1550 Rory Ln #166 · Simi Valley, CA 93063

$180,000

3 bd · 2.0 ba · 1,106 sqft · Manufactured · 72 Days on market

Built 1973 2,516 sqft lot $163/sqft · at area comps Est $189k · 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 +9.7/15.0
• 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

Charming Mobile Home with Unique Yard and Exceptional Amenities in a Family-Friendly Community! Welcome to this well-maintained 2-bedroom, 2-bathroom mobile home, featuring a versatile addition (approximately 26.5' x 7.5') that can be used as a third bedroom, utility room, office, or flexible living space. New roof installed in early 2024, A/C and heating throughout. Refrigerator, washer, dryer included. Exterior Features: Enhanced security with exterior lighting and security camera. Community & Lifestyle: Located in a safe, peaceful, and family-oriented mobile home park, this property offers a welcoming environment ideal for all ages. The community features include: Swimming pool, Jacuzzi, Dry sauna, Clubhouse and recreation room, RV parking available through the park. This home offers the perfect blend of comfort, security, and outdoor charm--all within a warm, community-focused setting. A must-see opportunity!

Key facts

• 2,516 sq ft lot
• Community pool
• Built 1973

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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 rising fast (+5.2%/yr); 150 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 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 $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

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 $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1973 — 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: 1.90% ✓
• Cap rate: 16.03%
• Cash-on-cash: 34.77%
• DSCR: 2.55
• GRM: 4.4

CMA / ARV

• ARV (median comp): $189,300
• List price: $180,000
• Delta: -4.91%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5932 E Los Angeles Ave #27	0.10mi	3/2.0	1,120 (+1%)	23mo	$190,000	$170	74
1550 Rory Ln #103	0.17mi	2/2.0 (-1)	1,040 (-6%)	5mo	$210,600	$203	73
1550 Rory #80	0.20mi	3/2.0	952 (-14%)	1mo	$128,000	$134	66
6480 Katherine #75	0.67mi	2/2.0 (-1)	1,152 (+4%)	3mo	$168,000	$146	55
6079 Cedar St	0.56mi	3/2.0	1,248 (+13%)	5mo	$525,000	$421	48

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: 32.8%
• Equity multiple: 2.42×
• Total profit: $71,723
• Equity at exit: $26,839

10-year hold

• IRR: 41.0%
• Equity multiple: 5.29×
• Total profit: $216,011
• Equity at exit: $15,563

Cash invested: $50,400 (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: 4.4×

Monthly cashflow live

• Estimated rent: $3,423 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $1,461

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 52%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1930 Yosemite Ave Simi Valley, CA	1.0–3.0	1.0–2.0	850	$2,915	$3.43	1d	1	0.13mi
1700 Yosemite Ave Simi Valley, CA	1.0–3.0	1.0–2.0	850	$2,915	$3.43	1d	3	0.14mi
1830 Rory Ln Simi Valley, CA	2.0	2.5	1437	$3,288	$2.29	43d	1	0.26mi
2002 Calle La Sombra #1 Simi Valley, CA	2.0	1.0	803	$2,625	$3.27	43d	1	0.28mi
2010 Calle La Sombra Simi Valley, CA	2.0	1.0	834	$2,400	$2.88	43d	1	0.29mi
2013 Avenida Refugio #3 Simi Valley, CA	2.0	1.0	834	$2,550	$3.06	43d	1	0.31mi
5676 Bloomfield St Simi Valley, CA	4.0	2.0	1380	$8,500	$6.16	43d	1	0.33mi
2044 Avenida Vista Delmonte #2 Simi Valley, CA	2.0	1.0	834	$2,300	$2.76	16d	1	0.34mi
5505 Cochran St Simi Valley, CA	1.0–3.0	1.0–2.0	838	$3,469	$4.14	2d	19	0.94mi
2360 Archwood Ln #39 Simi Valley, CA	2.0	1.0	872	$2,675	$3.07	3d	1	0.98mi
5377 Cochran St Simi Valley, CA	1.0–3.0	1.0–2.0	881	$3,395	$3.85	43d	1	1.04mi
5065 Hidden Park Ct Simi Valley, CA	1.0–3.0	1.0–2.0	1004	$3,276	$3.26	2d	16	1.04mi
5333 Cochran St Simi Valley, CA	1.0–2.0	1.0–2.0	730	$2,750	$3.77	1d	2	1.07mi

Listing history 16 events

1. 2026-06-18
   days on market $180,000 Active 72 DOM
2. 2026-06-17
   days on market $180,000 Active 71 DOM
3. 2026-06-16
   days on market $180,000 Active 70 DOM
4. 2026-06-15
   days on market $180,000 Active 69 DOM
5. 2026-06-13
   days on market $180,000 Active 67 DOM
6. 2026-06-13
   days on market $180,000 Active 66 DOM
7. 2026-06-10
   days on market $180,000 Active 64 DOM
8. 2026-06-09
   days on market $180,000 Active 63 DOM
9. 2026-06-08
   days on market $180,000 Active 62 DOM
10. 2026-06-07
    days on market $180,000 Active 61 DOM
11. 2026-06-05
    days on market $180,000 Active 58 DOM
12. 2026-06-03
    days on market $180,000 Active 57 DOM
13. 2026-06-02
    days on market $180,000 Active 56 DOM
14. 2026-06-01
    days on market $180,000 Active 55 DOM
15. 2026-05-31
    days on market $180,000 Active 54 DOM
16. 2026-03-29
    listed $220,000 Active 931-char remark

    Show marketing remark (931 chars)

    Charming Mobile Home with Unique Yard and Exceptional Amenities in a Family-Friendly Community! Welcome to this well-maintained 2-bedroom, 2-bathroom mobile home, featuring a versatile addition (approximately 26.5' x 7.5') that can be used as a third bedroom, utility room, office, or flexible living space. New roof installed in early 2024, A/C and heating throughout. Refrigerator, washer, dryer included. Exterior Features: Enhanced security with exterior lighting and security camera. Community & Lifestyle: Located in a safe, peaceful, and family-oriented mobile home park, this property offers a welcoming environment ideal for all ages. The community features include: Swimming pool, Jacuzzi, Dry sauna, Clubhouse and recreation room, RV parking available through the park. This home offers the perfect blend of comfort, security, and outdoor charm--all within a warm, community-focused setting. A must-see opportunity!

ⓘ 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: $41,081
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$3,286
• − Management: −$3,286
• − Depreciation: −$5,236
• Taxable income: $15,589
• Est. tax owed @ 24.0%: −$3,741
• After-tax cash flow: $13,785/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

1 event — show timeline

• 2026-03-29 Listed $220,000 CSMAR

Property tax history

+17.2%/yr

Latest (2025): $127 · +1389.2% YoY. Source: county tax records.