21207 Jimpson Way · Santa Clarita, CA 91351

$199,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 93 Days on market

Built 1977 Est $230k · 13% under

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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
• ARV discount +13.5/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Schools +5.9/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gardeners Delight! Well maintained spacious open floor plan home located in highly sought after gated 55+ Greenbrier Estates. 2 bedroom 2 bathroom home features large living room w/ updated paned front picture windows letting in lots of light. Dining area has built in lighted hutch and chandler. Kitchen has lots of counter space and cabinets, large pantry and built-in microwave. Family room features built in cabinets, wooden blinds. The master bedroom w/ a over-sized walk in closet with built in shelving and it's own window. Updated master bathroom with new flooring, lighting and tile shower also features double sinks in vanity area. Ceiling fans throughout the home including all bedrooms, master bath, living room and family room. Second bedroom has mirrored wardrobe doors and a large closet. Laundry room has a storage closet and cabinets. All seasons porch with lots of windows which could be used as a workshop area, sewing room or extra storage space. Updates include, newer A/C, tank-less water heater, solar light tubes in the kitchen, living room, master closet and bathroom. With the additional living areas this home is very spacious. There is a very private backyard with lush landscaping , roses, fruit tree , manicured hedges, brick lined patio, walk way, two storage sheds, gas fire pit and second covered patio area as well. Amenities include club house w/ billiard tables, library, card room, tennis courts, two pools and spas, RV Lot, and more. Buyer to verify all info

Key facts

• Updated bathroom
• 2 parking spots
• Community pool

Tags

• PRIVATE BACKYARD SETTING
• BUILT IN LIGHTED HUTCH
• NEW LAMINATE FLOORING
• OVERSIZED WALK IN CLOSET
• UPDATED BATHROOM
• ENCLOSED ALL SEASONS PORCH

Property features AI

Finance

• Other: Living area source: estimated; Latitude/Longitude: 34.423543, -118.472063
• Financial info: Financial details beyond land lease not provided; Multi-unit/investor details: Property is double-wide; pets allowed — contact for details
• HOA & community: Land lease community (Greenbrier Estates); Land lease fee approx. $1,314.73 monthly (park-reported); Rent includes pool and sewer (see remarks); Community features: Suburban; Senior community

Exterior

• Parking: Attached carport with 2 parking spaces
• Security: Security details not provided
• Utilities: Public sewer; District/public water
• Home design: Mobile home remains on site; Double-wide mobile home (approx. 24' x 60'); Single-story; Suburban setting; Located in a senior community; Facing/directions: Soledad Canyon Road to Greenbrier East
• Construction: Year built (estimated); Construction details not provided; Foundation details not provided; Roof details not provided
• Exterior features: Back yard; 2 sheds; Association pool

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating and cooling details not provided
• Interior features: One-level home; Entry on main level; Association spa; Community pool (association)
• Laundry & utility: Laundry room (individual room)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $918 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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 (+1.7%/yr); 109 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 30% of the median local income ($115k/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 + 1.7% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $200k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.46% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.67%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $230,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21312 Seep Willow Way	0.09mi	2/2.0	1,440 (0%)	0mo	$195,000	$135	96
21315 Jimpson Way	0.17mi	2/2.0	1,440 (0%)	0mo	$207,000	$144	92
21212 Seep Willow Way #272	0.03mi	2/2.0	1,536 (+7%)	7mo	$275,000	$179	81
21302 Blue Curl Way	0.12mi	3/2.0 (+1)	1,560 (+8%)	1mo	$225,000	$144	75
21434 Tumbleweed Way	0.45mi	2/2.0	1,440 (0%)	5mo	$315,000	$219	75
21424 Bramble	0.43mi	2/2.0	1,440 (0%)	7mo	$265,000	$184	74
21432 Tumbleweed Way	0.35mi	2/2.0	1,440 (0%)	12mo	$230,000	$160	74
21202 Blue Curl Way	0.06mi	3/2.0 (+1)	1,620 (+12%)	3mo	$220,000	$136	69
21317 Blue Curl Way	0.13mi	2/2.0	1,604 (+11%)	10mo	$225,000	$140	67
21205 Willow Weed Way	0.09mi	3/2.0 (+1)	1,561 (+8%)	13mo	$359,000	$230	66
26515 Cockleburr Ln	0.23mi	2/2.0	1,344 (-7%)	15mo	$210,000	$156	66
26411 Bentgrass Way	0.53mi	3/2.0 (+1)	1,608 (+12%)	9mo	$359,000	$223	43

