1550 Rory Ln #239 · Simi Valley, CA 93063

$169,999

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 303 Days on market

Built 1983 1,440 sqft lot $118/sqft · at area comps Est $175k · at est.

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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
• ARV discount +8.8/15.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 2-bedroom, 2-bathroom mobile home in the heart of Simi Valley. Offering both comfort and peace of mind, this home features a new roof (2018), water heater (2019), and a brand-new dishwasher (Feb. 2025). The heating and cooling system has been updated with all new ducting and vent cleaning (Mar. 2025), while ceiling fans in the living room and bedrooms provide year-round comfort. For added convenience, a generator outlet hookup was installed in 2022. The property is fully fenced for privacy and includes thoughtful upgrades such as an insulated office ceiling, new screens on the front living room and master bedroom windows, a storage shed, and screen doors for both the front and side entrances. With so many upgrades already completed, this home is move-in ready and a great opportunity to enjoy the Simi Valley lifestyle.

Key facts

• Fully fenced
• Brand new dishwasher
• Water heater

Tags

• NEW ROOF
• WATER HEATER
• BRAND NEW DISHWASHER
• GENERATOR OUTLET HOOKUP
• FULLY FENCED
• INSULATED OFFICE CEILING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 3.0% in Simi Valley — 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 63/100 on livability (#456 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B; Watch: amenities F, commute D-, cost of living F.
• Simi Valley Unified (suburban): math 36% / reading 49% proficiency, ranked #170 of 517 in CA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hollow Hills Elementary (math 54% / reading 68%, grade B, #222 of 1,571 statewide, top 14%, 637 students, 38% FRL); Valley View Middle (math 32% / reading 48%, grade F, #152 of 498 statewide, top 31%, 1,140 students, 39% FRL); Simi Valley High (math 38% / reading 57%, grade D, #384 of 1,170 statewide, top 33%, 1,935 students, 33% FRL).
• Market conditions: Rents rising fast (+5.2%/yr); 157 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 33% of the median local income ($125k/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 $5k 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 + 5.2% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $64k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.00% ✓
• Cap rate: 17.00%
• Cash-on-cash: 38.24%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (median comp): $175,000
• List price: $169,999
• Delta: -2.86%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1550 Rory Ln #215	0.08mi	3/2.0 (+1)	1,344 (-7%)	0mo	$135,000	$100	80
1550 Rory Ln #70	0.11mi	3/2.0 (+1)	1,344 (-7%)	11mo	$219,700	$163	69
1550 Rory Ln #266	0.03mi	3/2.0 (+1)	1,560 (+8%)	13mo	$275,000	$176	69
1550 Rory Ln #101	0.06mi	3/2.0 (+1)	1,344 (-7%)	15mo	$224,000	$167	68
6480 Katherine Rd #79	0.57mi	3/2.0 (+1)	1,440 (0%)	3mo	$170,000	$118	66
6480 Katherine St #109	0.57mi	3/2.0 (+1)	1,440 (0%)	6mo	$180,000	$125	64
1550 Rory Ln #76	0.11mi	3/2.0 (+1)	1,344 (-7%)	20mo	$225,000	$167	62
6480 Katherine Rd #135	0.63mi	2/2.0	1,440 (0%)	13mo	$183,000	$127	60
1550 Rory Ln #68	0.13mi	3/2.0 (+1)	1,344 (-7%)	23mo	$250,000	$186	59
6480 Katherine Rd #26	0.49mi	3/2.0 (+1)	1,344 (-7%)	12mo	$284,999	$212	51
6079 Cedar St	0.43mi	3/2.0 (+1)	1,248 (-13%)	5mo	$525,000	$421	49

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 · 5.22% rent growth · sell at horizon

5-year hold

• IRR: 36.8%
• Equity multiple: 2.62×
• Total profit: $76,879
• Equity at exit: $25,347

10-year hold

• IRR: 44.6%
• Equity multiple: 5.73×
• Total profit: $224,939
• Equity at exit: $14,698

Cash invested: $47,600 (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 93063

• Rents YoY: 5.2%
• Active inventory: 157
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,407 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$715
• Net cashflow: $1,517

Break-even live

Break-even rent $1,487

Max offer price $169,999

Occupancy floor 50%

Sensitivity live

Price	-10% $1,634	-5% $1,575	+0% $1,517	+5% $1,458	+10% $1,399
Rent	-10% $1,248	-5% $1,382	+0% $1,517	+5% $1,651	+10% $1,786
Rate	-1.0pp $1,602	-0.5pp $1,560	base $1,517	+0.5pp $1,473	+1.0pp $1,428

