1550 Rory Ln #20 · Simi Valley, CA 93063

$152,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 47 Days on market

Built 1969 1,120 sqft lot $136/sqft · 13% below area Est $175k · 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 +30.0/30.0
• ARV discount +13.4/15.0
• 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 MLS

Submit MOTIVATED! Wonderful opportunity to buy in Simi Country Estates! Hurry this will not last. This home offers 2 big bedrooms and 2 bathrooms with 1120 sq ft. This home has big primary bedroom with en-suite, open floorpan, bonus room, big kitchen with lots of counter space, newer Vinyl flooring, central ac, indoor laundry room, big living room, good sized fenced in yard, carport and plenty of guest parking, community clubhouse with 2 pools and a spa, clubhouse with kitchen and billiards and close to shopping. So much to offer!

Key facts

• Central ac
• Open floorpan
• En-suite

Tags

• EN-SUITE
• OPEN FLOORPAN
• BONUS ROOM
• BIG KITCHEN
• CENTRAL AC
• INDOOR LAUNDRY ROOM

Property features AI

Finance

• Other: Located in Simi Country Estates; County: Ventura
• Financial info: Accepts Conventional, FHA, Cash, Cash to New Loan, or Submit offers
• HOA & community: Property is on leased land

Exterior

• Parking: 2-car carport
• Home design: Mobile home (Royal/Lancer, model Lancer); Approximately 20 ft wide by 56 ft long; Built in 1969
• Construction: Aluminum skirting
• Exterior features: Ground-level entry with steps; Private pool and spa; View

Interior

• Kitchen: Range hood
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present
• Interior features: Range hood; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $152k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $152k).
• Recommended offer: $147k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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 17d 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 $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 $43k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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: 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 $147,440 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.84% ✓
• Cap rate: 15.41%
• Cash-on-cash: 32.56%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (median comp): $175,000
• List price: $152,000
• Delta: -13.14%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1550 Rory Ln #103	0.05mi	2/2.0	1,040 (-7%)	5mo	$210,600	$203	82
6480 Katherine #75	0.48mi	2/2.0	1,152 (+3%)	3mo	$168,000	$146	71
5932 E Los Angeles Ave #27	0.22mi	3/2.0 (+1)	1,120 (0%)	23mo	$190,000	$170	66
1550 Rory #80	0.09mi	3/2.0 (+1)	952 (-15%)	1mo	$128,000	$134	65
6079 Cedar St	0.42mi	3/2.0 (+1)	1,248 (+11%)	5mo	$525,000	$421	52

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: 30.2%
• Equity multiple: 2.30×
• Total profit: $55,324
• Equity at exit: $22,664

10-year hold

• IRR: 38.7%
• Equity multiple: 5.00×
• Total profit: $170,408
• Equity at exit: $13,142

Cash invested: $42,560 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,791 high
• Mortgage (P&I): −$797
• Tax est. 1.5%: −$190 /mo · $2,280/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $1,155

Break-even live

Break-even rent $1,330

Max offer price $152,000

Occupancy floor 54%

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: $38,000
• Closing costs: $4,560
• 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	0.25mi
1930 Yosemite Ave Simi Valley, CA	1.0–3.0	1.0–2.0	850	$2,718	$3.20	2d	1	0.31mi
1700 Yosemite Ave Simi Valley, CA	1.0–3.0	1.0–2.0	850	$2,600	$3.06	2d	3	0.32mi
2013 Avenida Refugio #3 Simi Valley, CA	2.0	1.0	834	$2,550	$3.06	44d	1	0.37mi
2002 Calle La Sombra #1 Simi Valley, CA	2.0	1.0	803	$2,625	$3.27	44d	1	0.38mi
2010 Calle La Sombra Simi Valley, CA	2.0	1.0	834	$2,400	$2.88	44d	1	0.39mi
2044 Avenida Vista Delmonte #2 Simi Valley, CA	2.0	1.0	834	$2,300	$2.76	16d	1	0.42mi
5505 Cochran St Simi Valley, CA	1.0–3.0	1.0–2.0	838	$2,858	$3.41	3d	19	1.10mi
2360 Archwood Ln #39 Simi Valley, CA	2.0	1.0	872	$2,675	$3.07	3d	1	1.15mi
5377 Cochran St Simi Valley, CA	1.0–3.0	1.0–2.0	881	$2,795	$3.17	44d	1	1.20mi
5065 Hidden Park Ct Simi Valley, CA	1.0–3.0	1.0–2.0	1004	$2,687	$2.68	2d	16	1.22mi
5333 Cochran St Simi Valley, CA	1.0–2.0	1.0–2.0	730	$2,750	$3.77	2d	2	1.24mi

