1550 Rory Ln #215 · Simi Valley, CA 93063

$145,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 35 Days on market

Built 1988 $108/sqft · 17% below area Est $175k · 17% under ↓ 7% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

WOW! What an incredible opportunity to own this spacious 3-bedroom, 2-bath manufactured home in one of East Simi Valley's well-maintained family parks, conveniently located near Rory Lane. Situated on a desirable wide corner lot, this property offers generous indoor and outdoor living spaces, including a large covered patio and enclosed porch area perfect for relaxing or entertaining. Inside, you'll find a bright open floor plan with tall vaulted ceilings, abundant natural light, and a beautiful fireplace anchoring the spacious living room. The living area flows seamlessly into the dining space and oversized kitchen featuring ample cabinetry and storage. Privately situated on one side of th

Key facts

• Community pool
• Built 1988
• Listed 35 days

Property features AI

Finance

• Other: Active Under Contract status; 30 photos available
• Financial info: Property is on a lease land type

Exterior

• Home design: Manufactured home (Sunnybrook SB566A3 model); 1988 construction; Main living level entry
• Construction: Manufactured home width 24 ft, length 56 ft
• Exterior features: Main level entry; Private pool; Private spa; No notable view

Interior

• Bedrooms: 3 bedrooms
• Flooring: Carpet flooring; Linoleum flooring
• Bathrooms: 2 full bathrooms
• Interior features: Fireplace; Other fireplace features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.3% 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 22d 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 39% 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 $4k 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 $41k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($141k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.77% ✓
• Cap rate: 24.26%
• Cash-on-cash: 64.17%
• DSCR: 3.86
• GRM: 3.0

CMA / ARV

• ARV (median comp): $175,000
• List price: $145,000
• Delta: -17.14%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1550 Rory Ln #215	0.00mi	3/2.0	1,344 (0%)	0mo	$135,000	$100	100
1550 Rory Ln #70	0.17mi	3/2.0	1,344 (0%)	11mo	$219,700	$163	82
1550 Rory Ln #101	0.12mi	3/2.0	1,344 (0%)	15mo	$224,000	$167	82
1550 Rory Ln #76	0.15mi	3/2.0	1,344 (0%)	20mo	$225,000	$167	76
1550 Rory Ln #68	0.19mi	3/2.0	1,344 (0%)	23mo	$250,000	$186	72
6480 Katherine Rd #26	0.56mi	3/2.0	1,344 (0%)	12mo	$284,999	$212	64
6079 Cedar St	0.45mi	3/2.0	1,248 (-7%)	5mo	$525,000	$421	63
6480 Katherine Rd #79	0.64mi	3/2.0	1,440 (+7%)	3mo	$170,000	$118	56
6480 Katherine St #109	0.64mi	3/2.0	1,440 (+7%)	6mo	$180,000	$125	54
1550 Rory #197	0.09mi	4/2.0 (+1)	1,500 (+12%)	22mo	$260,000	$173	53
6480 Katherine #75	0.59mi	2/2.0 (-1)	1,152 (-14%)	3mo	$168,000	$146	42
6480 Katherine Rd #135	0.70mi	2/2.0 (-1)	1,440 (+7%)	13mo	$183,000	$127	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: 65.8%
• Equity multiple: 4.05×
• Total profit: $124,004
• Equity at exit: $21,620

10-year hold

• IRR: 70.8%
• Equity multiple: 9.02×
• Total profit: $325,651
• Equity at exit: $12,537

Cash invested: $40,600 (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: 3.0×

Monthly cashflow live

• Estimated rent: $4,016 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$843
• Net cashflow: $2,171

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 41%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	14d	1	0.15mi
1930 Yosemite Ave Simi Valley, CA	1.0–3.0	1.0–2.0	850	$2,915	$3.43	2d	1	0.20mi
1700 Yosemite Ave Simi Valley, CA	1.0–3.0	1.0–2.0	850	$2,915	$3.43	2d	3	0.22mi
1830 Rory Ln Simi Valley, CA	2.0	2.5	1437	$3,288	$2.29	44d	1	0.28mi
1948 Rory Ln #4 Simi Valley, CA	3.0	2.5	1583	$3,900	$2.46	24d	1	0.32mi
5676 Bloomfield St Simi Valley, CA	4.0	2.0	1380	$8,500	$6.16	44d	1	0.41mi
5664 Bloomfield St Simi Valley, CA	4.0	2.0	1800	$9,998	$5.55	2d	1	0.42mi
2163 Timberlane Ave Simi Valley, CA	4.0	2.0	1826	$4,300	$2.35	21d	1	0.63mi
911 Katherine Rd Simi Valley, CA	3.0	2.0	1501	$4,350	$2.90	44d	1	0.64mi
5312 Diane St Simi Valley, CA	4.0	2.0	1812	$4,500	$2.48	44d	1	0.84mi
6769 Cowboy St Simi Valley, CA	3.0	3.0	1659	$4,300	$2.59	3d	1	0.98mi
6769 Cowboy St Simi Valley, CA	3.0	2.5	1659	$4,300	$2.59	24d	1	0.98mi
5505 Cochran St Simi Valley, CA	1.0–3.0	1.0–2.0	838	$3,469	$4.14	3d	19	1.03mi
5065 Hidden Park Ct Simi Valley, CA	1.0–3.0	1.0–2.0	1004	$3,276	$3.26	2d	16	1.11mi
5377 Cochran St Simi Valley, CA	1.0–3.0	1.0–2.0	881	$3,395	$3.85	44d	1	1.13mi

Listing history 10 events

1. 2026-06-10
   status $145,000 Pending 35 DOM
2. 2026-06-09
   days on market $145,000 Active Under Contract 35 DOM
3. 2026-06-08
   days on market $145,000 Active Under Contract 34 DOM
4. 2026-06-07
   days on market $145,000 Active Under Contract 33 DOM
5. 2026-06-05
   days on market $145,000 Active Under Contract 30 DOM
6. 2026-06-03
   days on market $145,000 Active Under Contract 29 DOM
7. 2026-06-02
   days on market $145,000 Active Under Contract 28 DOM
8. 2026-06-01
   days on market $145,000 Active Under Contract 27 DOM
9. 2026-05-31
   days on market $145,000 Active Under Contract 26 DOM
10. 2026-05-04
    listed $145,000 Active 1437-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: $48,198
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$3,856
• − Management: −$3,856
• − Depreciation: −$4,218
• Taxable income: $25,246
• Est. tax owed @ 24.0%: −$6,059
• After-tax cash flow: $19,993/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

-6.9% since first listed

4 events — show timeline

• 2026-06-09 Pending — CSMAR
• 2026-06-09 Sold (MLS) $135,000 CSMAR
• 2026-05-20 Contingent — CSMAR
• 2026-05-04 Listed $145,000 CSMAR

Property tax history

-0.6%/yr

Latest (2025): $231 · +1.5% YoY. Source: county tax records.