195 Tierra Rejada Rd #55 · Simi Valley, CA 93065

$269,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 62 Days on market

Built 1972 2,493 sqft lot Est $310k · 13% 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 +27.6/30.0
• ARV discount +13.4/15.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lovely Friendly Village home is approx. 1440 sf. featuring 2 bedrooms, 2 bathrooms. As you step up to the front door you will notice the large porch area for simply relaxing and enjoy the serenity. As you enter the front door and into your bright and spacious living room area that is perfect for entertaining your friends and family. Continue around to your dining area, complete with built-in hutch and display cabinetry. The kitchen features white cabinets and appliances including refrigerator and stove, as well as a unique breakfast area. The entertainers family room has built-in shelving and a glass sliding door that leads to the enclosed patio area thats perfect for crafts and/or having that quiet cup of coffee in the morning. As you continue down the hallway, you will find your spacious secondary bedroom and hallway guest bath. You can relax when you enter your large Master bedroom with large mirrored sliding closets and ample space for the largest furniture. The Master bath features a single sink, pass thru closet, built-in linen drawers and a tub/shower. This home includes the Washer & Dryer in the laundry room. Outside you will find covered parking and a large storage shed. This home is located just steps from the Club House and Pool. This Senior Park features a beautiful pool, spa, club house, BBQ area, waterfall, lovely landscaping thought-out and offers activities year-round.

Key facts

• New carpet
• New flooring
• Peaceful setting

Tags

• PEACEFUL SETTING
• RESORT STYLE AMENITIES
• LARGE PICTURE WINDOWS
• NEW FLOORING
• FRESH INTERIOR PAINT
• NEW CARPET

Property features AI

Finance

• Other: Model: TBD; Make: TBD; Listed as updated/remodeled
• Financial info: Listing offers conventional and cash terms

Exterior

• Parking: 2-space carport; Driveway parking; No attached garage
• Security: Carbon monoxide detector(s)
• Utilities: Land leased month-to-month
• Home design: Single-story mobile home; Located in a senior community; Skirted with aluminum
• Construction: Built in 1972; Pier jacks and quake bracing foundation
• Exterior features: Covered, enclosed porch; Private heated pool; Private spa; Ground-level entry with steps; View

Interior

• Kitchen: Double oven
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 bathrooms (1 full, 1 three-quarter)
• Heating & cooling: Heating present
• Interior features: Chair railings; Wainscotting; Updated/remodeled condition
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $269k.

Deal economics

• At list price, monthly cash flow is $800 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $253k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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); Sinaloa Middle (math 28% / reading 47%, grade F, #166 of 498 statewide, top 34%, 775 students, 49% FRL); Royal High (math 17% / reading 42%, grade F, #750 of 1,170 statewide, top 66%, 1,973 students, 41% FRL) — zoned schools average 43% FRL vs 25% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 210 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,759 units permitted in Ventura County in 2024 (1,196 in 5+ unit buildings).
• This rent runs 34% of the median local income ($121k/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

• It's been on market 62 days — a 6% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $135k; list at $269k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.25% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.75%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $309,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
195 Tierra Rejada Rd #55	0.00mi	2/2.0	1,440 (0%)	1mo	$252,000	$175	99
195 Tierra Rejada Rd #116	0.09mi	2/2.0	1,440 (0%)	5mo	$174,900	$121	92
195 Tierra Rejada Rd #190	0.15mi	2/2.0	1,488 (+3%)	5mo	$130,000	$87	83
195 Tierra Rejada Rd #219	0.14mi	2/2.0	1,512 (+5%)	4mo	$340,000	$225	82
195 Tierra Rejada Rd #52	0.03mi	3/2.0 (+1)	1,344 (-7%)	3mo	$308,000	$229	80
195 Tierra Rejada Rd #91	0.07mi	3/2.0 (+1)	1,533 (+6%)	2mo	$330,000	$215	80
195 Tierra Rejada Rd #207	0.14mi	2/2.0	1,440 (0%)	22mo	$215,000	$149	75
195 Tierra Rejada Rd #156	0.12mi	2/2.0	1,560 (+8%)	9mo	$180,000	$115	73
195 Tierra Rejada Rd #1	0.20mi	3/2.0 (+1)	1,336 (-7%)	7mo	$348,000	$260	68
195 Tierra Rejada Rd #200	0.17mi	3/2.0 (+1)	1,550 (+8%)	10mo	$385,000	$248	66
195 Tierra Rejada Rd #208	0.15mi	2/2.0	1,568 (+9%)	16mo	$378,000	$241	65
195 Tierra Rejada Rd #171	0.17mi	2/2.0	1,248 (-13%)	11mo	$245,000	$196	61

