1755 Heywood St #203 · Simi Valley, CA 93065

$380,000

2 bd · 2.0 ba · 1,036 sqft · Condo public records · 67 Days on market

Built 2018 $367/sqft · 26% below area Est $513k · 26% under $318/mo HOA · 11% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity to purchase a newer condominium at a below market price. This gorgeous home has 9 foot high ceilings, and offers an open floor plan that provides a spacious feeling. The modern kitchen includes quartz countertops, custom tile kitchen backsplash, and stainless steel appliances. Recessed lighting is provided throughout the living area. The hallway opens to two large bathrooms with plenty of storage space. An enclosed indoor laundry area is conveniently located near the kitchen. A large primary bedroom and a secondary bedroom are located at the back of the home. Two assigned covered parking spaces with lockable outdoor storage are located below and visible from the home. Buyers will enjoy having a low monthly HOA, which maintains the exterior of the home and common areas. The City of Simi Valley has recorded deed restrictions that require the home to be owner occupied during the 55-year term of the deed restrictions. Buyers must meet the following maximum annual income limits: 1 person: $87,950 2 people: $100,500 3 people: $113,050 4 people: $125,600

Key facts

• Open floor plan
• Quartz countertops
• Newer condominium

Tags

• NEWER CONDOMINIUM
• OPEN FLOOR PLAN
• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• CUSTOM TILE KITCHEN BACKSPLASH
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $380k.

Deal economics

• At list price, monthly cash flow is $-424 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (21.3% below list).
• Recommended offer: $299k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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.
• Zoned schools: Hollow Hills Elementary (math 54% / reading 68%, grade B, #222 of 1,571 statewide, top 14%, 637 students, 38% FRL); Sinaloa Middle (math 28% / reading 47%, grade F, #166 of 498 statewide, top 34%, 775 students, 49% FRL); Royal High (math 17% / reading 42%, grade F, #750 of 1,170 statewide, top 66%, 1,973 students, 41% FRL) — zoned schools average 43% FRL vs 25% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 210 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 67 days — a 6% lower offer ($357k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,086 (21.3% 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 67 days. Have you received any prior offers? Is the seller open to a 21% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.78%
• DSCR: 0.79
• GRM: 10.6

CMA / ARV

• ARV (median comp): $513,236
• List price: $380,000
• Delta: -25.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.61% rent growth · sell at horizon

5-year hold

• IRR: -27.2%
• Equity multiple: 0.10×
• Total profit: $-95,434
• Equity at exit: $56,659

10-year hold

• IRR: -37.5%
• Equity multiple: -0.36×
• Total profit: $-144,732
• Equity at exit: $32,855

Cash invested: $106,400 (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: 210
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,991 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$317 /mo · $3,807/yr
• Insurance: −$158
• HOA: −$318
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $-424

Break-even live

Break-even rent $3,527

Max offer price $305,178

Occupancy floor —

Sensitivity live

Price	-10% $-208	-5% $-316	+0% $-424	+5% $-531	+10% $-639
Rent	-10% $-660	-5% $-542	+0% $-424	+5% $-305	+10% $-187
Rate	-1.0pp $-232	-0.5pp $-327	base $-424	+0.5pp $-522	+1.0pp $-622

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1829 Patricia Ave Unit 5 Simi Valley, CA	2.0	2.0	938	$2,395	$2.55	18d	1	0.15mi
1912 Heywood St Simi Valley, CA	2.0	2.0	880	$2,650	$3.01	13d	1	0.25mi
1260 Patricia Ave Simi Valley, CA	1.0–2.0	1.0–2.0	795	$3,000	$3.77	45d	7	0.55mi
1196 Patricia Ave Simi Valley, CA	1.0–2.0	1.0–2.0	750	$2,995	$3.99	5d	5	0.72mi
1733 Cochran St Simi Valley, CA	1.0–2.0	1.0–2.0	751	$2,837	$3.78	3d	12	0.74mi
1750 1st St Simi Valley, CA	2.0	2.0	895	$2,708	$3.03	5d	2	0.77mi
1151 Royal Ave Simi Valley, CA	2.0	2.0	878	$2,800	$3.19	13d	1	0.79mi
2206 Stinson St Simi Valley, CA	3.0	2.0	1500	$5,000	$3.33	3d	1	0.97mi
2019 Covington Ave Simi Valley, CA	2.0	2.0	982	$3,500	$3.56	45d	1	0.98mi
1209 Tivoli Ln #50 Simi Valley, CA	2.0	2.0	1096	$3,200	$2.92	18d	1	1.08mi
1159 Tivoli Ln Simi Valley, CA	2.0	2.0	946	$2,700	$2.85	45d	1	1.10mi
1108 Tivoli Ln #133 Simi Valley, CA	2.0	2.5	1164	$3,300	$2.84	45d	1	1.12mi
1109 Tivoli Ln Simi Valley, CA	2.0	2.5	1164	$3,000	$2.58	45d	1	1.13mi
1692 Sycamore Dr Simi Valley, CA	1.0–3.0	1.0–2.0	947	$3,169	$3.35	3d	14	1.15mi
1579 E Jefferson Way Simi Valley, CA	3.0	1.0–2.0	955	$3,332	$3.49	3d	1	1.16mi
2250 Magnolia St Simi Valley, CA	3.0	2.0	1200	$7,000	$5.83	25d	1	1.19mi
880 Ashford St Simi Valley, CA	3.0	2.0	1363	$3,800	$2.79	45d	1	1.36mi