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5960 Juniper Ct Simi Valley, CA	3.0	2.5	1602	$3,700	$2.31	16d	1	0.15mi
1930 Yosemite Ave Simi Valley, CA	1.0–3.0	1.0–2.0	850	$2,718	$3.20	3d	1	0.25mi
1830 Rory Ln Simi Valley, CA	2.0	2.5	1437	$3,288	$2.29	45d	1	0.26mi
1700 Yosemite Ave Simi Valley, CA	1.0–3.0	1.0–2.0	850	$2,600	$3.06	3d	3	0.27mi
1948 Rory Ln #4 Simi Valley, CA	3.0	2.5	1583	$3,900	$2.46	25d	1	0.30mi
911 Katherine Rd Simi Valley, CA	3.0	2.0	1501	$4,350	$2.90	45d	1	0.60mi
6769 Cowboy St Simi Valley, CA	3.0	2.5	1659	$4,300	$2.59	25d	1	0.92mi
6769 Cowboy St Simi Valley, CA	3.0	3.0	1659	$4,300	$2.59	5d	1	0.92mi
5505 Cochran St Simi Valley, CA	1.0–3.0	1.0–2.0	838	$2,858	$3.41	4d	19	1.07mi
5377 Cochran St Simi Valley, CA	1.0–3.0	1.0–2.0	881	$2,795	$3.17	45d	1	1.16mi
5065 Hidden Park Ct Simi Valley, CA	1.0–3.0	1.0–2.0	1004	$2,687	$2.68	4d	16	1.17mi

Listing history 26 events

1. 2026-06-21
   days on market $169,999 Active 303 DOM
2. 2026-06-18
   days on market $169,999 Active 300 DOM
3. 2026-06-17
   days on market $169,999 Active 299 DOM
4. 2026-06-16
   days on market $169,999 Active 298 DOM
5. 2026-06-15
   days on market $169,999 Active 297 DOM
6. 2026-06-13
   days on market $169,999 Active 295 DOM
7. 2026-06-13
   days on market $169,999 Active 294 DOM
8. 2026-06-10
   days on market $169,999 Active 292 DOM
9. 2026-06-09
   days on market $169,999 Active 291 DOM
10. 2026-06-08
    days on market $169,999 Active 290 DOM
11. 2026-06-07
    days on market $169,999 Active 289 DOM
12. 2026-06-05
    days on market $169,999 Active 286 DOM
13. 2026-06-03
    days on market $169,999 Active 285 DOM
14. 2026-06-02
    days on market $169,999 Active 284 DOM
15. 2026-06-01
    days on market $169,999 Active 283 DOM
16. 2026-05-31
    days on market $169,999 Active 282 DOM
17. 2026-04-29
    price $169,999 868-char remark

    Show marketing remark (868 chars)

    Welcome to this beautifully maintained 2-bedroom, 2-bathroom mobile home in the heart of Simi Valley. Offering both comfort and peace of mind, this home features a new roof (2018), water heater (2019), and a brand-new dishwasher (Feb. 2025). The heating and cooling system has been updated with all new ducting and vent cleaning (Mar. 2025), while ceiling fans in the living room and bedrooms provide year-round comfort. For added convenience, a generator outlet hookup was installed in 2022. The property is fully fenced for privacy and includes thoughtful upgrades such as an insulated office ceiling, new screens on the front living room and master bedroom windows, a storage shed, and screen doors for both the front and side entrances. With so many upgrades already completed, this home is move-in ready and a great opportunity to enjoy the Simi Valley lifestyle.

18. 2026-04-27
    status Active 868-char remark

    Show marketing remark (868 chars)

    Welcome to this beautifully maintained 2-bedroom, 2-bathroom mobile home in the heart of Simi Valley. Offering both comfort and peace of mind, this home features a new roof (2018), water heater (2019), and a brand-new dishwasher (Feb. 2025). The heating and cooling system has been updated with all new ducting and vent cleaning (Mar. 2025), while ceiling fans in the living room and bedrooms provide year-round comfort. For added convenience, a generator outlet hookup was installed in 2022. The property is fully fenced for privacy and includes thoughtful upgrades such as an insulated office ceiling, new screens on the front living room and master bedroom windows, a storage shed, and screen doors for both the front and side entrances. With so many upgrades already completed, this home is move-in ready and a great opportunity to enjoy the Simi Valley lifestyle.

19. 2026-04-20
    status Pending 868-char remark

    Show marketing remark (868 chars)

    Welcome to this beautifully maintained 2-bedroom, 2-bathroom mobile home in the heart of Simi Valley. Offering both comfort and peace of mind, this home features a new roof (2018), water heater (2019), and a brand-new dishwasher (Feb. 2025). The heating and cooling system has been updated with all new ducting and vent cleaning (Mar. 2025), while ceiling fans in the living room and bedrooms provide year-round comfort. For added convenience, a generator outlet hookup was installed in 2022. The property is fully fenced for privacy and includes thoughtful upgrades such as an insulated office ceiling, new screens on the front living room and master bedroom windows, a storage shed, and screen doors for both the front and side entrances. With so many upgrades already completed, this home is move-in ready and a great opportunity to enjoy the Simi Valley lifestyle.

