18145 Soledad Cyn #16 · Santa Clarita, CA 91387

$199,000

2 bd · 2.0 ba · 1,060 sqft · Manufactured public records · 35 Days on market

Built 2015 Est $160k · 24% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Schools +5.9/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of affordability and style in this beautifully maintained 2-bedroom, 2-bathroom residence. Spanning 1,060 sq. ft. of bright and airy living space, this home features an inviting open-concept floor plan designed for effortless daily living. The spacious living area flows seamlessly into a well appointed kitchen with ample cabinetry, while the primary suite serves as a peaceful retreat with its own private en-suite bath. Additional highlights include a dedicated laundry area, a private covered [Porch/Patio] for enjoying the Santa Clarita breeze, and convenient carport parking. Nestled in the highly sought after Royal Oaks community, life at Space 16 offers more than just a home--it's a lifestyle. Residents enjoy access to premium community amenities, including a sparkling swimming pool, a clubhouse for social gatherings, and plenty of guest parking. You are perfectly positioned just minutes from the 14 Freeway for easy commuting and steps away from the Canyon Country Community Center, top-rated schools, and the diverse shopping and dining options along Soledad Canyon Road. Whether you are a first-time buyer or looking to downsize in a premier Santa Clarita location, this turn-key home is a must-see!

Key facts

• Guest parking
• Top-rated schools
• 2 garage spots

Tags

• OPEN-CONCEPT FLOOR PLAN
• PRIVATE COVERED PORCH
• DEDICATED LAUNDRY AREA
• SPARKLING SWIMMING POOL
• GUEST PARKING
• TOP-RATED SCHOOLS

Property features AI

Finance

• HOA & community: Land lease of $725 monthly

Exterior

• Parking: 2 garage spaces; 2 total parking spaces; Located in Royal Oaks Mobile Park
• Utilities: Public sewer; District/public water; Natural gas connected; Sewer connected; Water connected
• Home design: Single-story mobile home (Skyline model); Entry on main level; One story total
• Construction: Composition roof; Double body type; Mobile home dimensions approximately 10 ft by 52 ft; Year built per public records
• Exterior features: Community pool; Level lot with street access; Street lighting; Sidewalks

Interior

• Kitchen: Microwave; Dishwasher
• Bedrooms: All bedrooms on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace; Wall/window cooling
• Interior features: Ceiling fan; Open floor plan
• Laundry & utility: Indoor laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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.
• Zoned schools: Sierra Vista Junior High (991 students, 35% FRL) — zoned schools average 35% FRL vs 18% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.8%/yr); 149 active listings in the ZIP; 31 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).

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 $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $11k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $199k implies a 81% gain — meaningful room to come down on a strong offer.

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 $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.44% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.13%
• DSCR: 1.98
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $160,060
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18035 Soledad Canyon Rd #38	0.09mi	2/2.0	1,040 (-2%)	7mo	$150,000	$144	87
18145 Soledad Canyon Rd #15	0.00mi	3/2.0 (+1)	960 (-9%)	0mo	$250,000	$260	79
18035 Soledad Canyon Rd #70	0.09mi	3/2.0 (+1)	1,056 (-0%)	15mo	$176,000	$167	77
18540 Soledad Canyon Rd #38	0.54mi	2/2.0	1,040 (-2%)	2mo	$98,999	$95	70
18323 Soledad Canyon Rd #5	0.17mi	2/2.0	960 (-9%)	9mo	$155,000	$161	69
18540 Soledad Canyon Rd #122	0.54mi	3/2.0 (+1)	1,056 (-0%)	4mo	$110,000	$104	66
18540 Soledad Canyon Rd #69	0.54mi	2/2.0	960 (-9%)	8mo	$145,000	$151	52
18540 Soledad Canyon Rd #21	0.54mi	3/2.0 (+1)	1,144 (+8%)	15mo	$105,000	$92	44

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: 15.7%
• Equity multiple: 1.64×
• Total profit: $35,505
• Equity at exit: $29,672

10-year hold

• IRR: 24.9%
• Equity multiple: 3.24×
• Total profit: $124,807
• Equity at exit: $17,206

Cash invested: $55,720 (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: 149
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,859 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$105 /mo · $1,259/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $1,028