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 · 1.7% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.40×
• Total profit: $22,332
• Equity at exit: $29,806

10-year hold

• IRR: 18.3%
• Equity multiple: 2.43×
• Total profit: $79,851
• Equity at exit: $17,284

Cash invested: $55,972 (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 91351

• Rents YoY: 1.7%
• Active inventory: 109
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,910 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $918

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 63%

Sensitivity live

Price	-10% $1,056	-5% $987	+0% $918	+5% $848	+10% $779
Rent	-10% $688	-5% $803	+0% $918	+5% $1,032	+10% $1,147
Rate	-1.0pp $1,018	-0.5pp $968	base $918	+0.5pp $866	+1.0pp $813

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26741 Isabella Pkwy Canyon Country, CA	1.0–2.0	1.0–2.0	850	$2,989	$3.52	0d	5	0.79mi
26842 Claudette St #204 Canyon Country, CA	2.0	2.0	964	$2,650	$2.75	0d	1	0.88mi
20345 Rue Crevier Santa Clarita, CA	2.0	2.0	907	$2,700	$2.98	0d	1	0.94mi
26955 Rainbow Glen Dr Santa Clarita, CA	3.0	2.0	1007	$2,850	$2.83	0d	1	0.96mi
26941 Rainbow Glen Dr #751 Canyon Country, CA	2.0	2.0	907	$2,900	$3.20	0d	1	0.96mi
26921 Flo Ln Canyon Country, CA	3.0	2.0	1107	$2,950	$2.66	0d	1	1.03mi
26901 Rainbow Glen Dr Santa Clarita, CA	3.0	2.0	1001	$2,950	$2.95	0d	1	1.04mi
26956 Flo Ln #338 Canyon Country, CA	2.0	2.0	1064	$2,875	$2.70	0d	1	1.13mi

Listing history 21 events

1. 2026-06-21
   days on market $199,900 Active 93 DOM
2. 2026-06-18
   days on market $199,900 Active 90 DOM
3. 2026-06-17
   price $199,900 Active 89 DOM
4. 2026-06-17
   days on market $225,000 Active 89 DOM
5. 2026-06-16
   days on market $225,000 Active 88 DOM
6. 2026-06-15
   days on market $225,000 Active 87 DOM
7. 2026-06-13
   days on market $225,000 Active 85 DOM
8. 2026-06-13
   days on market $225,000 Active 84 DOM
9. 2026-06-09
   days on market $225,000 Active 81 DOM
10. 2026-06-08
    days on market $225,000 Active 80 DOM
11. 2026-06-07
    days on market $225,000 Active 79 DOM
12. 2026-06-04
    days on market $225,000 Active 76 DOM
13. 2026-06-03
    days on market $225,000 Active 75 DOM
14. 2026-06-02
    days on market $225,000 Active 74 DOM
15. 2026-06-01
    days on market $225,000 Active 73 DOM
16. 2026-05-31
    days on market $225,000 Active 72 DOM
17. 2026-03-20
    listed $225,000 Active
18. 2019-09-13
    soldstatus $120,000 Closed Sale 1497-char remark

    Show marketing remark (1497 chars)

    Gardeners Delight! Well maintained spacious open floor plan home located in highly sought after gated 55+ Greenbrier Estates. 2 bedroom 2 bathroom home features large living room w/ updated paned front picture windows letting in lots of light. Dining area has built in lighted hutch and chandler. Kitchen has lots of counter space and cabinets, large pantry and built-in microwave. Family room features built in cabinets, wooden blinds. The master bedroom w/ a over-sized walk in closet with built in shelving and it's own window. Updated master bathroom with new flooring, lighting and tile shower also features double sinks in vanity area. Ceiling fans throughout the home including all bedrooms, master bath, living room and family room. Second bedroom has mirrored wardrobe doors and a large closet. Laundry room has a storage closet and cabinets. All seasons porch with lots of windows which could be used as a workshop area, sewing room or extra storage space. Updates include, newer A/C, tank-less water heater, solar light tubes in the kitchen, living room, master closet and bathroom. With the additional living areas this home is very spacious. There is a very private backyard with lush landscaping , roses, fruit tree , manicured hedges, brick lined patio, walk way, two storage sheds, gas fire pit and second covered patio area as well. Amenities include club house w/ billiard tables, library, card room, tennis courts, two pools and spas, RV Lot, and more. Buyer to verify all info

