6480 Katherine Rd · Simi Valley, CA 93063

$210,000

2 bd · 2.0 ba · — sqft · Manufactured · 23 Days on market

Built 1977 ↓ 41% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Modern Living & Massive Storage – Renovated 2 Bed / 2 Bath Conveniently located just minutes from the 118 Fwy, this home offers modern upgrades, comfort, and unmatched storage space. Interior Highlights Move in with confidence—this home has been thoughtfully updated for peace of mind and everyday comfort. Brand-new roof New central AC system Tankless water heater for energy-efficient, on-demand hot water Open-concept layout filled with natural light New large dual-pane windows (WUI-compliant) with custom blinds Chef’s Kitchen Enjoy a spacious kitchen with plenty of cabinet and counter space, highlighted by a large center island—perfect for cooking, gathering, and entertaining. Owner’s Suite Generous primary bedroom featuring a private en-suite bathroom, vanity area, and a large walk-in closet. Outdoor Living Relax on your private deck/porch with low-maintenance artificial grass—ideal for enjoying outdoor space without the upkeep. Ultimate Workshop & Storage Setup A rare find for hobbyists, business owners, or anyone needing extra space. This property includes two 10x12 Tough Shed Tall Barns, both equipped with: 8x8 overhead rafter storage Full electrical hookups Covered workshop area with lighting Ample space for a workshop, studio, or additional storage Price: $210,000 Location: Susana Woods Prestige (near 118 Fwy) Important: Park approval required Space rent: $1,850/month (fixed) Serious inquiries only This home stands out with its upgrades, functionality, and unique storage features—don’t miss the opportunity. Message today to schedule a private walkthrough.

Key facts

• Brand new roof
• New central ac
• Large island

Tags

• BRAND NEW ROOF
• NEW CENTRAL AC
• NEW TANKLESS WATER HEATER
• LARGE DUAL-PANE WINDOWS
• CUSTOM BLINDS
• LARGE ISLAND

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k.

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 ($4k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.1% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $59k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,850 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.70% ✓
• Cap rate: 14.12%
• Cash-on-cash: 27.94%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6480 Katherine #75	0.15mi	2/2.0	1,152	3mo	$168,000	$146	78
6480 Katherine Rd #79	0.10mi	3/2.0 (+1)	1,440	3mo	$170,000	$118	75
6480 Katherine St #109	0.14mi	3/2.0 (+1)	1,440	6mo	$180,000	$125	71
6480 Katherine Rd #135	0.12mi	2/2.0	1,440	13mo	$183,000	$127	71
6480 Katherine Rd #26	0.18mi	3/2.0 (+1)	1,344	12mo	$284,999	$212	64
6079 Cedar St	0.47mi	3/2.0 (+1)	1,248	5mo	$525,000	$421	56
1550 Rory Ln #103	0.65mi	2/2.0	1,040	5mo	$210,600	$203	53
1550 Rory #80	0.65mi	3/2.0 (+1)	952	1mo	$128,000	$134	51
1550 Rory Ln #215	0.73mi	3/2.0 (+1)	1,344	0mo	$135,000	$100	48
1550 Rory Ln #70	0.64mi	3/2.0 (+1)	1,344	11mo	$219,700	$163	43
1550 Rory Ln #266	0.68mi	3/2.0 (+1)	1,560	12mo	$275,000	$176	40
1550 Rory Ln #101	0.67mi	3/2.0 (+1)	1,344	15mo	$224,000	$167	39

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: 24.6%
• Equity multiple: 2.04×
• Total profit: $61,385
• Equity at exit: $31,312

10-year hold

• IRR: 33.8%
• Equity multiple: 4.42×
• Total profit: $200,971
• Equity at exit: $18,157

Cash invested: $58,800 (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: 4.9×

Monthly cashflow live

• Estimated rent: $3,570 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$750
• Net cashflow: $1,369

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 57%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	43d	1	0.21mi
990 Alta Vista Rd Simi Valley, CA	3.0	3.5	1880	$5,200	$2.77	43d	1	0.45mi
6769 Cowboy St Simi Valley, CA	3.0	2.5	1659	$4,300	$2.59	23d	1	0.46mi
6769 Cowboy St Simi Valley, CA	3.0	3.0	1659	$4,300	$2.59	3d	1	0.46mi
6211 Anastasia St Simi Valley, CA	1.0	1.0	505	$2,100	$4.16	3d	1	0.77mi
1830 Rory Ln Simi Valley, CA	2.0	2.5	1437	$3,288	$2.29	43d	1	0.77mi
5960 Juniper Ct Simi Valley, CA	3.0	2.5	1602	$3,700	$2.31	14d	1	0.78mi
1948 Rory Ln #4 Simi Valley, CA	3.0	2.5	1583	$3,900	$2.46	23d	1	0.79mi
1930 Yosemite Ave Simi Valley, CA	1.0–3.0	1.0–2.0	850	$2,718	$3.20	1d	1	0.91mi
2013 Avenida Refugio #3 Simi Valley, CA	2.0	1.0	834	$2,550	$3.06	43d	1	0.92mi
1700 Yosemite Ave Simi Valley, CA	1.0–3.0	1.0–2.0	850	$2,600	$3.06	1d	3	0.94mi
2002 Calle La Sombra #1 Simi Valley, CA	2.0	1.0	803	$2,625	$3.27	43d	1	0.96mi
2044 Avenida Vista Delmonte #2 Simi Valley, CA	2.0	1.0	834	$2,300	$2.76	16d	1	0.97mi
2010 Calle La Sombra Simi Valley, CA	2.0	1.0	834	$2,400	$2.88	43d	1	0.97mi
1768 Grover Cir Simi Valley, CA	3.0	3.0	1982	$3,995	$2.02	23d	1	1.32mi

