1550 Rory Lane Space 261 · Simi Valley, CA 93063

$199,999

2 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 37 Days on market

Built 1997 1,512 sqft lot $132/sqft · 14% above area Est $175k · 14% over $1850/mo HOA · 53% of rent ↓ 9% since listing

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Why this score? — see what drove the F 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).

• 1% rule +10.0/10.0
• Cash flow +5.1/30.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

PRICE REDUCED TO $199,999! Exceptional value in Simi Country Estates!Located in the desirable Simi Country Mobile Home Estates, this beautifully maintained 2-bedroom, 2-bath home with an additional office offers an inviting open and spacious floor plan filled with natural light. Elegant archways and skylights add architectural charm throughout the home, creating a warm and airy atmosphere. The spacious living area is enhanced by a cozy gas fireplace, perfect for relaxing evenings at home. The kitchen features laminate countertops, rollout pantry shelves, and a stainless steel Frigidaire five-burner stove, perfect for both everyday living and entertaining. Laminate flooring flows through th

Key facts

• Elegant archways
• Natural light
• Laminate countertops

Tags

• OPEN AND SPACIOUS FLOOR PLAN
• NATURAL LIGHT
• ELEGANT ARCHWAYS
• SKYLIGHTS
• LAMINATE COUNTERTOPS
• ROLLOUT PANTRY SHELVES

Property features AI

Finance

• Other: Lot features: 0-1 unit/acre (assessor's data)
• Financial info: Rent includes access to pool
• HOA & community: Land lease / park fee: $1,850 monthly (park-reported); Association fee $1,850 monthly (park)

Exterior

• Parking: Located in Simi Country Mobile Home Estates (park space 261)
• Utilities: Public sewer; Public/district water
• Home design: Manufactured/mobile home (double body); One story; Front entry
• Construction: Mobile home dimensions approximately 24' x 63'; Year built as reported by seller
• Exterior features: Community pool; Suburban community

Interior

• Bedrooms: All bedrooms are on the first level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: All bedrooms on the main level; Front entry; Single-level (one story)
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-463 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (33.5% below list).
• Meets the 1% rule at list price ($4k rent vs $200k).
• Recommended offer: $133k (33.5% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Hollow Hills Elementary (math 54% / reading 68%, grade B, #222 of 1,571 statewide, top 14%, 637 students, 38% FRL); Valley View Middle (math 32% / reading 48%, grade F, #152 of 498 statewide, top 31%, 1,140 students, 39% FRL); Simi Valley High (math 38% / reading 57%, grade D, #384 of 1,170 statewide, top 33%, 1,935 students, 33% FRL).
• Market conditions: Rents rising fast (+5.2%/yr); 157 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 34% 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 $6k 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 37 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 53% of rent.
• 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 $132,941 (33.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.75% ✓
• Cap rate: 3.51%
• Cash-on-cash: -9.93%
• DSCR: 0.56
• GRM: 4.8

CMA / ARV

• ARV (median comp): $175,000
• List price: $199,999
• Delta: 14.29%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1550 Rory Ln #266	0.00mi	3/2.0 (+1)	1,560 (+3%)	13mo	$275,000	$176	79
1550 Rory Ln #215	0.08mi	3/2.0 (+1)	1,344 (-11%)	0mo	$135,000	$100	73
1550 Rory Ln #70	0.10mi	3/2.0 (+1)	1,344 (-11%)	11mo	$219,700	$163	62
1550 Rory Ln #101	0.04mi	3/2.0 (+1)	1,344 (-11%)	15mo	$224,000	$167	62
6480 Katherine Rd #79	0.59mi	3/2.0 (+1)	1,440 (-5%)	3mo	$170,000	$118	57
1550 Rory Ln #76	0.08mi	3/2.0 (+1)	1,344 (-11%)	20mo	$225,000	$167	56
6480 Katherine St #109	0.58mi	3/2.0 (+1)	1,440 (-5%)	6mo	$180,000	$125	55
1550 Rory Ln #68	0.11mi	3/2.0 (+1)	1,344 (-11%)	23mo	$250,000	$186	52
6480 Katherine Rd #135	0.64mi	2/2.0	1,440 (-5%)	13mo	$183,000	$127	51
6480 Katherine Rd #26	0.51mi	3/2.0 (+1)	1,344 (-11%)	12mo	$284,999	$212	42