20. 2026-03-12
    historical Active Under Contract 868-char remark

    Show marketing remark (868 chars)

    Welcome to this beautifully maintained 2-bedroom, 2-bathroom mobile home in the heart of Simi Valley. Offering both comfort and peace of mind, this home features a new roof (2018), water heater (2019), and a brand-new dishwasher (Feb. 2025). The heating and cooling system has been updated with all new ducting and vent cleaning (Mar. 2025), while ceiling fans in the living room and bedrooms provide year-round comfort. For added convenience, a generator outlet hookup was installed in 2022. The property is fully fenced for privacy and includes thoughtful upgrades such as an insulated office ceiling, new screens on the front living room and master bedroom windows, a storage shed, and screen doors for both the front and side entrances. With so many upgrades already completed, this home is move-in ready and a great opportunity to enjoy the Simi Valley lifestyle.

21. 2026-01-23
    price $175,000 868-char remark

    Show marketing remark (868 chars)

    Welcome to this beautifully maintained 2-bedroom, 2-bathroom mobile home in the heart of Simi Valley. Offering both comfort and peace of mind, this home features a new roof (2018), water heater (2019), and a brand-new dishwasher (Feb. 2025). The heating and cooling system has been updated with all new ducting and vent cleaning (Mar. 2025), while ceiling fans in the living room and bedrooms provide year-round comfort. For added convenience, a generator outlet hookup was installed in 2022. The property is fully fenced for privacy and includes thoughtful upgrades such as an insulated office ceiling, new screens on the front living room and master bedroom windows, a storage shed, and screen doors for both the front and side entrances. With so many upgrades already completed, this home is move-in ready and a great opportunity to enjoy the Simi Valley lifestyle.

22. 2025-11-24
    price $199,000 868-char remark

    Show marketing remark (868 chars)

    Welcome to this beautifully maintained 2-bedroom, 2-bathroom mobile home in the heart of Simi Valley. Offering both comfort and peace of mind, this home features a new roof (2018), water heater (2019), and a brand-new dishwasher (Feb. 2025). The heating and cooling system has been updated with all new ducting and vent cleaning (Mar. 2025), while ceiling fans in the living room and bedrooms provide year-round comfort. For added convenience, a generator outlet hookup was installed in 2022. The property is fully fenced for privacy and includes thoughtful upgrades such as an insulated office ceiling, new screens on the front living room and master bedroom windows, a storage shed, and screen doors for both the front and side entrances. With so many upgrades already completed, this home is move-in ready and a great opportunity to enjoy the Simi Valley lifestyle.

23. 2025-08-14
    listed $234,000 Active 868-char remark

    Show marketing remark (868 chars)

    Welcome to this beautifully maintained 2-bedroom, 2-bathroom mobile home in the heart of Simi Valley. Offering both comfort and peace of mind, this home features a new roof (2018), water heater (2019), and a brand-new dishwasher (Feb. 2025). The heating and cooling system has been updated with all new ducting and vent cleaning (Mar. 2025), while ceiling fans in the living room and bedrooms provide year-round comfort. For added convenience, a generator outlet hookup was installed in 2022. The property is fully fenced for privacy and includes thoughtful upgrades such as an insulated office ceiling, new screens on the front living room and master bedroom windows, a storage shed, and screen doors for both the front and side entrances. With so many upgrades already completed, this home is move-in ready and a great opportunity to enjoy the Simi Valley lifestyle.

24. 2006-01-06
    historical
25. 2005-10-17
    listed
26. 2005-10-17
    listed $129,000

ⓘ 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 5/10 Major FEMA zone X · 47% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 8 d/yr ≥101°F today · 22 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: $40,883
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$3,271
• − Management: −$3,271
• − Depreciation: −$4,945
• Taxable income: $16,474
• Est. tax owed @ 24.0%: −$3,954
• After-tax cash flow: $14,246/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: Simi Valley Unified
• NCES district ID: 0636840
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $88,818
• Composite: 40.23/100
• National rank: #3773
• State rank: #170 of 517 in CA

Livability — Simi Valley

• Score: 63/100
• State rank: #456
• US rank: #15494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Simi Valley, CA
• County: Ventura County · 829,955 people
• City population: 128,600
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 55,066
• Household income: $125,098
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 1322.0

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 55% Hispanic / Latino 25% Two or more races 15% Asian 11% Black 2%
• Hispanic origin (detail): Mexican 17% Cuban 1%
• Common ancestry: Italian 5% Lithuanian 2% Slovak 2%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 75% English-only · Spanish 14% Other Indo-European 4% 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: ▼ -910.70%
• Current HPI: 297.7444
• Rent YoY: ▲ 5.22%
• 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

+31.8% since first listed

10 events — show timeline

• 2026-04-29 Price Changed $169,999 CSMAR
• 2026-04-27 Relisted — CSMAR
• 2026-04-20 Pending — CSMAR
• 2026-03-12 Contingent — CSMAR
• 2026-01-23 Price Changed $175,000 CSMAR
• 2025-11-24 Price Changed $199,000 CSMAR
• 2025-08-14 Listed $234,000 CSMAR
• 2006-01-06 Delisted — CRMLS
• 2005-10-17 Listed $129,000 CSMAR
• 2005-10-17 Listed — CRMLS

Property tax history

-0.4%/yr

Latest (2025): $211 · +1.2% YoY. Source: county tax records.