6480 Katherine #62 · Simi Valley, CA 93063

$163,500

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 156 Days on market

Built 1976 3,319 sqft lot $122/sqft · 7% below area Est $175k · 7% under ↓ 16% 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 +10.5/15.0
• 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

FREE SPACE RENT FOR 6 MONTHS! SELLER WILL CREDIT BUYER FOR THE FIRST SIX MONTHS OF SPCE RENT! Welcome to 6480 Katherine Road #62. This beautiful, spacious, two-bedroom/two-bath home is turnkey and move-in ready. The centrally located kitchen features a gas range, dishwasher and corner sink with laminate flooring, white cabinetry, and tile countertops. Plush carpeting runs throughout the living room which provides gorgeous views of the Santa Susana Mountains and opens to the formal dining room with a built-in China cabinet. A breakfast bar connects the kitchen and family room which leads to a screened in porch that is great for both morning coffee and evening dinners. Each bedroom provides a walk-in closet and an en-suite bathroom. The primary-suite bathroom has a hand-held shower wand and large soaking tub along with double sinks. The secondary bathroom offers a large, newer, marble shower enclosure and is accessible from the laundry area, so it can be used as a guest bathroom. Storage is abundant with two sheds at the end of the carport, and this home also has a patio with pavers for outdoor dining. Many of the windows in this home have been upgraded to dual-paned vinyl windows. This highly desirable, family park offers a pool, spa, recreation room, and park-like setting. Come and see all that this home and community have to offer!

Key facts

• Screened in porch
• Large soaking tub
• Walk-in closet

Tags

• CENTRALLY LOCATED KITCHEN
• GAS RANGE
• SCREENED IN PORCH
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• LARGE SOAKING TUB

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $164k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $164k).
• Recommended offer: $144k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.4% 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; 8 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).
• This rent runs 35% 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $24k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $143,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 2.25% ✓
• Cap rate: 19.35%
• Cash-on-cash: 46.64%
• DSCR: 3.08
• GRM: 3.7

CMA / ARV

• ARV (median comp): $175,000
• List price: $163,500
• Delta: -6.57%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6480 Katherine Rd #26	0.02mi	3/2.0 (+1)	1,344 (0%)	12mo	$284,999	$212	84
6480 Katherine Rd #79	0.07mi	3/2.0 (+1)	1,440 (+7%)	3mo	$170,000	$118	78
6480 Katherine St #109	0.10mi	3/2.0 (+1)	1,440 (+7%)	6mo	$180,000	$125	74
6480 Katherine #75	0.03mi	2/2.0	1,152 (-14%)	3mo	$168,000	$146	73
6480 Katherine Rd #135	0.15mi	2/2.0	1,440 (+7%)	13mo	$183,000	$127	70
1550 Rory Ln #215	0.57mi	3/2.0 (+1)	1,344 (0%)	0mo	$135,000	$100	68
1550 Rory Ln #70	0.48mi	3/2.0 (+1)	1,344 (0%)	11mo	$219,700	$163	63
6079 Cedar St	0.38mi	3/2.0 (+1)	1,248 (-7%)	5mo	$525,000	$421	61
1550 Rory Ln #101	0.51mi	3/2.0 (+1)	1,344 (0%)	15mo	$224,000	$167	59
1550 Rory Ln #68	0.47mi	3/2.0 (+1)	1,344 (0%)	23mo	$250,000	$186	54
1550 Rory Ln #76	0.52mi	3/2.0 (+1)	1,344 (0%)	20mo	$225,000	$167	54

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: 46.4%
• Equity multiple: 3.08×
• Total profit: $95,291
• Equity at exit: $24,378

10-year hold

• IRR: 53.2%
• Equity multiple: 6.79×
• Total profit: $265,229
• Equity at exit: $14,136

Cash invested: $45,780 (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: 3.7×

Monthly cashflow live

• Estimated rent: $3,682 high
• Mortgage (P&I): −$857
• Tax est. 1.5%: −$204 /mo · $2,452/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$773
• Net cashflow: $1,779

Break-even live

Break-even rent $1,430

Max offer price $163,500

Occupancy floor 47%

Sensitivity live

Price	-10% $1,892	-5% $1,836	+0% $1,779	+5% $1,723	+10% $1,666
Rent	-10% $1,488	-5% $1,634	+0% $1,779	+5% $1,925	+10% $2,070
Rate	-1.0pp $1,862	-0.5pp $1,821	base $1,779	+0.5pp $1,737	+1.0pp $1,694

