18035 Soledad Canyon Rd #32 · Santa Clarita, CA 91387

$190,000

3 bd · 2.0 ba · 720 sqft · Manufactured · 46 Days on market

Built 1971 Good condition Est $129k · 47% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained and remodeled 3 bed, 2 bath home in the Caravilla Mobile Home Family Park with a low land lease. Features include laminate flooring, neutral finishes, a remodeled kitchen with wood cabinetry, updated bathrooms and a private side yard—perfect for relaxing or entertaining. Covered carport fits up to 3 vehicles. Community offers great amenities and is centrally located near major shopping centers and major freeways. MUST SEE unit.

Key facts

• Community pool
• Built 1971
• Listed 46 days

Property features AI

Finance

• Other: Lot density: 0-1 unit per acre; Directions: in between Sierra Hwy and River Cir
• Financial info: Monthly land lease payable to seller
• HOA & community: Located in Caravilla Mobile Home Park; manager approval required; Pets allowed — contact park for details

Exterior

• Parking: Attached carport
• Utilities: Public water (district/public); Public sewer (sewer connected); Natural gas available; Electricity connected
• Home design: Single-story mobile home; Mobile home remains on site (12 ft x 60 ft)
• Construction: Raised foundation; Listed year built per public records
• Exterior features: Front porch, rear porch and additional porch area; Community pool; Located in a suburban valley setting with street lighting and sidewalks

Interior

• Bedrooms: Single-level living (entry on ground level)
• Bathrooms: 2 full bathrooms
• Interior features: Built-in storage and shelving; Recessed lighting throughout; Open floor plan
• Laundry & utility: Indoor laundry area with washer hookup and gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 2.8% in Santa Clarita — 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 70/100 on livability (#229 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A, crime A-; Watch: amenities D+, cost of living F, health & safety F.
• William S. Hart Union High (suburban): math 52% / reading 72% proficiency, ranked #155 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.8%/yr); 154 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 35% of the median local income ($118k/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 $6k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $53k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.79% ✓
• Cap rate: 14.99%
• Cash-on-cash: 31.07%
• DSCR: 2.38
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $128,880
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18035 Soledad Canyon Rd #49	0.00mi	3/2.0	720 (0%)	12mo	$113,000	$157	90
18204 Soledad Canyon Rd #53	0.19mi	2/1.0 (-1)	720 (0%)	22mo	$128,900	$179	64
18323 Soledad Cyn #29	0.26mi	2/1.0 (-1)	672 (-7%)	7mo	$110,000	$164	62
18540 Soledad Canyon Rd Spc 17	0.58mi	3/1.0	720 (0%)	11mo	$84,990	$118	60
18323 Soledad Canyon Rd #36	0.26mi	2/2.0 (-1)	800 (+11%)	13mo	$150,000	$188	53
18204 Soledad Canyon Rd #9	0.19mi	2/1.0 (-1)	638 (-11%)	16mo	$129,900	$204	50
18540 Soledad Canyon Rd #10	0.63mi	2/1.5 (-1)	800 (+11%)	0mo	$147,000	$184	45

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 · 3.81% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 2.12×
• Total profit: $59,794
• Equity at exit: $28,330

10-year hold

• IRR: 34.9%
• Equity multiple: 4.33×
• Total profit: $176,919
• Equity at exit: $16,428

Cash invested: $53,200 (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 91387

• Rents YoY: 3.8%
• Active inventory: 154
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $3,406 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$715
• Net cashflow: $1,377

Break-even live

Break-even rent $1,662

Max offer price $190,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,509	-5% $1,443	+0% $1,377	+5% $1,312	+10% $1,246
Rent	-10% $1,108	-5% $1,243	+0% $1,377	+5% $1,512	+10% $1,647
Rate	-1.0pp $1,473	-0.5pp $1,426	base $1,377	+0.5pp $1,328	+1.0pp $1,278

