoY: —
• 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

-5.5% since first listed

6 events — show timeline

• 2026-04-18 Pending — GEMLS
• 2026-04-16 Listed $269,999 GEMLS
• 2024-12-13 Pending — CRMLS
• 2024-12-13 Sold (MLS) $255,000 CRMLS
• 2024-10-28 Contingent — CRMLS
• 2024-09-23 Listed $285,600 CRMLS

Property tax history

+3.8%/yr

Latest (2025): $742 · +60.6% YoY. Source: county tax records.