1550 Rory Ln #133 · Simi Valley, CA 93063

$144,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 31 Days on market

Built 2006 2,500 sqft lot Est $190k · 24% under ↓ 18% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to 1550 Rory Ln #133. Located in the heart of Simi Valley, this charming 2-bedroom, 2-bath mobile home offers 1,120 sq ft of comfortable living space with fresh updates throughout. Step inside to find brand-new carpet and fresh interior paint, creating a clean and inviting feel from the moment you enter. The functional layout provides spacious living areas, comfortable bedrooms, and plenty of natural light. Refrigerator, washer, dryer included. 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 a

Key facts

• Clubhouse
• Rv parking
• Recreation room

Tags

• SWIMMING POOL
• JACUZZI
• DRY SAUNA
• CLUBHOUSE
• RECREATION ROOM
• RV PARKING

Property features AI

Finance

• Other: Park setting in a valley and mountainous community; Manager approval required for park residency
• HOA & community: Land lease for the park; Land lease amount: $1,850 (park)

Exterior

• Parking: Located in Simi Country Estates (park name)
• Utilities: Public sewer; District/public water; Cable available
• Home design: Single-story mobile home; Entry level: 1; Mobile home remains on property
• Construction: Mobile width: 10 ft; Mobile length: 56 ft; Year built source: public records
• Exterior features: Community pool

Interior

• Kitchen: Convection oven; Gas oven; Dishwasher
• Bedrooms: All bedrooms on main level; Walk-in closet
• Flooring: Tile; Carpet
• Bathrooms: 2 full bathrooms; Shower
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: High ceilings (9 feet+); One-level home; Front entry; Community spa
• Laundry & utility: Washer included; Dryer included; In-home laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $144k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $144k).
• Recommended offer: $140k (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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $996 of loan paydown is wiped out by about $4k 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 $40k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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.

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 $139,680 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
4. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
5. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
6. 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.
7. 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.
8. 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: 1.93% ✓
• Cap rate: 17.47%
• Cash-on-cash: 39.91%
• DSCR: 2.78
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $190,400
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1550 Rory Ln #103	0.16mi	2/2.0	1,040 (-7%)	5mo	$210,600	$203	77
5932 E Los Angeles Ave #27	0.04mi	3/2.0 (+1)	1,120 (0%)	23mo	$190,000	$170	74
6480 Katherine #75	0.66mi	2/2.0	1,152 (+3%)	3mo	$168,000	$146	62
1550 Rory #80	0.17mi	3/2.0 (+1)	952 (-15%)	1mo	$128,000	$134	61
6079 Cedar St	0.59mi	3/2.0 (+1)	1,248 (+11%)	5mo	$525,000	$421	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: 38.6%
• Equity multiple: 2.70×
• Total profit: $68,380
• Equity at exit: $21,471

10-year hold

• IRR: 46.1%
• Equity multiple: 5.88×
• Total profit: $196,586
• Equity at exit: $12,450

Cash invested: $40,320 (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 93063

• Rents YoY: 5.2%
• Active inventory: 150
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,778 high
• Mortgage (P&I): −$755
• Tax from tax record: −$38 /mo · $462/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $1,341

Break-even live

Break-even rent $1,081

Max offer price $144,000

Occupancy floor 47%

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1830 Rory Ln Simi Valley, CA	2.0	2.5	1437	$3,288	$2.29	44d	1	0.17mi
1700 Yosemite Ave Simi Valley, CA	1.0–3.0	1.0–2.0	850	$2,600	$3.06	1d	3	0.18mi
1930 Yosemite Ave Simi Valley, CA	1.0–3.0	1.0–2.0	850	$2,718	$3.20	1d	1	0.20mi
2002 Calle La Sombra #1 Simi Valley, CA	2.0	1.0	803	$2,625	$3.27	44d	1	0.21mi
2013 Avenida Refugio #3 Simi Valley, CA	2.0	1.0	834	$2,550	$3.06	44d	1	0.22mi
2010 Calle La Sombra Simi Valley, CA	2.0	1.0	834	$2,400	$2.88	44d	1	0.23mi
2044 Avenida Vista Delmonte #2 Simi Valley, CA	2.0	1.0	834	$2,300	$2.76	16d	1	0.27mi
5505 Cochran St Simi Valley, CA	1.0–3.0	1.0–2.0	838	$2,858	$3.41	2d	19	0.92mi
2360 Archwood Ln #39 Simi Valley, CA	2.0	1.0	872	$2,675	$3.07	3d	1	0.97mi
5377 Cochran St Simi Valley, CA	1.0–3.0	1.0–2.0	881	$2,795	$3.17	44d	1	1.03mi
5333 Cochran St Simi Valley, CA	1.0–2.0	1.0–2.0	730	$2,750	$3.77	1d	2	1.06mi
5065 Hidden Park Ct Simi Valley, CA	1.0–3.0	1.0–2.0	1004	$2,687	$2.68	2d	16	1.09mi

Listing history 18 events

1. 2026-06-18
   days on market $144,000 Active 31 DOM
2. 2026-06-17
   days on market $144,000 Active 30 DOM
3. 2026-06-16
   days on market $144,000 Active 29 DOM
4. 2026-06-15
   days on market $144,000 Active 28 DOM
5. 2026-06-13
   days on market $144,000 Active 26 DOM
6. 2026-06-13
   days on market $144,000 Active 25 DOM
7. 2026-06-10
   days on market $144,000 Active 23 DOM
8. 2026-06-09
   days on market $144,000 Active 22 DOM
9. 2026-06-08
   days on market $144,000 Active 21 DOM
10. 2026-06-07
    days on market $144,000 Active 20 DOM
11. 2026-06-05
    days on market $144,000 Active 17 DOM
12. 2026-06-03
    days on market $144,000 Active 16 DOM
13. 2026-06-02
    days on market $144,000 Active 15 DOM
14. 2026-06-01
    days on market $144,000 Active 14 DOM
15. 2026-05-31
    days on market $144,000 Active 13 DOM
16. 2026-05-18
    listed $144,000 Active
17. 2012-03-29
    historical Hold
18. 2011-06-22
    listed $175,000 Active

ⓘ 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: $462 · $38/mo
• Projected year-2 tax: $1,094 · $91/mo
• Expected delta: +$633/yr (+$53/mo · 137.1%)

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

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: $33,338
• − Mortgage interest: −$8,066
• − Property taxes: −$462
• − Insurance: −$720
• − Repairs & maintenance: −$2,667
• − Management: −$2,667
• − Depreciation: −$4,189
• Taxable income: $14,567
• Est. tax owed @ 24.0%: −$3,496
• After-tax cash flow: $12,597/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

-17.7% since first listed

3 events — show timeline

• 2026-05-18 Listed $144,000 CRMLS
• 2012-03-29 Delisted — CRMLS
• 2011-06-22 Listed $175,000 CRMLS

Property tax history

-6.9%/yr

Latest (2025): $462 · +4.3% YoY. Source: county tax records.