HOA detail condo

• Monthly dues: $318 · $3,816/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $380,000 Active 67 DOM
2. 2026-06-18
   days on market $380,000 Active 64 DOM
3. 2026-06-17
   days on market $380,000 Active 63 DOM
4. 2026-06-16
   days on market $380,000 Active 62 DOM
5. 2026-06-15
   days on market $380,000 Active 61 DOM
6. 2026-06-13
   days on market $380,000 Active 59 DOM
7. 2026-06-13
   days on market $380,000 Active 58 DOM
8. 2026-06-10
   days on market $380,000 Active 56 DOM
9. 2026-06-09
   pricedays on market $380,000 Active 55 DOM
10. 2026-06-08
    days on market $380,448 Active 54 DOM
11. 2026-06-07
    days on market $380,448 Active 53 DOM
12. 2026-06-05
    days on market $380,448 Active 50 DOM
13. 2026-06-03
    days on market $380,448 Active 49 DOM
14. 2026-06-02
    days on market $380,448 Active 48 DOM
15. 2026-06-01
    days on market $380,448 Active 47 DOM
16. 2026-05-31
    days on market $380,448 Active 46 DOM
17. 2026-04-15
    listed $380,448 Active 1092-char remark

    Show marketing remark (1092 chars)

    Rare opportunity to purchase a newer condominium at a below market price. This gorgeous home has 9 foot high ceilings, and offers an open floor plan that provides a spacious feeling. The modern kitchen includes quartz countertops, custom tile kitchen backsplash, and stainless steel appliances. Recessed lighting is provided throughout the living area. The hallway opens to two large bathrooms with plenty of storage space. An enclosed indoor laundry area is conveniently located near the kitchen. A large primary bedroom and a secondary bedroom are located at the back of the home. Two assigned covered parking spaces with lockable outdoor storage are located below and visible from the home. Buyers will enjoy having a low monthly HOA, which maintains the exterior of the home and common areas. The City of Simi Valley has recorded deed restrictions that require the home to be owner occupied during the 55-year term of the deed restrictions. Buyers must meet the following maximum annual income limits: 1 person: $87,950 2 people: $100,500 3 people: $113,050 4 people: $125,600

18. 2026-02-04
    historical 698-char remark

    Show marketing remark (698 chars)

    Wonderful opportunity to purchase a newer condominium at a below market price. Gorgeous home with 9 foot ceilings, quartz counter tops and custom kitchen backsplash, stainless steel appliances, recessed lighting, large bathrooms with plenty of storage space, indoor laundry, two assigned covered parking spaces with lockable outdoor storage. Low monthly HOA. The City of Simi Valley has recorded deed restrictions that contain several requirements. The home must be owner occupied and cannot be rented during the 50-year term of the deed restrictions. Buyers must meet the following maximum annual income limits: 1 person: $83,850 2 people: $95,800 3 people: $107,800 4 people: $119,750

19. 2026-01-31
    status Active 698-char remark

    Show marketing remark (698 chars)

    Wonderful opportunity to purchase a newer condominium at a below market price. Gorgeous home with 9 foot ceilings, quartz counter tops and custom kitchen backsplash, stainless steel appliances, recessed lighting, large bathrooms with plenty of storage space, indoor laundry, two assigned covered parking spaces with lockable outdoor storage. Low monthly HOA. The City of Simi Valley has recorded deed restrictions that contain several requirements. The home must be owner occupied and cannot be rented during the 50-year term of the deed restrictions. Buyers must meet the following maximum annual income limits: 1 person: $83,850 2 people: $95,800 3 people: $107,800 4 people: $119,750

20. 2025-12-01
    historical 698-char remark

    Show marketing remark (698 chars)

    Wonderful opportunity to purchase a newer condominium at a below market price. Gorgeous home with 9 foot ceilings, quartz counter tops and custom kitchen backsplash, stainless steel appliances, recessed lighting, large bathrooms with plenty of storage space, indoor laundry, two assigned covered parking spaces with lockable outdoor storage. Low monthly HOA. The City of Simi Valley has recorded deed restrictions that contain several requirements. The home must be owner occupied and cannot be rented during the 50-year term of the deed restrictions. Buyers must meet the following maximum annual income limits: 1 person: $83,850 2 people: $95,800 3 people: $107,800 4 people: $119,750

21. 2025-08-17
    listed $380,448 Active 698-char remark

    Show marketing remark (698 chars)

    Wonderful opportunity to purchase a newer condominium at a below market price. Gorgeous home with 9 foot ceilings, quartz counter tops and custom kitchen backsplash, stainless steel appliances, recessed lighting, large bathrooms with plenty of storage space, indoor laundry, two assigned covered parking spaces with lockable outdoor storage. Low monthly HOA. The City of Simi Valley has recorded deed restrictions that contain several requirements. The home must be owner occupied and cannot be rented during the 50-year term of the deed restrictions. Buyers must meet the following maximum annual income limits: 1 person: $83,850 2 people: $95,800 3 people: $107,800 4 people: $119,750

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $3,807 · $317/mo
• Projected year-2 tax: $3,807 · $317/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥101°F today · 21 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: $35,890
• − Mortgage interest: −$21,286
• − Property taxes: −$3,807
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,871
• − Management: −$2,871
• − HOA: −$3,816
• − Depreciation: −$11,055
• Taxable loss: −$11,715
• Est. tax savings @ 24.0%: +$2,812
• After-tax cash flow: $-2,271/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

+0.0% since first listed

5 events — show timeline

• 2026-04-15 Listed $380,448 CSMAR
• 2026-02-04 Listing Removed — CSMAR
• 2026-01-31 Relisted — CSMAR
• 2025-12-01 Listing Removed — CSMAR
• 2025-08-17 Listed $380,448 CSMAR

Property tax history

+12.3%/yr

Latest (2025): $3,807 · +1.9% YoY. Source: county tax records.