Break-even live

Break-even rent $1,559

Max offer price $199,000

Occupancy floor 59%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 31 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	1d	5	0.10mi
18008 Saratoga Way #513 Canyon Country, CA	1.0	1.0	934	$1,050	$1.12	1d	1	0.17mi
18028 Saratoga Way #557 Canyon Country, CA	2.0	2.0	843	$2,900	$3.44	1d	1	0.21mi
27944 Tyler Ln #448 Canyon Country, CA	2.0	2.0	848	$2,295	$2.71	1d	1	0.24mi
17954 River Cir Canyon Country, CA	3.0	3.0	1225	$2,995	$2.44	1d	1	0.30mi
28015 Sarabande Ln Santa Clarita, CA	2.0	2.0	885	$2,850	$3.22	1d	1	0.34mi
18209 Sierra Hwy #17 Canyon Country, CA	2.0	2.0	795	$2,500	$3.14	10d	1	0.39mi
18209 Sierra Hwy #40 Canyon Country, CA	2.0	2.0	795	$2,350	$2.96	1d	1	0.39mi
18046 Beneda Ln Unit B203 Santa Clarita, CA	1.0	1.0	756	$1,900	$2.51	10d	1	0.40mi
27520 Sierra Hwy Canyon Country, CA	1.0–3.0	1.0–2.0	965	$2,502	$2.59	1d	1	0.40mi
18005 Annes Cir Canyon Country, CA	1.0–3.0	1.0–2.5	979	$2,954	$3.02	1d	10	0.46mi
27303 Sara St Canyon Country, CA	1.0–3.0	1.0–2.0	838	$2,402	$2.86	1d	6	0.49mi
17621 Pauline Ct Canyon Country, CA	2.0–3.0	2.5	1200	$2,539	$2.12	1d	8	0.51mi
Jakes Way Santa Clarita, CA	1.0–2.0	1.0–2.0	830	$2,640	$3.18	1d	20	0.62mi
17740 Scherzinger Ln Canyon Country, CA	2.0	2.0	825	$2,150	$2.61	1d	2	0.63mi
17350 Humphreys Pkwy Canyon Country, CA	1.0–3.0	1.0–2.0	1009	$3,248	$3.22	1d	65	0.69mi
18135 Erik Ct Canyon Country, CA	3.0	2.0	1155	$3,200	$2.77	1d	1	0.77mi
18211 Flynn Dr #144 Canyon Country, CA	2.0	2.0	1085	$2,700	$2.49	1d	1	0.80mi
18804 Mandan St #807 Canyon Country, CA	2.0	2.0	860	$2,600	$3.02	1d	1	0.83mi
27105 Silver Oak Ln Canyon Country, CA	1.0–3.0	1.0–2.0	1021	$3,070	$3.01	1d	25	0.89mi
17581 Scherzinger Ln Canyon Country, CA	2.0	1.0	800	$2,380	$2.98	3d	1	0.94mi
17947 Lost Canyon Rd Canyon Country, CA	2.0	2.0	1022	$2,795	$2.73	17d	1	0.99mi
27070 Hidaway Ave #4 Canyon Country, CA	2.0	1.5	1078	$3,200	$2.97	2d	1	1.06mi
19028 Drycliff St Unit C Canyon Country, CA	3.0	1.5	982	$3,600	$3.67	2d	1	1.07mi
17991 Lost Canyon Rd Canyon Country, CA	3.0	2.0	1280	$3,225	$2.52	15d	1	1.10mi
27077 Hidaway Ave Canyon Country, CA	2.0	1.0	960	$2,400	$2.50	1d	1	1.17mi
28136 Bakerton Ave Canyon Country, CA	3.0	2.0	1400	$3,800	$2.71	7d	1	1.26mi
27301 Whites Canyon Rd Canyon Country, CA	2.0	2.0	900	$1,995	$2.22	17d	2	1.33mi
26827 Circle of the Oaks Newhall, CA	2.0	2.0	1254	$2,550	$2.03	10d	1	1.34mi
18742 Vista Del Canon Santa Clarita, CA	3.0	2.0	1132	$2,800	$2.47	1d	1	1.37mi
28085 Whites Canyon Rd Canyon Country, CA	1.0–2.0	1.0–2.0	714	$2,100	$2.94	1d	7	1.43mi

Listing history 32 events

1. 2026-06-18
   days on market $199,000 Active 35 DOM
2. 2026-06-17
   days on market $199,000 Active 34 DOM
3. 2026-06-16
   days on market $199,000 Active 33 DOM
4. 2026-06-15
   days on market $199,000 Active 32 DOM
5. 2026-06-13
   days on market $199,000 Active 30 DOM
6. 2026-06-13
   days on market $199,000 Active 29 DOM
7. 2026-06-09
   days on market $199,000 Active 26 DOM
8. 2026-06-08
   days on market $199,000 Active 25 DOM
9. 2026-06-08
   price $199,000 Active 24 DOM
10. 2026-06-07
    days on market $209,999 Active 24 DOM
11. 2026-06-04
    days on market $209,999 Active 21 DOM
12. 2026-06-03
    days on market $209,999 Active 20 DOM
13. 2026-06-02
    days on market $209,999 Active 19 DOM
14. 2026-06-01
    days on market $209,999 Active 18 DOM
15. 2026-05-31
    days on market $209,999 Active 17 DOM
16. 2026-05-14
    listed $209,999 Active 1243-char remark

