1163 Sycamore Dr · Simi Valley, CA 93065

$699,900

4 bd · 3.0 ba · 1,580 sqft · SingleFamily public records · 30 Days on market

Built 1964 6,098 sqft lot $443/sqft · 13% below area Est $801k · 13% under

---

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 +16.7/30.0
• ARV discount +13.2/15.0
• DSCR +5.2/10.0
• Schools +4.0/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

in the Heart of Simi Valley. Discover the perfect canvas for your dream home at 1163 Sycamore Drive. This spacious 4-bedroom, 2-bathroom residence in Central Simi offers a rare blend of functional design and 'retro-cool' charm. The highly sought-after floor plan features a convenient downstairs bedroom and bathroom with a walk-in shower--an ideal setup for guests, a home office, or multi-generational living. The light-filled living spaces are just waiting for a modern touch to bring out their full potential. Outside, the property boasts excellent curb appeal with a large driveway and ample space for potential RV parking. Whether you're a first-time buyer or a savvy renovator, this home is '

Key facts

• Large driveway
• Potential rv parking
• Walk-in shower

Tags

• DOWNSTAIRS BEDROOM
• DOWNSTAIRS BATHROOM
• WALK-IN SHOWER
• LARGE DRIVEWAY
• POTENTIAL RV PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $700k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $587k (16.1% below list).
• Recommended offer: $587k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• Market conditions: Rents flat; 212 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $5,873/mo this rent would consume 58% of the median local household income ($121k/yr) (locally 2456% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k 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 30 days — a 2% lower offer ($689k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $97k; list at $700k implies a 622% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $587,319 (16.1% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.84% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

• ARV (median comp): $801,097
• List price: $699,900
• Delta: -12.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2613 Hollister St	0.38mi	4/2.0	1,638 (+4%)	1mo	$710,000	$433	72
2135 Elizondo Ave	0.55mi	4/2.0	1,580 (0%)	1mo	$811,000	$513	70
2783 Fallon Cir	0.42mi	5/2.0 (+1)	1,596 (+1%)	3mo	$810,000	$508	67
2339 Dusan St	0.32mi	3/2.5 (-1)	1,679 (+6%)	2mo	$915,000	$545	66
2165 Malcolm St	0.62mi	4/2.0	1,580 (0%)	3mo	$837,000	$530	65
2206 Rosemary St	0.41mi	4/2.0	1,703 (+8%)	1mo	$790,000	$464	63
2968 Royal Ave	0.62mi	4/2.5	1,526 (-3%)	2mo	$750,000	$491	62
2407 Elizondo Ave	0.36mi	3/2.0 (-1)	1,403 (-11%)	3mo	$812,000	$579	53
1091 Vallejo Ave	0.62mi	4/2.0	1,708 (+8%)	2mo	$865,000	$506	52
1135 Donner Ave	0.66mi	3/2.0 (-1)	1,534 (-3%)	4mo	$900,000	$587	52
1558 Ysrella Ave	0.61mi	5/2.5 (+1)	1,725 (+9%)	3mo	$865,000	$501	46
969 Roldan Ave	0.73mi	4/2.5	1,756 (+11%)	3mo	$815,000	$464	43

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: -14.5%
• Equity multiple: 0.49×
• Total profit: $-99,478
• Equity at exit: $104,357

10-year hold

• IRR: -9.7%
• Equity multiple: 0.46×
• Total profit: $-105,715
• Equity at exit: $60,515

Cash invested: $195,972 (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: 212
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $5,873 high
• Mortgage (P&I): −$3,670
• Tax from tax record: −$238 /mo · $2,852/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,233
• Net cashflow: $440

Break-even live

Break-even rent $5,316

Max offer price $699,900

Occupancy floor 88%

Sensitivity live

Price	-10% $836	-5% $638	+0% $440	+5% $242	+10% $44
Rent	-10% $-24	-5% $208	+0% $440	+5% $672	+10% $904
Rate	-1.0pp $793	-0.5pp $618	base $440	+0.5pp $259	+1.0pp $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: $174,975
• Closing costs: $20,997
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2433 Hansen Ct Simi Valley, CA	4.0	2.5	1800	$7,500	$4.17	1d	1	0.09mi
1295 Harold Ave Simi Valley, CA	4.0	3.0	1800	$7,990	$4.44	3d	1	0.19mi
880 Ashford St Simi Valley, CA	3.0	2.0	1363	$3,800	$2.79	44d	1	0.33mi
2206 Stinson St Simi Valley, CA	3.0	2.0	1500	$5,000	$3.33	1d	1	0.42mi
1692 Sycamore Dr Simi Valley, CA	1.0–3.0	1.0–2.0	947	$3,739	$3.95	2d	14	0.59mi
1687 Kane Ave Simi Valley, CA	4.0	2.0	1688	$4,400	$2.61	44d	1	0.68mi
1965 Fitzgerald Rd Simi Valley, CA	4.0	2.0	1608	$3,950	$2.46	44d	1	0.70mi
2087 Rhoda St Simi Valley, CA	4.0	2.0	1580	$4,200	$2.66	24d	1	0.72mi
2250 Magnolia St Simi Valley, CA	3.0	2.0	1200	$7,000	$5.83	24d	1	1.15mi
1854 Gaviota Ct Simi Valley, CA	4.0	2.0	1450	$9,000	$6.21	44d	1	1.25mi
1157 Hudspeth St Simi Valley, CA	4.0	1.5	1248	$4,500	$3.61	24d	1	1.25mi

Listing history 8 events

1. 2026-06-19
   statusdays on market $699,900 Pending 30 DOM
2. 2026-06-05
   days on market $699,900 Active 29 DOM
3. 2026-06-03
   days on market $699,900 Active 28 DOM
4. 2026-06-02
   days on market $699,900 Active 27 DOM
5. 2026-06-01
   days on market $699,900 Active 26 DOM
6. 2026-05-31
   days on market $699,900 Active 25 DOM
7. 2026-05-06
   listed $750,000 Active 837-char remark
8. 1985-01-22
   soldstatus $97,000

ⓘ 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: $2,852 · $238/mo
• Projected year-2 tax: $5,319 · $443/mo
• Expected delta: +$2,467/yr (+$206/mo · 86.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥101°F today · 21 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: $70,478
• − Mortgage interest: −$39,205
• − Property taxes: −$2,852
• − Insurance: −$3,500
• − Repairs & maintenance: −$5,638
• − Management: −$5,638
• − Depreciation: −$20,361
• Taxable loss: −$6,716
• Est. tax savings @ 24.0%: +$1,612
• After-tax cash flow: $6,894/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

+621.5% since first listed

3 events — show timeline

• 2026-05-28 Price Changed $699,900 CSMAR
• 2026-05-20 Price Changed $725,000 CSMAR
• 1985-01-22 Sold (Public Records) $97,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,852 · +1.2% YoY. Source: county tax records.