1249 Gibson Avenue, Simi Valley, California 93065, Simi Valley, 93065 - 5 bed, 3 bath
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1249 Gibson Avenue
Simi Valley, California 93065
ACTIVE UNDER CONTRACT
CONDITION: GOOD
5Beds
3Baths
2,100Sq Ft
8,712Lot Size
Property Price
LIST PRICE$849,900
EST. MARKET VALUE
$865,000
SUMMARY
This Spacious Single-Story Residence is a Strong Value Opportunity, listed at $865,000—positioned well below the $900,059 Fair Market Value by 3%. This valuation gap offers $35,059 in Instant Equity for the buyer. Featuring a Condition Rating of 3, the home includes a Granite Kitchen, RV Access, and a private lot with Mountain Views. Ideally located near Royal High School, this property is a perfect fit for Owner-Occupants seeking a multigenerational layout or first-time buyers prioritizing long-term value.
Estimated Market Value
$865,000
Based on Realkey algorithm analyzing recent comparable sales in Simi Valley.
Comparable Sales Map
Comparables within 1 miles sold in recently
Map unavailable.
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 1249 Gibson Avenue Subject | $849,900* List Price | 5 | 3 | 2,100 | $412 | - |
A 1559 Buckskin Avenue Sold | $750,000 | 3 | 2 | 1,854 | $405 | 0.5 mi |
B 896 Moffatt Circle Sold | $885,000 | 5 | 3 | 2,069 | $428 | 0.5 mi |
C 2092 Cutler Street Sold | $940,000 | 4 | 3 | 2,040 | $461 | 0.5 mi |
D 2094 Elizondo Avenue Sold | $880,000 | 4 | 3 | 1,725 | $510 | 0.5 mi |
E 838 Rivera Street Sold | $790,000 | 4 | 2 | 1,554 | $508 | 0.9 mi |
F 1940 Arcane Street Sold | $947,000 | 4 | 3 | 2,482 | $382 | 0.3 mi |
G 1717 Wade Circle Sold | $815,000 | 3 | 2 | 1,632 | $499 | 0.5 mi |
H 1048 Vallejo Avenue Active | $799,000 List Price | 3 | 2 | 1,700 | $470 | 0.5 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Good
TeardownExcellent
Property is move-in ready.
While built in 1962, the property has undergone significant renovations likely within the 5-15 year range. The kitchen features granite countertops and updated cabinetry, bathrooms have been modernized with stone tiling and dual sinks, and the inclusion of newer dual-pane windows indicates proactive maintenance. The home is functional and move-in ready.
PROSSTRENGTHS & OPPORTUNITIES
- High Available Lot Utilization
The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 8712, living area = 2100.
- Rare Single-Story Layout
A highly sought-after 5-bedroom single-story floor plan in West Simi Valley, offering exceptional accessibility and a functional layout perfect for multigenerational living.
- Spacious Lot with RV Access
The property features a generous 8,712 sq. ft. lot with no rear neighbors for added privacy, plus the highly desirable addition of RV access for toys or extra parking.
CONSRISKS & DEFICIENCIES
- Bathroom-to-Bedroom Ratio
With five bedrooms but only 2.5 bathrooms, the home may experience high demand on facilities for larger households or during peak morning hours.
- Local School Ratings
While the home is conveniently located near several schools, the assigned elementary school has a lower rating (3/10), which may be a concern for education-focused families.
About 1249 Gibson Avenue
Welcome to one of West Simi Valley's rarest finds! This spacious single-story home offers 5 bedrooms, 2.5 bathrooms, and an ideal layout multigenerational household. Seller is in process of installing brand New HVAC System and ducks!The heart of the home is the beautifully updated kitchen featuring granite countertops and open floorplan. Just beyond, the generous formal dining room is ready to host holiday gatherings, Thanksgiving dinners, and celebrations with everyone around one table.The inviting living room features a built-in bar and opens seamlessly to the backyard, creating the perfect indoor-outdoor flow for entertaining. Outside, you'll find a spacious yard with room to add a pool, create a garden, or simply enjoy the privacy with no homes directly behind you. There's even RV access, making this property as practical as it is desirable.The oversized primary suite is a true retreat, complete with dual sinks, a relaxing sunken soaking tub, and a large step-down stone shower. Four additional bedrooms offer generous space for guests, a home office, or other needs. Newer dual-pane windows throughout add comfort and energy efficiency.Location is everything, and this home delivers. It's just minutes from Grace Brethren Schools, Royal High School, shopping, dining, and parks.Single-story, five-bedroom homes on the west side of Simi Valley are incredibly hard to find, and this one checks all the boxes. If you've been waiting for the perfect combination of space, location, and functionality, this is it.Don't wait. Homes like this don't stay on the market for long. Schedule your private showing today before this incredible opportunity is gone!
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1962
- Lot Size
- 8,712 Sq. Ft.
Interior
- Total Bedrooms
- 5
- Total Bathrooms
- 3 (3 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Simi Valley Unified Schools
Berylwood Elementary School
Grades K-6 • 0.8 mi
3/10
Hillside Middle School
Grades 6-8 • 0.7 mi
5/10
Sinaloa Middle School
Grades 6-8 • 1.1 mi
5/10
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 5.0 | 4.0 |
| Baths | 3.0 | 2.0 |
| Square foot | 2,100 | 1,735.527 |
| Lot Size | 8,712 | 7,383.872 |
| Price | $849.9K | $868.9K |
| Price per sq ft | $405 | $499 |
| Built year | 1962 | 1970 |
| HOA | $0 | $160 |
| Days on market | 47 | 50 |
Pricing History
Listed for Sale
Aug 7, 2026
$849,900
$859,000
-1% Price Drop
Initial Listing
Price Change
Aug 4, 2026
$859,000
$865,000
-1% Price Drop
Initial Listing
Price Change
Jul 24, 2026
$865,000
Initial Listing
Sold
Jul 19, 1999
$181,000
Public Record