6480 Katherine Rd Spc 18 · Simi Valley, CA 93063

$220,000

2 bd · 2.0 ba · 1,558 sqft · Manufactured · 86 Days on market

Built 1977 Good condition $141/sqft · 26% above area Est $175k · 26% over

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

Listing remarks MLS

Modern Living & Massive Storage! ? Renovated 2 Bed / 2 Bath This beautifully maintained home in the quiet Susana Woods Prestige community offers the perfect blend of modern comfort and incredible utility. Located just minutes from the 118 Fwy for an easy commute. The Highlights: • Total Peace of Mind: Move in with zero worries! This home features a brand-new roof, new central AC, and a new tankless water heater. • Sun-Drenched Interior: Open-concept layout with new large dual-pane Wui-compliant windows and custom blinds that flood the space with natural light. • Chef’s Kitchen: Plenty of cabinet and counter space featuring a stunning large island—the heart of the home. • Owner’s Retreat: Spacious Master Suite with a private en-suite bathroom, vanity, and a large walk-in closet. • Outdoor Living: Relax on your private deck/porch, featuring easy-maintenance artificial grass. The "Ultimate" Workshop & Storage: This property is a hobbyist’s dream! Includes TWO 10x12 Tough Shed Tall Barns, both equipped with: • 8x8 overhead rafter storage. • Full electrical hookups. • Covered Workshop Area with lights • Ample room for a workshop, studio, or massive storage needs. Price: $220,000 Location: Susana Woods Prestige (Close to 118 Fwy) * * * * MUST BE PARK APPROVED…Serious Inquiries ONLY * * * This home won't last long given the upgrades! Message me today to schedule your 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 $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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; 10 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 37% 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 $2k of loan paydown is wiped out by about $7k 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 $62k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

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 $206,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 1.78% ✓
• Cap rate: 14.83%
• Cash-on-cash: 30.50%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (median comp): $175,000
• List price: $220,000
• Delta: 25.71%
• 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
6480 Katherine Rd #79	0.02mi	3/2.0 (+1)	1,440 (-8%)	3mo	$170,000	$118	79
6480 Katherine St #109	0.05mi	3/2.0 (+1)	1,440 (-8%)	6mo	$180,000	$125	76
6480 Katherine Rd #135	0.07mi	2/2.0	1,440 (-8%)	13mo	$183,000	$127	73
6480 Katherine Rd #26	0.10mi	3/2.0 (+1)	1,344 (-14%)	12mo	$284,999	$212	57
1550 Rory Ln #266	0.60mi	3/2.0 (+1)	1,560 (+0%)	12mo	$275,000	$176	56
1550 Rory Ln #215	0.65mi	3/2.0 (+1)	1,344 (-14%)	0mo	$135,000	$100	42
1550 Rory Ln #70	0.55mi	3/2.0 (+1)	1,344 (-14%)	11mo	$219,700	$163	37
1550 Rory Ln #101	0.58mi	3/2.0 (+1)	1,344 (-14%)	15mo	$224,000	$167	33
1550 Rory Ln #68	0.53mi	3/2.0 (+1)	1,344 (-14%)	23mo	$250,000	$186	28
1550 Rory Ln #76	0.59mi	3/2.0 (+1)	1,344 (-14%)	20mo	$225,000	$167	28

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: 27.7%
• Equity multiple: 2.19×
• Total profit: $73,040
• Equity at exit: $32,803

10-year hold

• IRR: 36.5%
• Equity multiple: 4.74×
• Total profit: $230,535
• Equity at exit: $19,022

Cash invested: $61,600 (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: 4.7×

Monthly cashflow live

• Estimated rent: $3,906 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$820
• Net cashflow: $1,566

