1550 Rory Ln #184 · Simi Valley, CA 93063

$185,000

3 bd · 2.0 ba · 1,536 sqft · Manufactured · 37 Days on market

Built 1974 Fair condition 3,536 sqft lot $120/sqft · 6% above area Est $175k · 6% over

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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 +4.9/15.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

1550 Rory Lane #184 (Gunner Lane), East Simi ValleyFamily friendly park - Enjoy space, privacy, and a peaceful backdrop in this 24' x 64' three-bedroom home, manufactured in 1974, located in desirable East Simi Valley, backing up to a private park within Simi Country Mobile Home Estates. Space rent to a new buyer $1850 and buyers sign a three-year lease at that rate. The floor plan offers comfortable separation of living spaces, featuring a bright living room, a formal dining area, and a spacious kitchen with a central breakfast islanda'perfect for everyday living and casual entertaining. A private indoor laundry/mud room adds practicality and extra storage. The home is in original conditi

Key facts

• Spacious kitchen
• Bright living room
• Formal dining area

Tags

• PRIVATE PARK
• BRIGHT LIVING ROOM
• FORMAL DINING AREA
• SPACIOUS KITCHEN
• CENTRAL BREAKFAST ISLAND
• PRIVATE INDOOR LAUNDRY

Property features AI

Finance

• Other: Manager approval required for residency; Pets allowed with restrictions (size limit, breed restrictions, number limit; dogs OK)
• Financial info: Monthly land lease: $1,850 (park-provided amount)
• HOA & community: Located in Simi Country Mobile Home Estates (park); Community features include park and street lighting; Land lease applies (park-managed)

Exterior

• Parking: Covered parking; Tandem covered parking; Driveway parking; Attached carport; Two carport spaces (total 2 parking spaces)
• Security: Parking accessibility features
• Utilities: Public/district water; Public sewer; Sewer connected; Electricity available; Cable available; Underground utilities; Water available
• Home design: Mobile home (remains on site); Double-wide body type; Faces west; Single-story
• Construction: Frame and metal construction; Composition roof; Pillar/post/pier foundation; Year built information from public records
• Exterior features: Covered patio/deck; Awning; No pool; One shed; Lot is level/flat; Sprinklers not present; Park nearby; Street lighting in community

Interior

• Kitchen: Gas cooktop; Gas oven; Range/stove hood; Dishwasher; Refrigerator; Kitchen island; Formica counters
• Bedrooms: Single-level layout (one story)
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms; Master bath with double sinks; Soaking tub and separate shower features; Bathtub
• Heating & cooling: Central cooling; Forced air heating; Central furnace
• Interior features: Ceiling fan; Formica counters; Double-pane windows; Drapes/curtains; Deck entry
• Laundry & utility: Washer included; Dryer included; Washer hookup; Gas dryer hookup; Indoor laundry room (individual room)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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.
• Market conditions: Rents rising fast (+5.2%/yr); 150 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% 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 $6k 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 $52k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($179k) 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 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 $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.06% ✓
• Cap rate: 17.51%
• Cash-on-cash: 40.06%
• DSCR: 2.78
• GRM: 4.0

CMA / ARV

• ARV (median comp): $175,000
• List price: $185,000
• Delta: 5.71%
• 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 #266	0.02mi	3/2.0	1,560 (+2%)	13mo	$275,000	$176	86
1550 Rory Ln #215	0.08mi	3/2.0	1,344 (-12%)	0mo	$135,000	$100	75
1550 Rory #197	0.12mi	4/2.0 (+1)	1,500 (-2%)	22mo	$260,000	$173	67
1550 Rory Ln #70	0.10mi	3/2.0	1,344 (-12%)	11mo	$219,700	$163	65
1550 Rory Ln #101	0.05mi	3/2.0	1,344 (-12%)	15mo	$224,000	$167	64
6480 Katherine Rd #79	0.57mi	3/2.0	1,440 (-6%)	3mo	$170,000	$118	60
6480 Katherine St #109	0.57mi	3/2.0	1,440 (-6%)	6mo	$180,000	$125	58
1550 Rory Ln #76	0.09mi	3/2.0	1,344 (-12%)	20mo	$225,000	$167	58
1550 Rory Ln #68	0.11mi	3/2.0	1,344 (-12%)	23mo	$250,000	$186	55
6480 Katherine Rd #26	0.49mi	3/2.0	1,344 (-12%)	12mo	$284,999	$212	46
6480 Katherine Rd #135	0.63mi	2/2.0 (-1)	1,440 (-6%)	13mo	$183,000	$127	44

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: 38.9%
• Equity multiple: 2.72×
• Total profit: $88,911
• Equity at exit: $27,584

10-year hold

• IRR: 46.5%
• Equity multiple: 5.96×
• Total profit: $256,806
• Equity at exit: $15,995