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: $40,875
• Closing costs: $4,905
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
911 Katherine Rd Simi Valley, CA	3.0	2.0	1501	$4,350	$2.90	44d	1	0.19mi
6769 Cowboy St Simi Valley, CA	3.0	2.5	1659	$4,300	$2.59	24d	1	0.52mi
6769 Cowboy St Simi Valley, CA	3.0	3.0	1659	$4,300	$2.59	4d	1	0.52mi
5960 Juniper Ct Simi Valley, CA	3.0	2.5	1602	$3,700	$2.31	15d	1	0.65mi
1830 Rory Ln Simi Valley, CA	2.0	2.5	1437	$3,288	$2.29	44d	1	0.65mi
1948 Rory Ln #4 Simi Valley, CA	3.0	2.5	1583	$3,900	$2.46	24d	1	0.67mi
1930 Yosemite Ave Simi Valley, CA	1.0–3.0	1.0–2.0	850	$2,718	$3.20	2d	1	0.78mi
1700 Yosemite Ave Simi Valley, CA	1.0–3.0	1.0–2.0	850	$2,600	$3.06	2d	3	0.80mi

Listing history 26 events

1. 2026-06-18
   days on market $163,500 Active 156 DOM
2. 2026-06-17
   days on market $163,500 Active 155 DOM
3. 2026-06-16
   days on market $163,500 Active 154 DOM
4. 2026-06-15
   days on market $163,500 Active 153 DOM
5. 2026-06-13
   days on market $163,500 Active 151 DOM
6. 2026-06-13
   days on market $163,500 Active 150 DOM
7. 2026-06-10
   days on market $163,500 Active 148 DOM
8. 2026-06-09
   days on market $163,500 Active 147 DOM
9. 2026-06-08
   pricedays on market $163,500 Active 146 DOM
10. 2026-06-07
    days on market $169,000 Active 145 DOM
11. 2026-06-05
    days on market $169,000 Active 142 DOM
12. 2026-06-03
    days on market $169,000 Active 141 DOM
13. 2026-06-02
    days on market $169,000 Active 140 DOM
14. 2026-06-01
    days on market $169,000 Active 139 DOM
15. 2026-05-31
    days on market $169,000 Active 138 DOM
16. 2026-05-17
    status Pending Sale 1356-char remark

    Show marketing remark (1356 chars)

    FREE SPACE RENT FOR 6 MONTHS! SELLER WILL CREDIT BUYER FOR THE FIRST SIX MONTHS OF SPCE RENT! Welcome to 6480 Katherine Road #62. This beautiful, spacious, two-bedroom/two-bath home is turnkey and move-in ready. The centrally located kitchen features a gas range, dishwasher and corner sink with laminate flooring, white cabinetry, and tile countertops. Plush carpeting runs throughout the living room which provides gorgeous views of the Santa Susana Mountains and opens to the formal dining room with a built-in China cabinet. A breakfast bar connects the kitchen and family room which leads to a screened in porch that is great for both morning coffee and evening dinners. Each bedroom provides a walk-in closet and an en-suite bathroom. The primary-suite bathroom has a hand-held shower wand and large soaking tub along with double sinks. The secondary bathroom offers a large, newer, marble shower enclosure and is accessible from the laundry area, so it can be used as a guest bathroom. Storage is abundant with two sheds at the end of the carport, and this home also has a patio with pavers for outdoor dining. Many of the windows in this home have been upgraded to dual-paned vinyl windows. This highly desirable, family park offers a pool, spa, recreation room, and park-like setting. Come and see all that this home and community have to offer!

17. 2026-05-12
    historical Active Under Contract 1356-char remark

    Show marketing remark (1356 chars)

    FREE SPACE RENT FOR 6 MONTHS! SELLER WILL CREDIT BUYER FOR THE FIRST SIX MONTHS OF SPCE RENT! Welcome to 6480 Katherine Road #62. This beautiful, spacious, two-bedroom/two-bath home is turnkey and move-in ready. The centrally located kitchen features a gas range, dishwasher and corner sink with laminate flooring, white cabinetry, and tile countertops. Plush carpeting runs throughout the living room which provides gorgeous views of the Santa Susana Mountains and opens to the formal dining room with a built-in China cabinet. A breakfast bar connects the kitchen and family room which leads to a screened in porch that is great for both morning coffee and evening dinners. Each bedroom provides a walk-in closet and an en-suite bathroom. The primary-suite bathroom has a hand-held shower wand and large soaking tub along with double sinks. The secondary bathroom offers a large, newer, marble shower enclosure and is accessible from the laundry area, so it can be used as a guest bathroom. Storage is abundant with two sheds at the end of the carport, and this home also has a patio with pavers for outdoor dining. Many of the windows in this home have been upgraded to dual-paned vinyl windows. This highly desirable, family park offers a pool, spa, recreation room, and park-like setting. Come and see all that this home and community have to offer!