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27940 Solamint Rd Canyon Country, CA	1.0–2.0	1.0–2.0	859	$3,974	$4.62	0d	5	0.20mi
27303 Sara St Canyon Country, CA	1.0–3.0	1.0–2.0	838	$2,774	$3.31	0d	6	0.49mi
18005 Annes Cir Canyon Country, CA	1.0–3.0	1.0–2.5	979	$3,499	$3.57	0d	10	0.49mi
27520 Sierra Hwy Canyon Country, CA	1.0–3.0	1.0–2.0	965	$2,995	$3.10	0d	1	0.50mi
17350 Humphreys Pkwy Canyon Country, CA	1.0–3.0	1.0–2.0	1009	$4,000	$3.96	0d	65	0.59mi
Jakes Way Santa Clarita, CA	1.0–2.0	1.0–2.0	830	$2,640	$3.18	0d	20	0.68mi
27105 Silver Oak Ln Canyon Country, CA	1.0–3.0	1.0–2.0	1021	$3,570	$3.50	0d	20	0.94mi
18701 Flying Tiger Dr Canyon Country, CA	2.0	1.0	656	$2,105	$3.21	0d	1	1.00mi

Listing history 22 events

1. 2026-06-21
   days on market $190,000 Active 46 DOM
2. 2026-06-18
   days on market $190,000 Active 43 DOM
3. 2026-06-17
   days on market $190,000 Active 42 DOM
4. 2026-06-16
   days on market $190,000 Active 41 DOM
5. 2026-06-15
   days on market $190,000 Active 40 DOM
6. 2026-06-13
   days on market $190,000 Active 38 DOM
7. 2026-06-13
   days on market $190,000 Active 37 DOM
8. 2026-06-09
   days on market $190,000 Active 34 DOM
9. 2026-06-08
   days on market $190,000 Active 33 DOM
10. 2026-06-07
    days on market $190,000 Active 32 DOM
11. 2026-06-04
    days on market $190,000 Active 29 DOM
12. 2026-06-03
    days on market $190,000 Active 28 DOM
13. 2026-06-02
    days on market $190,000 Active 27 DOM
14. 2026-06-01
    days on market $190,000 Active 26 DOM
15. 2026-05-31
    days on market $190,000 Active 25 DOM
16. 2026-05-06
    listed $190,000 Active
17. 2026-05-05
    historical $190,000
18. 2024-10-23
    historical
19. 2024-09-06
    historical Active Under Contract
20. 2024-08-16
    status Active
21. 2024-07-23
    historical Active Under Contract
22. 2024-05-18
    listed $190,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 18 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,869
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$3,270
• − Management: −$3,270
• − Depreciation: −$5,527
• Taxable income: $14,360
• Est. tax owed @ 24.0%: −$3,446
• After-tax cash flow: $13,084/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This well-maintained and remodeled manufactured home in a family park offers a good condition with cosmetic updates needed for a fresh look and increased value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint enhances curb appeal and can increase both resale and rental value.
• Both Clean and maintain gutters — Clean gutters improve drainage and prevent water damage, enhancing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean and maintain gutters — Clean gutters improve drainage and prevent water damage, enhancing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: William S. Hart Union High
• NCES district ID: 0642510
• Math proficiency: 52% ▬ 0.00%
• Reading proficiency: 72% ▲ 1.00%
• Median HH income: $95,844
• Composite: 58.6/100
• National rank: #2030
• State rank: #155 of 1400 in CA

Livability — Santa Clarita

• Score: 70/100
• State rank: #229
• US rank: #7378

Category grades

Amenities D+ Commute C+ Cost of living F Crime A- Employment A+ Housing A Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Clarita, CA
• County: Los Angeles County · 9,444,647 people
• City population: 219,066
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 46,869
• Household income: $117,969
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1332.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 43% White 36% Two or more races 20% Asian 10% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 24% · Canada, South Korea, Vietnam
• Languages at home: 58% English-only · Spanish 30% Tagalog/Filipino 3% Other Indo-European 3%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -441.37%
• Current HPI: 322.2238
• Rent YoY: ▲ 3.81%
• Metro: Los Angeles-Long Beach-Anaheim, 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

+0.0% since first listed

7 events — show timeline

• 2026-05-06 Listed $190,000 CRMLS
• 2026-05-05 Coming Soon $190,000 CRMLS
• 2024-10-23 Listing Removed — CRMLS
• 2024-09-06 Contingent — CRMLS
• 2024-08-16 Relisted — CRMLS
• 2024-07-23 Contingent — CRMLS
• 2024-05-18 Listed $190,000 CRMLS