Cash invested: $51,800 (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: 150
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $3,807 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$800
• Net cashflow: $1,729

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,857	-5% $1,793	+0% $1,729	+5% $1,665	+10% $1,601
Rent	-10% $1,429	-5% $1,579	+0% $1,729	+5% $1,880	+10% $2,030
Rate	-1.0pp $1,822	-0.5pp $1,776	base $1,729	+0.5pp $1,681	+1.0pp $1,633

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	15d	1	0.15mi
1930 Yosemite Ave Simi Valley, CA	1.0–3.0	1.0–2.0	850	$2,915	$3.43	2d	1	0.25mi
1830 Rory Ln Simi Valley, CA	2.0	2.5	1437	$3,288	$2.29	44d	1	0.26mi
1700 Yosemite Ave Simi Valley, CA	1.0–3.0	1.0–2.0	850	$2,915	$3.43	2d	3	0.27mi
1948 Rory Ln #4 Simi Valley, CA	3.0	2.5	1583	$3,900	$2.46	24d	1	0.30mi
5676 Bloomfield St Simi Valley, CA	4.0	2.0	1380	$8,500	$6.16	0d	1	0.46mi
5664 Bloomfield St Simi Valley, CA	4.0	2.0	1800	$9,998	$5.55	0d	1	0.47mi
911 Katherine Rd Simi Valley, CA	3.0	2.0	1501	$4,350	$2.90	44d	1	0.60mi
2163 Timberlane Ave Simi Valley, CA	4.0	2.0	1826	$4,300	$2.35	22d	1	0.65mi
1768 Grover Cir Simi Valley, CA	3.0	3.0	1982	$3,995	$2.02	24d	1	0.66mi
990 Alta Vista Rd Simi Valley, CA	3.0	3.5	1880	$5,200	$2.77	44d	1	0.72mi
5312 Diane St Simi Valley, CA	4.0	2.0	1812	$4,500	$2.48	44d	1	0.90mi
6769 Cowboy St Simi Valley, CA	3.0	2.5	1659	$4,300	$2.59	24d	1	0.92mi
6769 Cowboy St Simi Valley, CA	3.0	3.0	1659	$4,300	$2.59	4d	1	0.92mi
5727 Cochran St Simi Valley, CA	4.0	3.0	1976	$4,200	$2.13	44d	1	0.93mi
5505 Cochran St Simi Valley, CA	1.0–3.0	1.0–2.0	838	$3,469	$4.14	3d	19	1.07mi
5377 Cochran St Simi Valley, CA	1.0–3.0	1.0–2.0	881	$3,395	$3.85	44d	1	1.16mi
5065 Hidden Park Ct Simi Valley, CA	1.0–3.0	1.0–2.0	1004	$3,276	$3.26	3d	16	1.17mi

Listing history 18 events

1. 2026-06-18
   days on market $185,000 Active 37 DOM
2. 2026-06-17
   days on market $185,000 Active 36 DOM
3. 2026-06-16
   days on market $185,000 Active 35 DOM
4. 2026-06-15
   days on market $185,000 Active 34 DOM
5. 2026-06-13
   days on market $185,000 Active 32 DOM
6. 2026-06-13
   days on market $185,000 Active 31 DOM
7. 2026-06-10
   days on market $185,000 Active 29 DOM
8. 2026-06-09
   days on market $185,000 Active 28 DOM
9. 2026-06-08
   days on market $185,000 Active 27 DOM
10. 2026-06-07
    days on market $185,000 Active 26 DOM
11. 2026-06-05
    days on market $185,000 Active 23 DOM
12. 2026-06-03
    days on market $185,000 Active 22 DOM
13. 2026-06-02
    days on market $185,000 Active 21 DOM
14. 2026-06-01
    days on market $185,000 Active 20 DOM
15. 2026-05-31
    days on market $185,000 Active 19 DOM
16. 2026-05-12
    listed $185,000 Active 1628-char remark
17. 2026-01-31
    historical
18. 2026-01-09
    listed $185,000 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 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: $45,688
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$3,655
• − Management: −$3,655
• − Depreciation: −$5,382
• Taxable income: $18,933
• Est. tax owed @ 24.0%: −$4,544
• After-tax cash flow: $16,208/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to its kitchen and bathrooms, exterior siding, and interior walls to improve its condition and value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — outdated and worn
• Moderate exterior siding — moderate wear

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizes and increases appeal
• Both paint interior walls — enhances appearance and value
• Both repair and replace exterior siding — improves curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · outdated and worn	Moderate	$3,000–15,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizes and increases appeal ↑
• Both paint interior walls — enhances appearance and value ↑
• Both repair and replace exterior siding — improves curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

3 events — show timeline

• 2026-05-12 Listed $185,000 CRMLS
• 2026-01-31 Listing Removed — CRMLS
• 2026-01-09 Listed $185,000 CRMLS