265 Beckwith Rd Spc 41A · Santa Paula, CA 93060

$289,999

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 46 Days on market

Built 1972 Est $455k · 36% under

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Why this score? — see what drove the C 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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2-bedroom, 2-bath PLUS a versatile bonus room that can be used as an office, hobby room, or additional living area in ALL AGES park. Open-concept mobile home offering approximately 1,440 sq ft of living space. This home features recent upgrades throughout, including fresh paint, updated flooring, newly paved carport, new walkways, and more, giving the property a clean and refreshed feel. The open layout creates a comfortable flow between the living, dining, and kitchen areas--ideal for everyday living and entertaining. Located in Santa Paula within a family-friendly park, the community offers a welcoming environment with convenient access to local shopping, dining, and amenities. E

Key facts

• 2 parking spots
• Built 1972
• Listed 46 days

Property features AI

Finance

• Other: Lot size estimated; sprinklers none
• HOA & community: Located in Santa Paula West Mobile Home Park with sidewalks and a park; Monthly land lease of $922.44

Exterior

• Parking: Attached carport with 2 spaces
• Utilities: Public sewer; District/Public water
• Home design: Double-wide mobile home; Mobile home remains on site; Has a view
• Construction: Mobile home 12' x 60'; Living area and year built sourced from public records
• Exterior features: Front porch; Patio

Interior

• Kitchen: Includes appliances
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating
• Interior features: One level
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $290k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $281k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 1.9% in Santa Paula — 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 66/100 on livability (#331 in CA) — a middle-class / working-renter tenant base. Strengths: health & safety A-, commute B+; Watch: schools D, amenities F, cost of living F.
• Market conditions: 130 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 44% of the median local income ($81k/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 $9k 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

• It's been on market 46 days — a 3% lower offer ($281k) 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: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,299 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1972 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.02% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $455,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
265 W Beckwith Rd #43a	0.11mi	2/2.0	1,440 (0%)	8mo	$270,500	$188	89
15433 W Telegraph Rd #54	0.13mi	3/— (+1)	1,440 (0%)	4mo	$290,000	$201	86
265 S Beckwith Rd #57	0.14mi	3/2.0 (+1)	1,500 (+4%)	3mo	$265,000	$177	79
!265 Beckwith Rd Unit 63a	0.14mi	3/2.0 (+1)	1,440 (0%)	18mo	$259,000	$180	74
975 W Telegraph Rd #38	0.19mi	2/2.0	1,344 (-7%)	8mo	$440,000	$327	73
975 W Telegraph Rd #87	0.19mi	2/2.0	1,536 (+7%)	10mo	$562,500	$366	71
15433 W Telegraph Rd #1	0.13mi	3/2.0 (+1)	1,440 (0%)	23mo	$257,500	$179	70
975 W Telegraph Rd #126	0.19mi	2/2.0	1,590 (+10%)	7mo	$589,000	$370	68
265 Beckwith Rd Unit 34A	0.26mi	2/2.0	1,560 (+8%)	12mo	$247,000	$158	64
975 W Telegraph Rd Unit C81	0.18mi	2/2.0	1,344 (-7%)	22mo	$470,000	$350	62
975 W Telegraph Rd #81	0.19mi	2/2.0	1,344 (-7%)	22mo	$470,000	$350	61
975 W Telegraph Rd #110	0.19mi	3/2.0 (+1)	1,536 (+7%)	23mo	$485,000	$316	56

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-25,788
• Equity at exit: $43,240

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $4,972
• Equity at exit: $25,074

Cash invested: $81,200 (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 93060

• Active inventory: 130
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,957 medium
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $332

Break-even live

Break-even rent $2,537

Max offer price $289,999

Occupancy floor 84%

Sensitivity live

Price	-10% $533	-5% $432	+0% $332	+5% $232	+10% $132
Rent	-10% $99	-5% $215	+0% $332	+5% $449	+10% $566
Rate	-1.0pp $478	-0.5pp $406	base $332	+0.5pp $257	+1.0pp $181

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 Princeton St Santa Paula, CA	3.0	2.0	1197	$3,600	$3.01	44d	1	0.84mi
325 Princeton St Santa Paula, CA	3.0	2.0	1197	$3,600	$3.01	2d	1	0.84mi
200 W Main St Apt 7 Santa Paula, CA	2.0	1.0	900	$2,175	$2.42	20d	1	1.27mi
126 E Ventura St Unit F Santa Paula, CA	2.0	1.0	890	$2,350	$2.64	2d	1	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $289,999 Active 46 DOM
2. 2026-06-17
   days on market $289,999 Active 45 DOM
3. 2026-06-16
   days on market $289,999 Active 44 DOM
4. 2026-06-15
   days on market $289,999 Active 43 DOM
5. 2026-06-13
   days on market $289,999 Active 41 DOM
6. 2026-06-10
   days on market $289,999 Active 38 DOM
7. 2026-06-09
   days on market $289,999 Active 37 DOM
8. 2026-06-08
   days on market $289,999 Active 36 DOM
9. 2026-06-07
   days on market $289,999 Active 35 DOM
10. 2026-06-03
    days on market $289,999 Active 31 DOM
11. 2026-06-02
    days on market $289,999 Active 30 DOM
12. 2026-06-01
    days on market $289,999 Active 29 DOM
13. 2026-05-31
    days on market $289,999 Active 28 DOM
14. 2026-05-04
    status Active
15. 2026-03-30
    listed $289,999 Active
16. 2026-03-10
    historical $289,999

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,489
• − Mortgage interest: −$16,244
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,839
• − Management: −$2,839
• − Depreciation: −$8,436
• Taxable loss: −$670
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $4,148/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)

No district data.

Livability — Santa Paula

• Score: 66/100
• State rank: #331
• US rank: #11320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Paula, CA
• County: Ventura County · 829,955 people
• City population: 34,501
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 34,501
• Household income: $80,979
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 1317.0

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 (77%)
• Race & ethnicity: Hispanic / Latino 77% White 18% Two or more races 18% Black 1% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Lithuanian 1% Portuguese 1% Slovak 1%
• Foreign-born: 31% · Canada
• Languages at home: 37% English-only · Spanish 61%

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: ▼ -942.94%
• Current HPI: 333.9105
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-04 Relisted — CRMLS
• 2026-03-30 Listed $289,999 CRMLS
• 2026-03-10 Coming Soon $289,999 CRMLS

Property tax history

-2.2%/yr

Latest (2025): $145 · +5.1% YoY. Source: county tax records.