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 · 0.61% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-490
• Equity at exit: $40,109

10-year hold

• IRR: 6.8%
• Equity multiple: 1.46×
• Total profit: $34,469
• Equity at exit: $23,258

Cash invested: $75,320 (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 93065

• Rents YoY: 0.6%
• Active inventory: 210
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,366 high
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$707
• Net cashflow: $800

Break-even live

Break-even rent $2,353

Max offer price $269,000

Occupancy floor 71%

Sensitivity live

Price	-10% $986	-5% $893	+0% $800	+5% $707	+10% $614
Rent	-10% $534	-5% $667	+0% $800	+5% $933	+10% $1,066
Rate	-1.0pp $935	-0.5pp $868	base $800	+0.5pp $730	+1.0pp $659

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1987 Ridgegate Ln Simi Valley, CA	1.0–3.0	1.0–2.0	867	$2,858	$3.30	3d	16	0.47mi
211 Red Brick Dr #3 Simi Valley, CA	3.0	2.5	1393	$3,800	$2.73	25d	1	0.66mi
140 Farmhouse Dr #3 Simi Valley, CA	3.0	2.5	1784	$4,299	$2.41	45d	1	0.71mi
1742 Woodloch Ln Simi Valley, CA	3.0	2.5	1550	$4,000	$2.58	45d	1	0.83mi
1108 Tivoli Ln #133 Simi Valley, CA	2.0	2.5	1164	$3,300	$2.84	45d	1	1.44mi
1109 Tivoli Ln Simi Valley, CA	2.0	2.5	1164	$3,000	$2.58	45d	1	1.44mi
1052 Hacienda Dr Unit A Simi Valley, CA	1.0	1.0	1000	$3,000	$3.00	45d	1	1.47mi

Listing history 7 events

1. 2026-05-19
   status Active
2. 2026-04-27
   historical Active Under Contract
3. 2026-03-25
   listed $269,000 Active
4. 2017-12-18
   soldstatus $135,250 Closed 1418-char remark

   Show marketing remark (1418 chars)

   This lovely Friendly Village home is approx. 1440 sf. featuring 2 bedrooms, 2 bathrooms. As you step up to the front door you will notice the large porch area for simply relaxing and enjoy the serenity. As you enter the front door and into your bright and spacious living room area that is perfect for entertaining your friends and family. Continue around to your dining area, complete with built-in hutch and display cabinetry. The kitchen features white cabinets and appliances including refrigerator and stove, as well as a unique breakfast area. The entertainers family room has built-in shelving and a glass sliding door that leads to the enclosed patio area thats perfect for crafts and/or having that quiet cup of coffee in the morning. As you continue down the hallway, you will find your spacious secondary bedroom and hallway guest bath. You can relax when you enter your large Master bedroom with large mirrored sliding closets and ample space for the largest furniture. The Master bath features a single sink, pass thru closet, built-in linen drawers and a tub/shower. This home includes the Washer & Dryer in the laundry room. Outside you will find covered parking and a large storage shed. This home is located just steps from the Club House and Pool. This Senior Park features a beautiful pool, spa, club house, BBQ area, waterfall, lovely landscaping thought-out and offers activities year-round.

