Listed by Crystal Gomez•DRE #02231837• Equity Union
Listed by Michelle Pacheco•DRE #02050747• Equity Union
Contact: 805-907-5173
For sale
$350,000
Est. $2,422/mo —
Land
•
0.55
acre (lot)
1194 Black Cyn, Simi Valley, CA 93063
About this home
Nestled in the beautiful Santa Susana Knolls area of Simi Valley, this approximately 24,000 sq. ft. (0.55-acre) homesite presents an exceptional opportunity for builders, investors, or anyone looking to create a custom hillside retreat. Enjoy the peaceful, rural ambiance while remaining just minutes from shopping, dining, schools, and freeway access. Included in the sale are custom architectural plans for a thoughtfully designed three-unit project consisting of a primary residence, ADU, and Junior ADU, with potential future SB9 possibilities (buyer to verify). Also included are valuable pre-development reports, including soils, survey, slope analysis, and geology reports, helping streamline the path toward construction. Whether you're looking to build your dream home, develop an income-producing property, or invest in one of Simi Valley's unique hillside communities, this property offers outstanding potential with scenic surroundings and endless possibilities. Buyer to verify all zoning, development potential, permits, and intended uses with the appropriate agencies.
East Simi Valley, located between the Santa Susana Mountains and the Arroyo Simi Greenway, is a residential and commuter-friendly Simi Valley neighborhood with hillside views and broad, sunlit streets. The neighborhood’s energy concentrates around the Sycamore Drive and Cochran Street corridor, where local eateries, service storefronts, and daily-errand stops cluster in a steady rhythm. Housing leans toward ranch-style and late-20th-century tract homes, often with tidy yards and garage-forward facades. The Arroyo Simi Bike Path threads through the area, shaping a walk-and-roll routine between parks and schools. Rancho Simi Community Park and the Simi Valley Town Center add open lawns, sports courts, and indoor shopping under one roof. The Ronald Reagan Presidential Library and Museum, set above the valley, anchors the area’s cultural calendar and skyline.
Provided by Walk Score and Local Logic
Property details
Interior
Exterior
Finance
Interior features
Has a view
Exterior features
Partial wood fencing
Paved access
Park nearby
Natural vegetation/trees
Hillside / sloping topography
Upslope from the street
At-property water access
Home design
Rural/mountainous community setting
Located in the Santa Susana Knolls subdivision
RE zoning
Parking
Access via city streets
Construction
Lot information from assessor's data
Parcel number 6450124010
Elevation about 1,100 feet
Utilities
Private well water
Septic (type unknown)
Electricity available
Propane available
Natural gas not available
HOA & community
Community features include hiking and park access
Financial info
Property marketed for investment or residential use
Assessments: Unknown
Other
Public access ingress/egress
Lot listed as irregular shape (approx. 20,000–39,999 sq ft)
Lot dimensions listed in assessor data
Electricity and solar
View estimated energy costs and solar savings for this home
Land with projected income possiiblity in the Susana Knolls where the vibe is rustic and rural . Perfect for those that want a more quiet, secluded lifestyle. This tentative opportunity at 1194 Black Canyon RD is lot size of 12,713.2G ft², with the intention of legally splitting the original lot and jointly developing an architectural project on each separate property that will be designed taking in consideration the adjacent property to fully optimize the potential of both lots. Sale will include full custom architectural plans for 3 unit building-main house, ADU and Jr Unit and possible (space for future SB9) ,soils report for construction permit ,property survey ,property slope analysis, geology report will all be included.
CRMLS #SR21198414
Jul 1, 2022
Sold
$180,000
Jun 20, 2022
Contingent
—
Dec 6, 2021
Price Changed
$179,000
Sep 13, 2021
Listed
$199,000
CSMAR #214011252
Apr 19, 2021
Listing Removed
—
Mar 21, 2014
Listed
$135,000
SDMLS #1
Nov 20, 2019
Price Changed
$279,950
SDMLS #301883346
Nov 1, 2019
Listing Removed
—
Aug 5, 2019
Listed
$299,950
CRMLS #SR16733161
Mar 9, 2017
Listing Removed
—
Oct 25, 2016
Listed
$285,000
SDMLS #301838915
Mar 9, 2017
Listing Removed
—
Oct 24, 2016
Listed
$285,000
CSMAR #80014044
Oct 17, 2008
Listing Removed
—
Jul 11, 2008
Listed
$339,000
CRMLS #F1774899
Oct 23, 2008
Listing Removed
—
Jul 11, 2008
Listed
$339,000
Public Records
Aug 1, 2005
Sold
$285,000
Public Records
Feb 12, 1991
Sold
$10,000
Year
Property tax
Land + Additions
Assessment*
2025
$1,006 (+1.1%)
$90,922
2024
$995 (+6.1%)
$89,140
2023
$938 (−3.4%)
$87,393
2022
$972
$85,680
2021
$972 (+0.5%)
$86,700
2020
$967 (+25.4%)
$85,000
2019
$771 (−4.3%)
$85,000
2018
$805 (+8.8%)
$69,000
2017
$740 (+10.6%)
$65,000
2016
$669 (−25.0%)
$65,000
2015
$892 (−1.1%)
$60,000
2014
$902 (+0.2%)
$80,900
2013
$900 (+39.8%)
$80,900
2012
$644 (−30.7%)
$80,900
2011
$929 (−40.8%)
$57,000
2010
$1,571
$84,000
2009
$1,570 (+2.2%)
$143,980
2008
$1,536
$144,323
Public record
Public record
Zoning
Beds
—
Baths
—
Stories
—
Lot width
—
Lot depth
—
Lot size
0.28 Acres
Year renovated
—
Finished Sq. Ft.
—
Unfinished Sq. Ft.
—
Total Sq. Ft.
—
Year built
—
Style
Vacant Land
County
Ventura County
APN
6450124010
Parking Spaces
—
Basement
—
Accessible
—
HOA Dues
—
Garage
—
Features
—
Last updated by owner on Sep 24, 2026.
RE
Rural Exclusive Zone
The purpose of this zone is to provide for and maintain rural residential areas in conjunction with horticultural activities, and to provide for a limited range of service and institutional uses which are compatible with and complementary to rural residential communities.
Permitted uses
Include but are not limited to:
Greenhouse / nursery
Livestock production
Agriculture-Other
Housing-Single unit
Housing-Senior
Housing-Other
Communications tower
Park & open space
Climate risks
1/10 Flood Factor
Minimal risk of a flood reaching the building in the next 30 years
8/10 Fire Factor
42% chance of being in a wildfire in next 30 years
5/10 Heat Factor
8 days above 101° expected this year, 21 days in 30 years
1/10 Wind Factor
Minimal risk of severe winds over next 30 years
3/10 Air Factor
4 unhealthy days expected this year, 4 days in 30 years
Provided by First Street
Historical weather
Simi Valley, CA • 93063
Average low and high temperatures (°F)
65
49
68
50
72
50
69
49
74
52
79
55
85
59
88
62
83
61
79
56
69
50
69
50
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Sun exposure
80/ 100
Very good sunlight
Sunscore
There appears to be minimal shading by surrounding buildings, terrain, and vegetation.
9.3 hrs
4.3 hrs
JuneDecember
Provided by Shadowmap
Redfin Estimate for 1194 Black Cyn
$322,072
$28K under list price of $350K
Nearby comparable homes
The Redfin Estimate uses 5 recent nearby sales, priced between $34K to $839K.