Listing history 25 events

1. 2026-06-18
   days on market $152,000 Active 47 DOM
2. 2026-06-17
   days on market $152,000 Active 46 DOM
3. 2026-06-16
   days on market $152,000 Active 45 DOM
4. 2026-06-15
   days on market $152,000 Active 44 DOM
5. 2026-06-13
   days on market $152,000 Active 42 DOM
6. 2026-06-13
   days on market $152,000 Active 41 DOM
7. 2026-06-10
   days on market $152,000 Active 39 DOM
8. 2026-06-09
   days on market $152,000 Active 38 DOM
9. 2026-06-08
   days on market $152,000 Active 37 DOM
10. 2026-06-07
    days on market $152,000 Active 36 DOM
11. 2026-06-05
    days on market $152,000 Active 33 DOM
12. 2026-06-03
    days on market $152,000 Active 32 DOM
13. 2026-06-02
    days on market $152,000 Active 31 DOM
14. 2026-06-01
    days on market $152,000 Active 30 DOM
15. 2026-05-31
    days on market $152,000 Active 29 DOM
16. 2026-05-02
    listed $152,000 Active 536-char remark
17. 2026-05-01
    historical 536-char remark

    Show marketing remark (536 chars)

    Submit MOTIVATED! Wonderful opportunity to buy in Simi Country Estates! Hurry this will not last. This home offers 2 big bedrooms and 2 bathrooms with 1120 sq ft. This home has big primary bedroom with en-suite, open floorpan, bonus room, big kitchen with lots of counter space, newer Vinyl flooring, central ac, indoor laundry room, big living room, good sized fenced in yard, carport and plenty of guest parking, community clubhouse with 2 pools and a spa, clubhouse with kitchen and billiards and close to shopping. So much to offer!

18. 2026-01-29
    price $153,000 536-char remark

    Show marketing remark (536 chars)

    Submit MOTIVATED! Wonderful opportunity to buy in Simi Country Estates! Hurry this will not last. This home offers 2 big bedrooms and 2 bathrooms with 1120 sq ft. This home has big primary bedroom with en-suite, open floorpan, bonus room, big kitchen with lots of counter space, newer Vinyl flooring, central ac, indoor laundry room, big living room, good sized fenced in yard, carport and plenty of guest parking, community clubhouse with 2 pools and a spa, clubhouse with kitchen and billiards and close to shopping. So much to offer!

19. 2025-12-15
    listed $170,000 Active 536-char remark

    Show marketing remark (536 chars)

    Submit MOTIVATED! Wonderful opportunity to buy in Simi Country Estates! Hurry this will not last. This home offers 2 big bedrooms and 2 bathrooms with 1120 sq ft. This home has big primary bedroom with en-suite, open floorpan, bonus room, big kitchen with lots of counter space, newer Vinyl flooring, central ac, indoor laundry room, big living room, good sized fenced in yard, carport and plenty of guest parking, community clubhouse with 2 pools and a spa, clubhouse with kitchen and billiards and close to shopping. So much to offer!