5. 2017-12-18
   soldstatus $135,250 1418-char remark

   Show marketing remark (1418 chars)

   This lovely Friendly Village home is approx. 1440 sf. featuring 2 bedrooms, 2 bathrooms. As you step up to the front door you will notice the large porch area for simply relaxing and enjoy the serenity. As you enter the front door and into your bright and spacious living room area that is perfect for entertaining your friends and family. Continue around to your dining area, complete with built-in hutch and display cabinetry. The kitchen features white cabinets and appliances including refrigerator and stove, as well as a unique breakfast area. The entertainers family room has built-in shelving and a glass sliding door that leads to the enclosed patio area thats perfect for crafts and/or having that quiet cup of coffee in the morning. As you continue down the hallway, you will find your spacious secondary bedroom and hallway guest bath. You can relax when you enter your large Master bedroom with large mirrored sliding closets and ample space for the largest furniture. The Master bath features a single sink, pass thru closet, built-in linen drawers and a tub/shower. This home includes the Washer & Dryer in the laundry room. Outside you will find covered parking and a large storage shed. This home is located just steps from the Club House and Pool. This Senior Park features a beautiful pool, spa, club house, BBQ area, waterfall, lovely landscaping thought-out and offers activities year-round.

6. 2017-11-07
   status Pending 1418-char remark

   Show marketing remark (1418 chars)

   This lovely Friendly Village home is approx. 1440 sf. featuring 2 bedrooms, 2 bathrooms. As you step up to the front door you will notice the large porch area for simply relaxing and enjoy the serenity. As you enter the front door and into your bright and spacious living room area that is perfect for entertaining your friends and family. Continue around to your dining area, complete with built-in hutch and display cabinetry. The kitchen features white cabinets and appliances including refrigerator and stove, as well as a unique breakfast area. The entertainers family room has built-in shelving and a glass sliding door that leads to the enclosed patio area thats perfect for crafts and/or having that quiet cup of coffee in the morning. As you continue down the hallway, you will find your spacious secondary bedroom and hallway guest bath. You can relax when you enter your large Master bedroom with large mirrored sliding closets and ample space for the largest furniture. The Master bath features a single sink, pass thru closet, built-in linen drawers and a tub/shower. This home includes the Washer & Dryer in the laundry room. Outside you will find covered parking and a large storage shed. This home is located just steps from the Club House and Pool. This Senior Park features a beautiful pool, spa, club house, BBQ area, waterfall, lovely landscaping thought-out and offers activities year-round.

7. 2017-11-02
   listed $150,000 Active 1418-char remark

   Show marketing remark (1418 chars)

   This lovely Friendly Village home is approx. 1440 sf. featuring 2 bedrooms, 2 bathrooms. As you step up to the front door you will notice the large porch area for simply relaxing and enjoy the serenity. As you enter the front door and into your bright and spacious living room area that is perfect for entertaining your friends and family. Continue around to your dining area, complete with built-in hutch and display cabinetry. The kitchen features white cabinets and appliances including refrigerator and stove, as well as a unique breakfast area. The entertainers family room has built-in shelving and a glass sliding door that leads to the enclosed patio area thats perfect for crafts and/or having that quiet cup of coffee in the morning. As you continue down the hallway, you will find your spacious secondary bedroom and hallway guest bath. You can relax when you enter your large Master bedroom with large mirrored sliding closets and ample space for the largest furniture. The Master bath features a single sink, pass thru closet, built-in linen drawers and a tub/shower. This home includes the Washer & Dryer in the laundry room. Outside you will find covered parking and a large storage shed. This home is located just steps from the Club House and Pool. This Senior Park features a beautiful pool, spa, club house, BBQ area, waterfall, lovely landscaping thought-out and offers activities year-round.

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,390
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$3,231
• − Management: −$3,231
• − Depreciation: −$7,825
• Taxable income: $5,654
• Est. tax owed @ 24.0%: −$1,357
• After-tax cash flow: $8,243/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): 73,534
• Household income: $120,519
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 2456.0

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 0.59)
• Race & ethnicity: White 57% Hispanic / Latino 28% Two or more races 14% Asian 9% Black 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 5% Lithuanian 2% Romanian 2%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 74% English-only · Spanish 17% Other Indo-European 3% Other Asian/Pacific 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: ▼ -910.81%
• Current HPI: 285.0925
• Rent YoY: ▲ 0.61%
• 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

+79.3% since first listed

7 events — show timeline

• 2026-05-19 Relisted — CSMAR
• 2026-04-27 Contingent — CSMAR
• 2026-03-25 Listed $269,000 CSMAR
• 2017-12-18 Sold (MLS) $135,250 CSMAR
• 2017-12-18 Sold (MLS) $135,250 CRMLS
• 2017-11-07 Pending — CRMLS
• 2017-11-02 Listed $150,000 CRMLS