36200 Paradise Rnch #87 · Hasley Canyon, CA 91384

$39,000

2 bd · 1.0 ba · 856 sqft · Manufactured public records · 122 Days on market

Built 1972

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 36200 Paradise Ranch Rd #87, a charming 2-bedroom, 1-bathroom mobile home in the heart of Castaic. This cozy home offers a perfect blend of comfort and functionality, making it an ideal haven for you and your loved ones. As you step inside, you'll be greeted by the spacious family room which invites relaxation and quality time, offering a comfortable atmosphere for gatherings and entertainment. A separate section for a dining table ensures that meals are enjoyed in a dedicated and inviting space, enhancing the overall dining experience. The convenience of indoor laundry facilities will help make that daily chore a breeze! The thoughtfully designed kitchen boasts ample cabinet space, providing an organized and efficient cooking environment. Outside, a front porch beckons you to unwind and soak in the tranquility of the surrounding neighborhood. The carport provides shelter for your vehicles, adding an extra layer of convenience to your lifestyle. One of the highlights of this property is the outdoor space, perfect for hosting barbecues, or simply enjoying the beautiful California weather. Adding to the appeal of this residence is the community's pool and spa facilities. Take advantage of these amenities to relax & unwind. Don't miss the opportunity to make this residence your own and experience the comfort and charm it has to offer.

Key facts

• Covered carport
• Private front porch
• Updated kitchen

Tags

• DEDICATED DINING AREA
• UPDATED KITCHEN
• INDOOR LAUNDRY ROOM
• MOUNTAIN VIEWS
• PRIVATE FRONT PORCH
• COVERED CARPORT

Property features AI

Finance

• Financial info: Land lease in place (monthly amount provided)
• HOA & community: Part of an association; Community amenities include biking and hiking; Manager approval required

Exterior

• Utilities: Sewer or septic (unknown); Water: see remarks
• Home design: Single-story mobile home (12' x 64'); Mobile home remains on site
• Construction: Year built listed as other
• Exterior features: Community pool; Close to clubhouse; Park located in Paradise Ranch

Interior

• Bathrooms: 1 full bathroom
• Interior features: Main entry located on the first level
• Laundry & utility: No laundry hookups on site

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $39k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#1,168 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: housing C-, schools F, amenities 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: 140 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $270 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $50k (56%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $68/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 5.98% ✓
• Cap rate: 55.58%
• Cash-on-cash: 176.04%
• DSCR: 8.83
• GRM: 1.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.37×
• Total profit: $91,447
• Equity at exit: $5,815

10-year hold

• IRR: —
• Equity multiple: 19.84×
• Total profit: $205,685
• Equity at exit: $3,372

Cash invested: $10,920 (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 91384

• Home prices YoY: -28.3%
• Active inventory: 140
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $2,332 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$20 /mo · $238/yr
• Insurance: −$16
• Flood insurance flood zone: −$68 /mo · $814/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $1,534

Break-even live

Break-even rent $390

Max offer price $39,000

Occupancy floor 29%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $39,000 Active 122 DOM
2. 2026-06-17
   days on market $39,000 Active 121 DOM
3. 2026-06-16
   days on market $39,000 Active 120 DOM
4. 2026-06-15
   days on market $39,000 Active 119 DOM
5. 2026-06-13
   days on market $39,000 Active 117 DOM
6. 2026-06-13
   days on market $39,000 Active 116 DOM
7. 2026-06-09
   days on market $39,000 Active 113 DOM
8. 2026-06-08
   days on market $39,000 Active 112 DOM
9. 2026-06-07
   days on market $39,000 Active 111 DOM
10. 2026-06-04
    pricedays on market $39,000 Active 108 DOM
11. 2026-06-03
    days on market $67,700 Active 107 DOM
12. 2026-06-02
    days on market $67,700 Active 106 DOM
13. 2026-06-01
    days on market $67,700 Active 105 DOM
14. 2026-05-31
    days on market $67,700 Active 104 DOM
15. 2026-05-19
    price $67,700
16. 2026-04-29
    price $68,500
17. 2026-03-22
    price $78,500
18. 2026-02-16
    listed $89,000 Active
19. 2024-01-19
    soldstatus $40,000 Closed Sale 1370-char remark

    Show marketing remark (1370 chars)

    Welcome to 36200 Paradise Ranch Rd #87, a charming 2-bedroom, 1-bathroom mobile home in the heart of Castaic. This cozy home offers a perfect blend of comfort and functionality, making it an ideal haven for you and your loved ones. As you step inside, you'll be greeted by the spacious family room which invites relaxation and quality time, offering a comfortable atmosphere for gatherings and entertainment. A separate section for a dining table ensures that meals are enjoyed in a dedicated and inviting space, enhancing the overall dining experience. The convenience of indoor laundry facilities will help make that daily chore a breeze! The thoughtfully designed kitchen boasts ample cabinet space, providing an organized and efficient cooking environment. Outside, a front porch beckons you to unwind and soak in the tranquility of the surrounding neighborhood. The carport provides shelter for your vehicles, adding an extra layer of convenience to your lifestyle. One of the highlights of this property is the outdoor space, perfect for hosting barbecues, or simply enjoying the beautiful California weather. Adding to the appeal of this residence is the community's pool and spa facilities. Take advantage of these amenities to relax & unwind. Don't miss the opportunity to make this residence your own and experience the comfort and charm it has to offer.