    Show marketing remark (1243 chars)

    Discover the perfect blend of affordability and style in this beautifully maintained 2-bedroom, 2-bathroom residence. Spanning 1,060 sq. ft. of bright and airy living space, this home features an inviting open-concept floor plan designed for effortless daily living. The spacious living area flows seamlessly into a well appointed kitchen with ample cabinetry, while the primary suite serves as a peaceful retreat with its own private en-suite bath. Additional highlights include a dedicated laundry area, a private covered [Porch/Patio] for enjoying the Santa Clarita breeze, and convenient carport parking. Nestled in the highly sought after Royal Oaks community, life at Space 16 offers more than just a home--it's a lifestyle. Residents enjoy access to premium community amenities, including a sparkling swimming pool, a clubhouse for social gatherings, and plenty of guest parking. You are perfectly positioned just minutes from the 14 Freeway for easy commuting and steps away from the Canyon Country Community Center, top-rated schools, and the diverse shopping and dining options along Soledad Canyon Road. Whether you are a first-time buyer or looking to downsize in a premier Santa Clarita location, this turn-key home is a must-see!

17. 2026-05-14
    listed $209,999 Active

    Show marketing remark (1243 chars)

    Discover the perfect blend of affordability and style in this beautifully maintained 2-bedroom, 2-bathroom residence. Spanning 1,060 sq. ft. of bright and airy living space, this home features an inviting open-concept floor plan designed for effortless daily living. The spacious living area flows seamlessly into a well appointed kitchen with ample cabinetry, while the primary suite serves as a peaceful retreat with its own private en-suite bath. Additional highlights include a dedicated laundry area, a private covered [Porch/Patio] for enjoying the Santa Clarita breeze, and convenient carport parking. Nestled in the highly sought after Royal Oaks community, life at Space 16 offers more than just a home--it's a lifestyle. Residents enjoy access to premium community amenities, including a sparkling swimming pool, a clubhouse for social gatherings, and plenty of guest parking. You are perfectly positioned just minutes from the 14 Freeway for easy commuting and steps away from the Canyon Country Community Center, top-rated schools, and the diverse shopping and dining options along Soledad Canyon Road. Whether you are a first-time buyer or looking to downsize in a premier Santa Clarita location, this turn-key home is a must-see!

18. 2020-09-25
    historical
19. 2020-09-18
    historical
20. 2020-09-17
    status Active
21. 2020-09-11
    historical Active Under Contract
22. 2020-09-05
    price $135,000
23. 2020-08-22
    status Active
24. 2020-08-07
    historical Active Under Contract
25. 2020-07-25
    price $145,000
26. 2020-07-25
    price $145,000
27. 2020-06-29
    listed $149,000 Active
28. 2020-06-29
    listed $149,000 Active
29. 2017-08-31
    soldstatus $110,000 Closed Sale
30. 2017-08-12
    status Pending Sale
31. 2017-06-23
    price $119,900
32. 2017-02-22
    listed $124,900 Active

ⓘ 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: $1,259 · $105/mo
• Projected year-2 tax: $1,512 · $126/mo
• Expected delta: +$254/yr (+$21/mo · 20.2%)

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

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: $34,314
• − Mortgage interest: −$11,147
• − Property taxes: −$1,259
• − Insurance: −$995
• − Repairs & maintenance: −$2,745
• − Management: −$2,745
• − Depreciation: −$5,789
• Taxable income: $9,633
• Est. tax owed @ 24.0%: −$2,312
• After-tax cash flow: $10,019/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 — 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

+68.1% since first listed

17 events — show timeline

• 2026-05-14 Listed $209,999 CRMLS
• 2026-05-14 Listed $209,999 AVMLS
• 2020-09-25 Listing Removed — CRMLS
• 2020-09-18 Listing Removed — AVMLS
• 2020-09-17 Relisted — CRMLS
• 2020-09-11 Contingent — CRMLS
• 2020-09-05 Price Changed $135,000 CRMLS
• 2020-08-22 Relisted — CRMLS
• 2020-08-07 Contingent — CRMLS
• 2020-07-25 Price Changed $145,000 AVMLS
• 2020-07-25 Price Changed $145,000 CRMLS
• 2020-06-29 Listed $149,000 AVMLS
• 2020-06-29 Listed $149,000 CRMLS
• 2017-08-31 Sold (MLS) $110,000 CRMLS
• 2017-08-12 Pending — CRMLS
• 2017-06-23 Price Changed $119,900 CRMLS
• 2017-02-22 Listed $124,900 CRMLS

Property tax history

+3.8%/yr

Latest (2025): $1,259 · +3.8% YoY. Source: county tax records.