1246 Patricia Avenue 28, Simi Valley, California 93065, Simi Valley, 93065 - 2 bed, 2 bath
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Simi Valley, California 93065
This Updated Top-Floor Condominium is listed at $399,700, offering exceptional price stability at its $399,700 Fair Market Value. Boasting a Good Condition Rating, the interior features a modernized kitchen with quartz countertops, stainless steel appliances, and energy-efficient dual-pane windows. As a top-floor unit, it provides enhanced privacy and includes a private balcony, gas fireplace, and indoor laundry. Residents enjoy community amenities like a pool and spa, with convenient access to Royal High School. This move-in-ready home is an ideal match for first-time buyers or Owner-Occupants seeking a turnkey Simi Valley lifestyle.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 1246 Patricia Avenue 28 Subject | $399,700* List Price | 2 | 2 | 1,084 | $369 | - |
A 1256 Patricia Avenue 10 Sold | $421,000 | 2 | 2 | 1,084 | $388 | 0.0 mi |
B 1778 Sinaloa Road 294 Sold | $445,000 | 2 | 2 | 1,074 | $414 | 0.6 mi |
C 1109 Tivoli Lane 122 Sold | $499,000 | 2 | 3 | 1,164 | $429 | 0.8 mi |
D 1736 Sinaloa Road 314 Sold | $463,000 | 2 | 2 | 1,074 | $431 | 0.5 mi |
E 1182 Tivoli Lane 193 Sold | $495,000 | 2 | 3 | 1,164 | $425 | 0.7 mi |
F 1766 Sinaloa Road 282 Sold | $325,000 | 1 | 1 | 770 | $422 | 0.6 mi |
G 1718 Sinaloa Road 219 Active | $468,000 List Price | 2 | 2 | 1,074 | $436 | 0.6 mi |
* Subject property listed price vs sold prices of comps.
Property is move-in ready.
Although built in 1979, the property is well-maintained and move-in ready due to significant updates. The kitchen has been modernized with quartz countertops and stainless steel appliances, and the unit features a newer HVAC system and updated dual-pane windows. While some dated elements like popcorn ceilings remain, the primary systems and kitchen/bath areas align with the 'Good' criteria for a 5-15 year renovation cycle.
The unit features significant upgrades including a remodeled kitchen with quartz countertops, stainless steel appliances, and energy-efficient dual-pane windows, making it move-in ready.
As a top-floor unit, it offers enhanced privacy with no neighbors above, and includes high-demand features like indoor laundry and a primary suite with dual sinks and 'His and Hers' closets.
With a significant price reduction from the original $464,900 to $399,700, this property is positioned as a highly competitive entry point into the Simi Valley market.
The assigned elementary school has a rating of 3/10, which may be a drawback for families prioritizing high-performing educational districts.
The property has undergone multiple price cuts and a lengthy time on market, which can sometimes create a negative perception regarding its desirability or underlying condition.
Beautiful and spacious condo unit in the Patricia Gardens. Conveniently located. Top Floor- 2 bedroom- 2 bath-Nicely updated. Updated dual pane windows- gas fireplace-Newer A/C unit-Balcony off Living Room- Updated kitchen- quartz counter tops-Stainless steel appliances-Indoor Laundry-Attached carport with storage-Primary bedroom as His and Hers closets, dual sinks, - This complex has a nice pool & Spa, greenbelts and a club house.
No exterior & parking available.
Grades K-6 • 1.3 mi
Grades 6-8 • 0.7 mi
Grades 9-12 • 0.4 mi
No sensitive facilities data found.
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 2.0 | 2.0 |
| Baths | 2.0 | 2.0 |
| Square foot | 1,084 | 1,074 |
| Lot Size | 2,178 | 1,074 |
| Price | $399.7K | $490.4K |
| Price per sq ft | $369 | $454 |
| Built year | 1979 | 1985 |
| HOA | $292.0 | $413 |
| Days on market | 235 | 70 |
Mar 26, 2026
$399,700
$419,999
-5% Price Drop
Initial Listing
Feb 6, 2026
$419,999
$449,900
-7% Price Drop
Initial Listing
Jan 7, 2026
$449,900
$464,900
-3% Price Drop
Initial Listing
Nov 29, 2025
$464,900
Initial Listing
Feb 27, 2025
$450,000
Public Record
Oct 13, 2021
$400,000
Public Record
Dec 16, 2011
$132,500
Public Record