195 Tierra Rejada #29 · Simi Valley, CA 93065

$259,900

2 bd · 2.0 ba · 1,160 sqft · Manufactured public records · 100 Days on market

Built 2003 1,160 sqft lot $224/sqft · at area comps Est $254k · at est.

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Why this score? — see what drove the C 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 +25.5/30.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• ARV discount +6.5/15.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the highly sought-after 55+ community of Friendly Village in Simi Valley, this well-maintained 1,160 sq. ft. mobile home offers comfortable living with 2 bedrooms and 2 bathrooms. The home features beautiful hardwood floors, double-pane windows, central air and heat, built-in appliances, and light wood cabinetry that creates a warm and inviting interior. The spacious primary bedroom includes a walk-in closet, and the convenient indoor laundry room adds everyday practicality. Enjoy relaxing on the charming front porch—an ideal spot for morning coffee while taking in the peaceful mountain views. Friendly Village is one of the area’s nicest communities, known for its beautifully maintained grounds and outstanding amenities, including a sparkling pool and spa, mini putting green, BBQ area, and a welcoming clubhouse that hosts social gatherings and community events. Offered for the first time on the market, this home has been lovingly cared for by its previous owner and presents a wonderful opportunity to enjoy easy living in a vibrant and friendly neighborhood.

Key facts

• Built-in appliances
• Walk-in closet
• Central air and heat

Tags

• HARDWOOD FLOORS
• DOUBLE-PANE WINDOWS
• CENTRAL AIR AND HEAT
• BUILT-IN APPLIANCES
• LIGHT WOOD CABINETRY
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $237k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 flat; 212 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 30% of the median local income ($121k/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 $2k of loan paydown is wiped out by about $8k 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 100 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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.
• Current owner paid $110k; list at $260k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.17% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.04%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $254,077
• List price: $259,900
• Delta: 2.29%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
195 Tierra Rejada Rd #178	0.15mi	2/2.0	1,152 (-1%)	4mo	$125,000	$109	89
195 Tierra Rejada Rd #60	0.10mi	2/2.0	1,200 (+3%)	2mo	$300,000	$250	88
195 Tierra Rejada Rd #46	0.05mi	2/2.0	1,120 (-3%)	12mo	$328,800	$294	82
195 Tierra Rejada Rd #204	0.15mi	2/2.0	1,040 (-10%)	1mo	$161,000	$155	75
195 Tierra Rejada Rd #71	0.16mi	3/2.0 (+1)	1,080 (-7%)	3mo	$317,000	$294	74
195 Tierra Rejada Rd #171	0.15mi	2/2.0	1,248 (+8%)	11mo	$245,000	$196	71

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 · 0.61% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.86×
• Total profit: $-10,459
• Equity at exit: $38,752

10-year hold

• IRR: 2.8%
• Equity multiple: 1.18×
• Total profit: $13,024
• Equity at exit: $22,471

Cash invested: $72,772 (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 93065

• Rents YoY: 0.6%
• Active inventory: 212
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,044 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $609

Break-even live

Break-even rent $2,274

Max offer price $259,900

Occupancy floor 75%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1987 Ridgegate Ln Simi Valley, CA	1.0–3.0	1.0–2.0	867	$2,858	$3.30	1d	16	0.45mi
211 Red Brick Dr #3 Simi Valley, CA	3.0	2.5	1393	$3,800	$2.73	23d	1	0.62mi
1108 Tivoli Ln #133 Simi Valley, CA	2.0	2.5	1164	$3,300	$2.84	43d	1	1.38mi
1109 Tivoli Ln Simi Valley, CA	2.0	2.5	1164	$3,000	$2.58	43d	1	1.39mi
1052 Hacienda Dr Unit A Simi Valley, CA	1.0	1.0	1000	$3,000	$3.00	43d	1	1.45mi
1159 Tivoli Ln Simi Valley, CA	2.0	2.0	946	$2,700	$2.85	43d	1	1.45mi
1750 1st St Simi Valley, CA	2.0	2.0	895	$2,708	$3.03	3d	2	1.45mi
1196 Patricia Ave Simi Valley, CA	1.0–2.0	1.0–2.0	750	$2,995	$3.99	3d	5	1.47mi