18. 2026-05-04
    price $169,000 1356-char remark

    Show marketing remark (1356 chars)

    FREE SPACE RENT FOR 6 MONTHS! SELLER WILL CREDIT BUYER FOR THE FIRST SIX MONTHS OF SPCE RENT! Welcome to 6480 Katherine Road #62. This beautiful, spacious, two-bedroom/two-bath home is turnkey and move-in ready. The centrally located kitchen features a gas range, dishwasher and corner sink with laminate flooring, white cabinetry, and tile countertops. Plush carpeting runs throughout the living room which provides gorgeous views of the Santa Susana Mountains and opens to the formal dining room with a built-in China cabinet. A breakfast bar connects the kitchen and family room which leads to a screened in porch that is great for both morning coffee and evening dinners. Each bedroom provides a walk-in closet and an en-suite bathroom. The primary-suite bathroom has a hand-held shower wand and large soaking tub along with double sinks. The secondary bathroom offers a large, newer, marble shower enclosure and is accessible from the laundry area, so it can be used as a guest bathroom. Storage is abundant with two sheds at the end of the carport, and this home also has a patio with pavers for outdoor dining. Many of the windows in this home have been upgraded to dual-paned vinyl windows. This highly desirable, family park offers a pool, spa, recreation room, and park-like setting. Come and see all that this home and community have to offer!

19. 2026-04-22
    price $159,000 1356-char remark

    Show marketing remark (1356 chars)

    FREE SPACE RENT FOR 6 MONTHS! SELLER WILL CREDIT BUYER FOR THE FIRST SIX MONTHS OF SPCE RENT! Welcome to 6480 Katherine Road #62. This beautiful, spacious, two-bedroom/two-bath home is turnkey and move-in ready. The centrally located kitchen features a gas range, dishwasher and corner sink with laminate flooring, white cabinetry, and tile countertops. Plush carpeting runs throughout the living room which provides gorgeous views of the Santa Susana Mountains and opens to the formal dining room with a built-in China cabinet. A breakfast bar connects the kitchen and family room which leads to a screened in porch that is great for both morning coffee and evening dinners. Each bedroom provides a walk-in closet and an en-suite bathroom. The primary-suite bathroom has a hand-held shower wand and large soaking tub along with double sinks. The secondary bathroom offers a large, newer, marble shower enclosure and is accessible from the laundry area, so it can be used as a guest bathroom. Storage is abundant with two sheds at the end of the carport, and this home also has a patio with pavers for outdoor dining. Many of the windows in this home have been upgraded to dual-paned vinyl windows. This highly desirable, family park offers a pool, spa, recreation room, and park-like setting. Come and see all that this home and community have to offer!

20. 2026-04-02
    price $165,000 1356-char remark

    Show marketing remark (1356 chars)

    FREE SPACE RENT FOR 6 MONTHS! SELLER WILL CREDIT BUYER FOR THE FIRST SIX MONTHS OF SPCE RENT! Welcome to 6480 Katherine Road #62. This beautiful, spacious, two-bedroom/two-bath home is turnkey and move-in ready. The centrally located kitchen features a gas range, dishwasher and corner sink with laminate flooring, white cabinetry, and tile countertops. Plush carpeting runs throughout the living room which provides gorgeous views of the Santa Susana Mountains and opens to the formal dining room with a built-in China cabinet. A breakfast bar connects the kitchen and family room which leads to a screened in porch that is great for both morning coffee and evening dinners. Each bedroom provides a walk-in closet and an en-suite bathroom. The primary-suite bathroom has a hand-held shower wand and large soaking tub along with double sinks. The secondary bathroom offers a large, newer, marble shower enclosure and is accessible from the laundry area, so it can be used as a guest bathroom. Storage is abundant with two sheds at the end of the carport, and this home also has a patio with pavers for outdoor dining. Many of the windows in this home have been upgraded to dual-paned vinyl windows. This highly desirable, family park offers a pool, spa, recreation room, and park-like setting. Come and see all that this home and community have to offer!