Listing history 36 events

1. 2026-06-18
   days on market $210,000 Active 23 DOM
2. 2026-06-17
   days on market $210,000 Active 22 DOM
3. 2026-06-16
   days on market $210,000 Active 21 DOM
4. 2026-06-15
   days on market $210,000 Active 20 DOM
5. 2026-06-13
   days on market $210,000 Active 18 DOM
6. 2026-06-13
   days on market $210,000 Active 17 DOM
7. 2026-06-10
   days on market $210,000 Active 15 DOM
8. 2026-06-09
   days on market $210,000 Active 14 DOM
9. 2026-06-08
   days on market $210,000 Active 13 DOM
10. 2026-06-07
    days on market $210,000 Active 12 DOM
11. 2026-06-05
    days on market $210,000 Active 9 DOM
12. 2026-06-03
    days on market $210,000 Active 8 DOM
13. 2026-06-02
    days on market $210,000 Active 7 DOM
14. 2026-06-01
    days on market $210,000 Active 6 DOM
15. 2026-05-31
    days on market $210,000 Active 5 DOM
16. 2026-04-24
    listed $210,000 Active 1654-char remark

    Show marketing remark (1654 chars)

    Modern Living & Massive Storage – Renovated 2 Bed / 2 Bath Conveniently located just minutes from the 118 Fwy, this home offers modern upgrades, comfort, and unmatched storage space. Interior Highlights Move in with confidence—this home has been thoughtfully updated for peace of mind and everyday comfort. Brand-new roof New central AC system Tankless water heater for energy-efficient, on-demand hot water Open-concept layout filled with natural light New large dual-pane windows (WUI-compliant) with custom blinds Chef’s Kitchen Enjoy a spacious kitchen with plenty of cabinet and counter space, highlighted by a large center island—perfect for cooking, gathering, and entertaining. Owner’s Suite Generous primary bedroom featuring a private en-suite bathroom, vanity area, and a large walk-in closet. Outdoor Living Relax on your private deck/porch with low-maintenance artificial grass—ideal for enjoying outdoor space without the upkeep. Ultimate Workshop & Storage Setup A rare find for hobbyists, business owners, or anyone needing extra space. This property includes two 10x12 Tough Shed Tall Barns, both equipped with: 8x8 overhead rafter storage Full electrical hookups Covered workshop area with lighting Ample space for a workshop, studio, or additional storage Price: $210,000 Location: Susana Woods Prestige (near 118 Fwy) Important: Park approval required Space rent: $1,850/month (fixed) Serious inquiries only This home stands out with its upgrades, functionality, and unique storage features—don’t miss the opportunity. Message today to schedule a private walkthrough.

17. 2025-10-15
    historical
18. 2025-09-05
    price $216,500
19. 2025-07-22
    price $225,750
20. 2025-07-15
    price $225,900
21. 2025-07-01
    price $268,900
22. 2025-05-26
    price $279,500
23. 2025-05-20
    price $279,800
24. 2025-05-18
    price $279,900
25. 2025-05-06
    price $279,999
26. 2025-04-03
    price $295,999
27. 2025-04-03
    status Active
28. 2025-03-16
    historical
29. 2025-02-21
    price $299,200
30. 2025-02-17
    price $299,250
31. 2025-02-09
    price $299,450
32. 2025-02-06
    price $299,500
33. 2025-02-01
    price $299,750
34. 2025-01-24
    price $299,850
35. 2024-12-18
    price $299,900
36. 2024-11-08
    listed $354,900 Active

ⓘ 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: $42,843
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$3,427
• − Management: −$3,427
• − Depreciation: −$6,109
• Taxable income: $13,916
• Est. tax owed @ 24.0%: −$3,340
• After-tax cash flow: $13,091/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

-40.8% since first listed

22 events — show timeline

• 2026-05-26 Listed $210,000 FSBO.com
• 2026-04-24 Listed $210,000 FSBO.com
• 2025-10-15 Listing Removed — SDMLS
• 2025-09-05 Price Changed $216,500 SDMLS
• 2025-07-22 Price Changed $225,750 SDMLS
• 2025-07-15 Price Changed $225,900 SDMLS
• 2025-07-01 Price Changed $268,900 SDMLS
• 2025-05-26 Price Changed $279,500 SDMLS
• 2025-05-20 Price Changed $279,800 SDMLS
• 2025-05-18 Price Changed $279,900 SDMLS
• 2025-05-06 Price Changed $279,999 SDMLS
• 2025-04-03 Price Changed $295,999 SDMLS
• 2025-04-03 Relisted — SDMLS
• 2025-03-16 Listing Removed — SDMLS
• 2025-02-21 Price Changed $299,200 SDMLS
• 2025-02-17 Price Changed $299,250 SDMLS
• 2025-02-09 Price Changed $299,450 SDMLS
• 2025-02-06 Price Changed $299,500 SDMLS
• 2025-02-01 Price Changed $299,750 SDMLS
• 2025-01-24 Price Changed $299,850 SDMLS
• 2024-12-18 Price Changed $299,900 SDMLS
• 2024-11-08 Listed $354,900 SDMLS