Listing history 28 events

1. 2026-06-18
   days on market $259,900 Active 100 DOM
2. 2026-06-17
   days on market $259,900 Active 99 DOM
3. 2026-06-16
   days on market $259,900 Active 98 DOM
4. 2026-06-15
   days on market $259,900 Active 97 DOM
5. 2026-06-13
   days on market $259,900 Active 95 DOM
6. 2026-06-13
   days on market $259,900 Active 94 DOM
7. 2026-06-10
   days on market $259,900 Active 92 DOM
8. 2026-06-09
   days on market $259,900 Active 91 DOM
9. 2026-06-08
   days on market $259,900 Active 90 DOM
10. 2026-06-07
    days on market $259,900 Active 89 DOM
11. 2026-06-05
    days on market $259,900 Active 86 DOM
12. 2026-06-03
    days on market $259,900 Active 85 DOM
13. 2026-06-02
    days on market $259,900 Active 84 DOM
14. 2026-06-01
    days on market $259,900 Active 83 DOM
15. 2026-05-31
    days on market $259,900 Active 82 DOM
16. 2026-05-13
    price $259,900 1096-char remark

    Show marketing remark (1096 chars)

    Located in the highly sought-after 55+ community of Friendly Village in Simi Valley, this well-maintained 1,160 sq. ft. mobile home offers comfortable living with 2 bedrooms and 2 bathrooms. The home features beautiful hardwood floors, double-pane windows, central air and heat, built-in appliances, and light wood cabinetry that creates a warm and inviting interior. The spacious primary bedroom includes a walk-in closet, and the convenient indoor laundry room adds everyday practicality. Enjoy relaxing on the charming front porch—an ideal spot for morning coffee while taking in the peaceful mountain views. Friendly Village is one of the area’s nicest communities, known for its beautifully maintained grounds and outstanding amenities, including a sparkling pool and spa, mini putting green, BBQ area, and a welcoming clubhouse that hosts social gatherings and community events. Offered for the first time on the market, this home has been lovingly cared for by its previous owner and presents a wonderful opportunity to enjoy easy living in a vibrant and friendly neighborhood.

17. 2026-04-22
    price $265,000 1096-char remark

    Show marketing remark (1096 chars)

    Located in the highly sought-after 55+ community of Friendly Village in Simi Valley, this well-maintained 1,160 sq. ft. mobile home offers comfortable living with 2 bedrooms and 2 bathrooms. The home features beautiful hardwood floors, double-pane windows, central air and heat, built-in appliances, and light wood cabinetry that creates a warm and inviting interior. The spacious primary bedroom includes a walk-in closet, and the convenient indoor laundry room adds everyday practicality. Enjoy relaxing on the charming front porch—an ideal spot for morning coffee while taking in the peaceful mountain views. Friendly Village is one of the area’s nicest communities, known for its beautifully maintained grounds and outstanding amenities, including a sparkling pool and spa, mini putting green, BBQ area, and a welcoming clubhouse that hosts social gatherings and community events. Offered for the first time on the market, this home has been lovingly cared for by its previous owner and presents a wonderful opportunity to enjoy easy living in a vibrant and friendly neighborhood.

18. 2026-03-10
    listed $268,000 Active 1096-char remark

    Show marketing remark (1096 chars)

    Located in the highly sought-after 55+ community of Friendly Village in Simi Valley, this well-maintained 1,160 sq. ft. mobile home offers comfortable living with 2 bedrooms and 2 bathrooms. The home features beautiful hardwood floors, double-pane windows, central air and heat, built-in appliances, and light wood cabinetry that creates a warm and inviting interior. The spacious primary bedroom includes a walk-in closet, and the convenient indoor laundry room adds everyday practicality. Enjoy relaxing on the charming front porch—an ideal spot for morning coffee while taking in the peaceful mountain views. Friendly Village is one of the area’s nicest communities, known for its beautifully maintained grounds and outstanding amenities, including a sparkling pool and spa, mini putting green, BBQ area, and a welcoming clubhouse that hosts social gatherings and community events. Offered for the first time on the market, this home has been lovingly cared for by its previous owner and presents a wonderful opportunity to enjoy easy living in a vibrant and friendly neighborhood.