21. 2026-02-10
    price $175,000 1356-char remark

    Show marketing remark (1356 chars)

    FREE SPACE RENT FOR 6 MONTHS! SELLER WILL CREDIT BUYER FOR THE FIRST SIX MONTHS OF SPCE RENT! Welcome to 6480 Katherine Road #62. This beautiful, spacious, two-bedroom/two-bath home is turnkey and move-in ready. The centrally located kitchen features a gas range, dishwasher and corner sink with laminate flooring, white cabinetry, and tile countertops. Plush carpeting runs throughout the living room which provides gorgeous views of the Santa Susana Mountains and opens to the formal dining room with a built-in China cabinet. A breakfast bar connects the kitchen and family room which leads to a screened in porch that is great for both morning coffee and evening dinners. Each bedroom provides a walk-in closet and an en-suite bathroom. The primary-suite bathroom has a hand-held shower wand and large soaking tub along with double sinks. The secondary bathroom offers a large, newer, marble shower enclosure and is accessible from the laundry area, so it can be used as a guest bathroom. Storage is abundant with two sheds at the end of the carport, and this home also has a patio with pavers for outdoor dining. Many of the windows in this home have been upgraded to dual-paned vinyl windows. This highly desirable, family park offers a pool, spa, recreation room, and park-like setting. Come and see all that this home and community have to offer!

22. 2026-01-08
    listed $187,000 Active 1356-char remark

    Show marketing remark (1356 chars)

    FREE SPACE RENT FOR 6 MONTHS! SELLER WILL CREDIT BUYER FOR THE FIRST SIX MONTHS OF SPCE RENT! Welcome to 6480 Katherine Road #62. This beautiful, spacious, two-bedroom/two-bath home is turnkey and move-in ready. The centrally located kitchen features a gas range, dishwasher and corner sink with laminate flooring, white cabinetry, and tile countertops. Plush carpeting runs throughout the living room which provides gorgeous views of the Santa Susana Mountains and opens to the formal dining room with a built-in China cabinet. A breakfast bar connects the kitchen and family room which leads to a screened in porch that is great for both morning coffee and evening dinners. Each bedroom provides a walk-in closet and an en-suite bathroom. The primary-suite bathroom has a hand-held shower wand and large soaking tub along with double sinks. The secondary bathroom offers a large, newer, marble shower enclosure and is accessible from the laundry area, so it can be used as a guest bathroom. Storage is abundant with two sheds at the end of the carport, and this home also has a patio with pavers for outdoor dining. Many of the windows in this home have been upgraded to dual-paned vinyl windows. This highly desirable, family park offers a pool, spa, recreation room, and park-like setting. Come and see all that this home and community have to offer!

23. 2024-09-11
    soldstatus $185,000 Sold 1542-char remark

    Show marketing remark (1542 chars)

    Welcome to 6486 Katherine #62 . .. This adorable, spacious 2 bedroom 2 bathroom home is waiting for you to call it home. The spacious living room offers lovely views of the Santa Susana hills and is open to the formal dining space with a built-in hutch. The central kitchen offers a gas range, dishwasher, corner sink with an additional view of the hills, plenty of storage and counter space, a breakfast bar area that opens to the family room that offers plenty of storage and a slider to the screened in patio. Both bedrooms offer walk-in closets and ensuite bathrooms each offering something special. The main suite bathroom offers dual vanities, a unique soaking tub with a hand-held shower head, dressing area and lots of storage. The other ensuite bath offers a large newer stall marble shower, spacious counter top, plenty of storage and offers dual access allowing it to serve as a guest bath as well. The service porch/laundry room provides access to the guest bath, leads to the covered parking area and offers additional storage. The screened in patio brings the inside out and the outside in and opens to the cute back patio. .. perfect for enjoying your morning cup of coffee, a friendly bbq gathering or a nice glass of wine in the evening. Most of the windows in this home have been upgraded to dual pane windows. There are 2 sheds and central HVAC. This wonderful, highly desirable family park offers a pool, spa, rec room and park like atmosphere. This home and park have so much to offer. Don't miss this great opportunity.

24. 2024-09-05
    status Pending 1542-char remark

    Show marketing remark (1542 chars)

    Welcome to 6486 Katherine #62 . .. This adorable, spacious 2 bedroom 2 bathroom home is waiting for you to call it home. The spacious living room offers lovely views of the Santa Susana hills and is open to the formal dining space with a built-in hutch. The central kitchen offers a gas range, dishwasher, corner sink with an additional view of the hills, plenty of storage and counter space, a breakfast bar area that opens to the family room that offers plenty of storage and a slider to the screened in patio. Both bedrooms offer walk-in closets and ensuite bathrooms each offering something special. The main suite bathroom offers dual vanities, a unique soaking tub with a hand-held shower head, dressing area and lots of storage. The other ensuite bath offers a large newer stall marble shower, spacious counter top, plenty of storage and offers dual access allowing it to serve as a guest bath as well. The service porch/laundry room provides access to the guest bath, leads to the covered parking area and offers additional storage. The screened in patio brings the inside out and the outside in and opens to the cute back patio. .. perfect for enjoying your morning cup of coffee, a friendly bbq gathering or a nice glass of wine in the evening. Most of the windows in this home have been upgraded to dual pane windows. There are 2 sheds and central HVAC. This wonderful, highly desirable family park offers a pool, spa, rec room and park like atmosphere. This home and park have so much to offer. Don't miss this great opportunity.

