Real Estate Investing in Simi Valley, California (93065)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93065 (Simi Valley, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 25.9 — hard to cash-flow at these prices.
What’s happening in Simi Valley, CA (93065)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 93065 Simi Valley
ZIP 93065 in Simi Valley, CA carries a impressive set of headwinds. Home values near $844K and rents of $2,713/mo sit inside a market where underwriting has to be tight.
In practical terms, the numbers look inviting — $844K purchase price, 0.0% nominal cap — the work to hit that pro forma in 93065 is substantial and deserves full respect.
Statewide comparisons place 93065 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 93065 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 93065 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Simi Valley:
Property Strategy for 93065
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $413,846 | $2,770 | 4.8% | +5.0% | $413,846 |
| 2BR | $580,496 | $3,320 | 4.1% | +5.4% | $290,248 |
| 3BR | $776,578 | $4,500 | 4.2% | +5.4% | $258,859 |
| 4BR | $884,386 | $5,230 | 4.3% | +5.3% | $221,096 |
| 5BR | $1,164,903 | — | — | +6.7% | $232,981 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 93065 Compare?
| Metric | 93065 | Simi Valley | Oxnard-Thousand Oaks-Ventura, CA | California |
|---|---|---|---|---|
| Home Value | $843,954 | $841,937 | N/A | $761,003 |
| 5-Year CAGR | 2.7% | 2.8% | N/A | 5.7% |
| Avg Rent | $2,713 | $2,765 | N/A | - |
| Cap Rate | 2.5% | 2.6% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 93065 (Simi Valley, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 93065 (Simi Valley, CA)?
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Property managers serving Ventura County
Manage rentals here? List your business →ABM Property Management, Inc. provides full property management services for homeowners associations in residential communities throughout Southern California. summary from their website
California Oaks Property Management's homepage text is minimal, but the domain name strongly suggests property management services. summary from their website
Home Sweet Home Property Management offers full-service property management rooted in Ventura County since 1990. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $843,954 |
| Monthly Rent | $2,713 |
| Price-to-Rent | 25.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 5.2% |
📈 Home Appreciation
| 1-Year | -0.5% ▼ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +4.5% ▲ |
🏠 Rent Trends
| 1-Year | -5.7% ▼ |
| 3-Year CAGR | -0.1% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.5%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 93065
Population: 72,585
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 93065
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 16,757 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Simi Valley in CA worth investing in?
The 3.0/5 investability rating in Simi Valley, CA reflects its $844K prices and $2,713/mo rents. Investors generally consider it a solid option within CA.
How high is vacancy risk in Simi Valley, CA?
Simi Valley, CA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Where do home prices stand in Simi Valley, CA?
Homes in Simi Valley, CA typically sell near $844K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
How deep is the rental pool in Simi Valley, CA?
Tenant quality in Simi Valley, CA ranks as solid. Landlords generally report measured occupancy at market rents of $2,713/mo.
How strong are rents in Simi Valley, CA?
Rents in Simi Valley, CA run near $2,713/mo. Compared with median home prices of $844K that produces solid gross yields for typical rentals.
You know 93065 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93065 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 93065 ranks in Oxnard-Thousand Oaks-Ventura, CA
Every ZIP in this metro, ranked. Free.
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