19. 2013-09-17
    soldstatus $110,000 Closed 405-char remark

    Show marketing remark (405 chars)

    Friendly Village Simi Community. Best Senior Park in Simi Valley! 2003 Modular Home features a nice modern kitchen, build in microwave, gas stove, dishwasher, refrigerator is excluded. Carpet and paint are in good condition, vaulted ceilings, indoor laundry room with washer and dryer. Central Heat and A/C. Small porch in front with a mountain view. Great floor plan. A Must See!-Eating Areas:Dining Area

20. 2013-09-17
    soldstatus $110,000 405-char remark

    Show marketing remark (405 chars)

    Friendly Village Simi Community. Best Senior Park in Simi Valley! 2003 Modular Home features a nice modern kitchen, build in microwave, gas stove, dishwasher, refrigerator is excluded. Carpet and paint are in good condition, vaulted ceilings, indoor laundry room with washer and dryer. Central Heat and A/C. Small porch in front with a mountain view. Great floor plan. A Must See!-Eating Areas:Dining Area

21. 2013-08-19
    status Backup Offers Accepted 405-char remark

    Show marketing remark (405 chars)

    Friendly Village Simi Community. Best Senior Park in Simi Valley! 2003 Modular Home features a nice modern kitchen, build in microwave, gas stove, dishwasher, refrigerator is excluded. Carpet and paint are in good condition, vaulted ceilings, indoor laundry room with washer and dryer. Central Heat and A/C. Small porch in front with a mountain view. Great floor plan. A Must See!-Eating Areas:Dining Area

22. 2013-08-15
    listed $110,000 Active 405-char remark

    Show marketing remark (405 chars)

    Friendly Village Simi Community. Best Senior Park in Simi Valley! 2003 Modular Home features a nice modern kitchen, build in microwave, gas stove, dishwasher, refrigerator is excluded. Carpet and paint are in good condition, vaulted ceilings, indoor laundry room with washer and dryer. Central Heat and A/C. Small porch in front with a mountain view. Great floor plan. A Must See!-Eating Areas:Dining Area

23. 2012-05-16
    soldstatus $90,000 Closed
24. 2012-05-16
    soldstatus $90,000
25. 2012-05-01
    status Pending
26. 2012-04-23
    status Active
27. 2012-04-12
    status Pending
28. 2012-03-27
    listed $99,500 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,527
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,922
• − Management: −$2,922
• − Depreciation: −$7,561
• Taxable income: $3,365
• Est. tax owed @ 24.0%: −$808
• After-tax cash flow: $6,495/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): 73,534
• Household income: $120,519
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 2456.0

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 0.59)
• Race & ethnicity: White 57% Hispanic / Latino 28% Two or more races 14% Asian 9% Black 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 5% Lithuanian 2% Romanian 2%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 74% English-only · Spanish 17% Other Indo-European 3% Other Asian/Pacific 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: ▼ -910.81%
• Current HPI: 285.0925
• Rent YoY: ▲ 0.61%
• 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

+161.2% since first listed

13 events — show timeline

• 2026-05-13 Price Changed $259,900 CRMLS
• 2026-04-22 Price Changed $265,000 CRMLS
• 2026-03-10 Listed $268,000 CRMLS
• 2013-09-17 Sold (MLS) $110,000 CSMAR
• 2013-09-17 Sold (MLS) $110,000 CRMLS
• 2013-08-19 Pending — CRMLS
• 2013-08-15 Listed $110,000 CRMLS
• 2012-05-16 Sold (MLS) $90,000 CSMAR
• 2012-05-16 Sold (MLS) $90,000 CRMLS
• 2012-05-01 Pending — CRMLS
• 2012-04-23 Relisted — CRMLS
• 2012-04-12 Pending — CRMLS
• 2012-03-27 Listed $99,500 CRMLS

Property tax history

-0.1%/yr

Latest (2025): $491 · +2.7% YoY. Source: county tax records.