25. 2024-08-15
    historical Active Under Contract 1542-char remark

    Show marketing remark (1542 chars)

    Welcome to 6486 Katherine #62 . .. This adorable, spacious 2 bedroom 2 bathroom home is waiting for you to call it home. The spacious living room offers lovely views of the Santa Susana hills and is open to the formal dining space with a built-in hutch. The central kitchen offers a gas range, dishwasher, corner sink with an additional view of the hills, plenty of storage and counter space, a breakfast bar area that opens to the family room that offers plenty of storage and a slider to the screened in patio. Both bedrooms offer walk-in closets and ensuite bathrooms each offering something special. The main suite bathroom offers dual vanities, a unique soaking tub with a hand-held shower head, dressing area and lots of storage. The other ensuite bath offers a large newer stall marble shower, spacious counter top, plenty of storage and offers dual access allowing it to serve as a guest bath as well. The service porch/laundry room provides access to the guest bath, leads to the covered parking area and offers additional storage. The screened in patio brings the inside out and the outside in and opens to the cute back patio. .. perfect for enjoying your morning cup of coffee, a friendly bbq gathering or a nice glass of wine in the evening. Most of the windows in this home have been upgraded to dual pane windows. There are 2 sheds and central HVAC. This wonderful, highly desirable family park offers a pool, spa, rec room and park like atmosphere. This home and park have so much to offer. Don't miss this great opportunity.

26. 2024-07-19
    listed $200,000 Active 1542-char remark

    Show marketing remark (1542 chars)

    Welcome to 6486 Katherine #62 . .. This adorable, spacious 2 bedroom 2 bathroom home is waiting for you to call it home. The spacious living room offers lovely views of the Santa Susana hills and is open to the formal dining space with a built-in hutch. The central kitchen offers a gas range, dishwasher, corner sink with an additional view of the hills, plenty of storage and counter space, a breakfast bar area that opens to the family room that offers plenty of storage and a slider to the screened in patio. Both bedrooms offer walk-in closets and ensuite bathrooms each offering something special. The main suite bathroom offers dual vanities, a unique soaking tub with a hand-held shower head, dressing area and lots of storage. The other ensuite bath offers a large newer stall marble shower, spacious counter top, plenty of storage and offers dual access allowing it to serve as a guest bath as well. The service porch/laundry room provides access to the guest bath, leads to the covered parking area and offers additional storage. The screened in patio brings the inside out and the outside in and opens to the cute back patio. .. perfect for enjoying your morning cup of coffee, a friendly bbq gathering or a nice glass of wine in the evening. Most of the windows in this home have been upgraded to dual pane windows. There are 2 sheds and central HVAC. This wonderful, highly desirable family park offers a pool, spa, rec room and park like atmosphere. This home and park have so much to offer. Don't miss this great 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 (unshaded) · 67% 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: $44,190
• − Mortgage interest: −$9,159
• − Property taxes: −$2,452
• − Insurance: −$818
• − Repairs & maintenance: −$3,535
• − Management: −$3,535
• − Depreciation: −$4,756
• Taxable income: $19,935
• Est. tax owed @ 24.0%: −$4,784
• After-tax cash flow: $16,567/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

-15.5% since first listed

11 events — show timeline

• 2026-05-17 Pending — CRMLS
• 2026-05-12 Contingent — CRMLS
• 2026-05-04 Price Changed $169,000 CRMLS
• 2026-04-22 Price Changed $159,000 CRMLS
• 2026-04-02 Price Changed $165,000 CRMLS
• 2026-02-10 Price Changed $175,000 CRMLS
• 2026-01-08 Listed $187,000 CRMLS
• 2024-09-11 Sold (MLS) $185,000 CSMAR
• 2024-09-05 Pending — CSMAR
• 2024-08-15 Contingent — CSMAR
• 2024-07-19 Listed $200,000 CSMAR

Property tax history

+2.1%/yr

Latest (2025): $225 · +86.5% YoY. Source: county tax records.