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: -26.5%
• Equity multiple: 0.06×
• Total profit: $-52,732
• Equity at exit: $29,821

10-year hold

• IRR: -10.5%
• Equity multiple: 0.20×
• Total profit: $-44,729
• Equity at exit: $17,292

Cash invested: $56,000 (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: 157
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $3,505 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$1,850
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $-463

Break-even live

Break-even rent $4,091

Max offer price $132,941

Occupancy floor —

Sensitivity live

Price	-10% $-325	-5% $-394	+0% $-463	+5% $-533	+10% $-602
Rent	-10% $-740	-5% $-602	+0% $-463	+5% $-325	+10% $-187
Rate	-1.0pp $-363	-0.5pp $-413	base $-463	+0.5pp $-515	+1.0pp $-568

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5960 Juniper Ct Simi Valley, CA	3.0	2.5	1602	$3,700	$2.31	16d	1	0.15mi
1930 Yosemite Ave Simi Valley, CA	1.0–3.0	1.0–2.0	850	$2,718	$3.20	3d	1	0.25mi
1830 Rory Ln Simi Valley, CA	2.0	2.5	1437	$3,288	$2.29	45d	1	0.26mi
1700 Yosemite Ave Simi Valley, CA	1.0–3.0	1.0–2.0	850	$2,600	$3.06	3d	3	0.27mi
1948 Rory Ln #4 Simi Valley, CA	3.0	2.5	1583	$3,900	$2.46	25d	1	0.30mi
911 Katherine Rd Simi Valley, CA	3.0	2.0	1501	$4,350	$2.90	45d	1	0.60mi
1768 Grover Cir Simi Valley, CA	3.0	3.0	1982	$3,995	$2.02	25d	1	0.66mi
990 Alta Vista Rd Simi Valley, CA	3.0	3.5	1880	$5,200	$2.77	45d	1	0.72mi
6769 Cowboy St Simi Valley, CA	3.0	2.5	1659	$4,300	$2.59	25d	1	0.92mi
6769 Cowboy St Simi Valley, CA	3.0	3.0	1659	$4,300	$2.59	5d	1	0.92mi
5505 Cochran St Simi Valley, CA	1.0–3.0	1.0–2.0	838	$2,858	$3.41	4d	19	1.07mi
5377 Cochran St Simi Valley, CA	1.0–3.0	1.0–2.0	881	$2,795	$3.17	45d	1	1.16mi
5065 Hidden Park Ct Simi Valley, CA	1.0–3.0	1.0–2.0	1004	$2,687	$2.68	3d	16	1.17mi

HOA detail

• Monthly dues: $1,850 · $22,200/yr
• Likely covers: gas

Listing history 17 events

1. 2026-06-21
   days on market $199,999 Active 37 DOM
2. 2026-06-18
   days on market $199,999 Active 34 DOM
3. 2026-06-17
   days on market $199,999 Active 33 DOM
4. 2026-06-16
   days on market $199,999 Active 32 DOM
5. 2026-06-15
   days on market $199,999 Active 31 DOM
6. 2026-06-13
   days on market $199,999 Active 29 DOM
7. 2026-06-13
   pricedays on market $199,999 Active 28 DOM
8. 2026-06-10
   days on market $219,999 Active 26 DOM
9. 2026-06-09
   days on market $219,999 Active 25 DOM
10. 2026-06-08
    days on market $219,999 Active 24 DOM
11. 2026-06-07
    days on market $219,999 Active 23 DOM
12. 2026-06-05
    days on market $219,999 Active 20 DOM
13. 2026-06-03
    days on market $219,999 Active 19 DOM
14. 2026-06-02
    days on market $219,999 Active 18 DOM
15. 2026-06-01
    days on market $219,999 Active 17 DOM
16. 2026-05-31
    days on market $219,999 Active 16 DOM
17. 2026-05-15
    listed $219,999 Active 1514-char remark

ⓘ 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: $42,057
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,365
• − Management: −$3,365
• − HOA: −$22,200
• − Depreciation: −$5,818
• Taxable loss: −$7,894
• Est. tax savings @ 24.0%: +$1,894
• After-tax cash flow: $-3,667/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

-9.1% since first listed

2 events — show timeline

• 2026-06-13 Price Changed $199,999 CRMLS
• 2026-05-15 Listed $219,999 CRMLS

Property tax history

+0.8%/yr

Latest (2025): $317 · +1.5% YoY. Source: county tax records.