20. 2022-12-12
    soldstatus $145,000 Sold

    Show marketing remark (893 chars)

    Double wide + Addition in Simi Country Estates! Beautiful location with a majestic oak tree and views of the surrounding hills from the front porch. This unit has ample parking and the complex has a beautiful pool and spa. This space is so large it has room for small play yard, potting area and numerous storage sheds. The living room is spacious, light and bright. The formal dining room has built-ins. The kitchen has tons of counter space. The unit has it's own laundry room with additional storage. There is also a large addition! This is perfect for a home office, craft room, you name it! The master bedroom has its' own en-suite full bathroom which is really convenient. Don't miss the newer A/C unit! There is also a huge clubhouse with a kitchen, fireplace and pool table! Come enjoy a wonderful lifestyle in a great location near shopping, Starbucks and some great restaurants!

21. 2022-11-28
    historical Active Under Contract

    Show marketing remark (893 chars)

    Double wide + Addition in Simi Country Estates! Beautiful location with a majestic oak tree and views of the surrounding hills from the front porch. This unit has ample parking and the complex has a beautiful pool and spa. This space is so large it has room for small play yard, potting area and numerous storage sheds. The living room is spacious, light and bright. The formal dining room has built-ins. The kitchen has tons of counter space. The unit has it's own laundry room with additional storage. There is also a large addition! This is perfect for a home office, craft room, you name it! The master bedroom has its' own en-suite full bathroom which is really convenient. Don't miss the newer A/C unit! There is also a huge clubhouse with a kitchen, fireplace and pool table! Come enjoy a wonderful lifestyle in a great location near shopping, Starbucks and some great restaurants!

22. 2022-11-15
    price $164,900

    Show marketing remark (893 chars)

    Double wide + Addition in Simi Country Estates! Beautiful location with a majestic oak tree and views of the surrounding hills from the front porch. This unit has ample parking and the complex has a beautiful pool and spa. This space is so large it has room for small play yard, potting area and numerous storage sheds. The living room is spacious, light and bright. The formal dining room has built-ins. The kitchen has tons of counter space. The unit has it's own laundry room with additional storage. There is also a large addition! This is perfect for a home office, craft room, you name it! The master bedroom has its' own en-suite full bathroom which is really convenient. Don't miss the newer A/C unit! There is also a huge clubhouse with a kitchen, fireplace and pool table! Come enjoy a wonderful lifestyle in a great location near shopping, Starbucks and some great restaurants!

23. 2022-10-14
    listed $174,900 Active

    Show marketing remark (893 chars)

    Double wide + Addition in Simi Country Estates! Beautiful location with a majestic oak tree and views of the surrounding hills from the front porch. This unit has ample parking and the complex has a beautiful pool and spa. This space is so large it has room for small play yard, potting area and numerous storage sheds. The living room is spacious, light and bright. The formal dining room has built-ins. The kitchen has tons of counter space. The unit has it's own laundry room with additional storage. There is also a large addition! This is perfect for a home office, craft room, you name it! The master bedroom has its' own en-suite full bathroom which is really convenient. Don't miss the newer A/C unit! There is also a huge clubhouse with a kitchen, fireplace and pool table! Come enjoy a wonderful lifestyle in a great location near shopping, Starbucks and some great restaurants!

24. 2007-03-01
    historical
25. 2006-11-29
    listed $95,000

ⓘ 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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $33,495
• − Mortgage interest: −$8,514
• − Property taxes: −$2,280
• − Insurance: −$760
• − Repairs & maintenance: −$2,680
• − Management: −$2,680
• − Depreciation: −$4,422
• Taxable income: $12,160
• Est. tax owed @ 24.0%: −$2,918
• After-tax cash flow: $10,937/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

+60.0% since first listed

10 events — show timeline

• 2026-05-02 Listed $152,000 CSMAR
• 2026-05-01 Listing Removed — CSMAR
• 2026-01-29 Price Changed $153,000 CSMAR
• 2025-12-15 Listed $170,000 CSMAR
• 2022-12-12 Sold (MLS) $145,000 CSMAR
• 2022-11-28 Contingent — CSMAR
• 2022-11-15 Price Changed $164,900 CSMAR
• 2022-10-14 Listed $174,900 CSMAR
• 2007-03-01 Listing Removed — CRMLS
• 2006-11-29 Listed $95,000 CRMLS

Property tax history

+3.5%/yr

Latest (2025): $91 · +0.3% YoY. Source: county tax records.