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 55%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.22mi
990 Alta Vista Rd Simi Valley, CA	3.0	3.5	1880	$5,200	$2.77	43d	1	0.47mi
6769 Cowboy St Simi Valley, CA	3.0	3.0	1659	$4,300	$2.59	3d	1	0.47mi
6769 Cowboy St Simi Valley, CA	3.0	2.5	1659	$4,300	$2.59	23d	1	0.47mi
1830 Rory Ln Simi Valley, CA	2.0	2.5	1437	$3,288	$2.29	43d	1	0.68mi
5960 Juniper Ct Simi Valley, CA	3.0	2.5	1602	$3,700	$2.31	14d	1	0.69mi
1948 Rory Ln #4 Simi Valley, CA	3.0	2.5	1583	$3,900	$2.46	23d	1	0.70mi
1930 Yosemite Ave Simi Valley, CA	1.0–3.0	1.0–2.0	850	$2,718	$3.20	1d	1	0.83mi
1700 Yosemite Ave Simi Valley, CA	1.0–3.0	1.0–2.0	850	$2,600	$3.06	1d	3	0.85mi
1768 Grover Cir Simi Valley, CA	3.0	3.0	1982	$3,995	$2.02	23d	1	1.24mi

Listing history 16 events

1. 2026-06-18
   days on market $220,000 Active 86 DOM
2. 2026-06-17
   days on market $220,000 Active 85 DOM
3. 2026-06-16
   days on market $220,000 Active 84 DOM
4. 2026-06-15
   days on market $220,000 Active 83 DOM
5. 2026-06-13
   days on market $220,000 Active 81 DOM
6. 2026-06-13
   days on market $220,000 Active 80 DOM
7. 2026-06-10
   days on market $220,000 Active 78 DOM
8. 2026-06-09
   days on market $220,000 Active 77 DOM
9. 2026-06-08
   days on market $220,000 Active 76 DOM
10. 2026-06-07
    days on market $220,000 Active 75 DOM
11. 2026-06-05
    days on market $220,000 Active 72 DOM
12. 2026-06-03
    days on market $220,000 Active 71 DOM
13. 2026-06-02
    days on market $220,000 Active 70 DOM
14. 2026-06-01
    days on market $220,000 Active 69 DOM
15. 2026-05-31
    days on market $220,000 Active 68 DOM
16. 2026-03-23
    listed $220,000 Active 1511-char remark

    Show marketing remark (1511 chars)

    Modern Living & Massive Storage! ? Renovated 2 Bed / 2 Bath This beautifully maintained home in the quiet Susana Woods Prestige community offers the perfect blend of modern comfort and incredible utility. Located just minutes from the 118 Fwy for an easy commute. The Highlights: • Total Peace of Mind: Move in with zero worries! This home features a brand-new roof, new central AC, and a new tankless water heater. • Sun-Drenched Interior: Open-concept layout with new large dual-pane Wui-compliant windows and custom blinds that flood the space with natural light. • Chef’s Kitchen: Plenty of cabinet and counter space featuring a stunning large island—the heart of the home. • Owner’s Retreat: Spacious Master Suite with a private en-suite bathroom, vanity, and a large walk-in closet. • Outdoor Living: Relax on your private deck/porch, featuring easy-maintenance artificial grass. The "Ultimate" Workshop & Storage: This property is a hobbyist’s dream! Includes TWO 10x12 Tough Shed Tall Barns, both equipped with: • 8x8 overhead rafter storage. • Full electrical hookups. • Covered Workshop Area with lights • Ample room for a workshop, studio, or massive storage needs. Price: $220,000 Location: Susana Woods Prestige (Close to 118 Fwy) * * * * MUST BE PARK APPROVED…Serious Inquiries ONLY * * * This home won't last long given the upgrades! Message me today to schedule your private walkthrough.

ⓘ 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: $46,875
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,750
• − Management: −$3,750
• − Depreciation: −$6,400
• Taxable income: $16,252
• Est. tax owed @ 24.0%: −$3,900
• After-tax cash flow: $14,886/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This beautifully maintained and recently renovated home offers modern comfort and utility, with a fresh coat of paint and landscaping improvements recommended to maximize its value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both Add smart home features — Improves convenience and marketability.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both Add smart home features — Improves convenience and marketability. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-03-23 Listed $220,000 Fizber.com