20. 2024-01-09
    status Pending Sale 1370-char remark

    Show marketing remark (1370 chars)

    Welcome to 36200 Paradise Ranch Rd #87, a charming 2-bedroom, 1-bathroom mobile home in the heart of Castaic. This cozy home offers a perfect blend of comfort and functionality, making it an ideal haven for you and your loved ones. As you step inside, you'll be greeted by the spacious family room which invites relaxation and quality time, offering a comfortable atmosphere for gatherings and entertainment. A separate section for a dining table ensures that meals are enjoyed in a dedicated and inviting space, enhancing the overall dining experience. The convenience of indoor laundry facilities will help make that daily chore a breeze! The thoughtfully designed kitchen boasts ample cabinet space, providing an organized and efficient cooking environment. Outside, a front porch beckons you to unwind and soak in the tranquility of the surrounding neighborhood. The carport provides shelter for your vehicles, adding an extra layer of convenience to your lifestyle. One of the highlights of this property is the outdoor space, perfect for hosting barbecues, or simply enjoying the beautiful California weather. Adding to the appeal of this residence is the community's pool and spa facilities. Take advantage of these amenities to relax & unwind. Don't miss the opportunity to make this residence your own and experience the comfort and charm it has to offer.

21. 2023-12-27
    historical Active Under Contract 1370-char remark

    Show marketing remark (1370 chars)

    Welcome to 36200 Paradise Ranch Rd #87, a charming 2-bedroom, 1-bathroom mobile home in the heart of Castaic. This cozy home offers a perfect blend of comfort and functionality, making it an ideal haven for you and your loved ones. As you step inside, you'll be greeted by the spacious family room which invites relaxation and quality time, offering a comfortable atmosphere for gatherings and entertainment. A separate section for a dining table ensures that meals are enjoyed in a dedicated and inviting space, enhancing the overall dining experience. The convenience of indoor laundry facilities will help make that daily chore a breeze! The thoughtfully designed kitchen boasts ample cabinet space, providing an organized and efficient cooking environment. Outside, a front porch beckons you to unwind and soak in the tranquility of the surrounding neighborhood. The carport provides shelter for your vehicles, adding an extra layer of convenience to your lifestyle. One of the highlights of this property is the outdoor space, perfect for hosting barbecues, or simply enjoying the beautiful California weather. Adding to the appeal of this residence is the community's pool and spa facilities. Take advantage of these amenities to relax & unwind. Don't miss the opportunity to make this residence your own and experience the comfort and charm it has to offer.

22. 2023-12-12
    listed $35,000 Active 1370-char remark

    Show marketing remark (1370 chars)

    Welcome to 36200 Paradise Ranch Rd #87, a charming 2-bedroom, 1-bathroom mobile home in the heart of Castaic. This cozy home offers a perfect blend of comfort and functionality, making it an ideal haven for you and your loved ones. As you step inside, you'll be greeted by the spacious family room which invites relaxation and quality time, offering a comfortable atmosphere for gatherings and entertainment. A separate section for a dining table ensures that meals are enjoyed in a dedicated and inviting space, enhancing the overall dining experience. The convenience of indoor laundry facilities will help make that daily chore a breeze! The thoughtfully designed kitchen boasts ample cabinet space, providing an organized and efficient cooking environment. Outside, a front porch beckons you to unwind and soak in the tranquility of the surrounding neighborhood. The carport provides shelter for your vehicles, adding an extra layer of convenience to your lifestyle. One of the highlights of this property is the outdoor space, perfect for hosting barbecues, or simply enjoying the beautiful California weather. Adding to the appeal of this residence is the community's pool and spa facilities. Take advantage of these amenities to relax & unwind. Don't miss the opportunity to make this residence your own and experience the comfort and charm it has to offer.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $238 · $20/mo
• Projected year-2 tax: $296 · $25/mo
• Expected delta: +$58/yr (+$5/mo · 24.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone D · 99% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 8 d/yr ≥96°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 15 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,988
• − Mortgage interest: −$2,185
• − Property taxes: −$238
• − Insurance: −$1,009
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$1,135
• Taxable income: $18,944
• Est. tax owed @ 24.0%: −$4,546
• After-tax cash flow: $13,863/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.

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 — Hasley Canyon

• Score: 49/100
• State rank: #1168
• US rank: #25897

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 27,278

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 37% Two or more races 22% Asian 9% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 3% Lithuanian 2% Portuguese 2%
• Foreign-born: 20% · Canada, South Korea, China
• Languages at home: 62% English-only · Spanish 29% Other Indo-European 2% Tagalog/Filipino 2%

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: ▼ -126.54%
• Current HPI: 319.9021
• Rent YoY: —
• Metro: —
• 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

+93.4% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $67,700 CRMLS
• 2026-04-29 Price Changed $68,500 CRMLS
• 2026-03-22 Price Changed $78,500 CRMLS
• 2026-02-16 Listed $89,000 CRMLS
• 2024-01-19 Sold (MLS) $40,000 CRMLS
• 2024-01-09 Pending — CRMLS
• 2023-12-27 Contingent — CRMLS
• 2023-12-12 Listed $35,000 CRMLS

Property tax history

+100.9%/yr

Latest (2025): $238 · +100.9% YoY. Source: county tax records.