19. 2019-09-01
    status Pending Sale 1497-char remark

    Show marketing remark (1497 chars)

    Gardeners Delight! Well maintained spacious open floor plan home located in highly sought after gated 55+ Greenbrier Estates. 2 bedroom 2 bathroom home features large living room w/ updated paned front picture windows letting in lots of light. Dining area has built in lighted hutch and chandler. Kitchen has lots of counter space and cabinets, large pantry and built-in microwave. Family room features built in cabinets, wooden blinds. The master bedroom w/ a over-sized walk in closet with built in shelving and it's own window. Updated master bathroom with new flooring, lighting and tile shower also features double sinks in vanity area. Ceiling fans throughout the home including all bedrooms, master bath, living room and family room. Second bedroom has mirrored wardrobe doors and a large closet. Laundry room has a storage closet and cabinets. All seasons porch with lots of windows which could be used as a workshop area, sewing room or extra storage space. Updates include, newer A/C, tank-less water heater, solar light tubes in the kitchen, living room, master closet and bathroom. With the additional living areas this home is very spacious. There is a very private backyard with lush landscaping , roses, fruit tree , manicured hedges, brick lined patio, walk way, two storage sheds, gas fire pit and second covered patio area as well. Amenities include club house w/ billiard tables, library, card room, tennis courts, two pools and spas, RV Lot, and more. Buyer to verify all info

20. 2019-08-17
    historical Active Under Contract 1497-char remark

    Show marketing remark (1497 chars)

    Gardeners Delight! Well maintained spacious open floor plan home located in highly sought after gated 55+ Greenbrier Estates. 2 bedroom 2 bathroom home features large living room w/ updated paned front picture windows letting in lots of light. Dining area has built in lighted hutch and chandler. Kitchen has lots of counter space and cabinets, large pantry and built-in microwave. Family room features built in cabinets, wooden blinds. The master bedroom w/ a over-sized walk in closet with built in shelving and it's own window. Updated master bathroom with new flooring, lighting and tile shower also features double sinks in vanity area. Ceiling fans throughout the home including all bedrooms, master bath, living room and family room. Second bedroom has mirrored wardrobe doors and a large closet. Laundry room has a storage closet and cabinets. All seasons porch with lots of windows which could be used as a workshop area, sewing room or extra storage space. Updates include, newer A/C, tank-less water heater, solar light tubes in the kitchen, living room, master closet and bathroom. With the additional living areas this home is very spacious. There is a very private backyard with lush landscaping , roses, fruit tree , manicured hedges, brick lined patio, walk way, two storage sheds, gas fire pit and second covered patio area as well. Amenities include club house w/ billiard tables, library, card room, tennis courts, two pools and spas, RV Lot, and more. Buyer to verify all info

21. 2019-07-23
    listed $127,750 Active 1497-char remark

    Show marketing remark (1497 chars)

    Gardeners Delight! Well maintained spacious open floor plan home located in highly sought after gated 55+ Greenbrier Estates. 2 bedroom 2 bathroom home features large living room w/ updated paned front picture windows letting in lots of light. Dining area has built in lighted hutch and chandler. Kitchen has lots of counter space and cabinets, large pantry and built-in microwave. Family room features built in cabinets, wooden blinds. The master bedroom w/ a over-sized walk in closet with built in shelving and it's own window. Updated master bathroom with new flooring, lighting and tile shower also features double sinks in vanity area. Ceiling fans throughout the home including all bedrooms, master bath, living room and family room. Second bedroom has mirrored wardrobe doors and a large closet. Laundry room has a storage closet and cabinets. All seasons porch with lots of windows which could be used as a workshop area, sewing room or extra storage space. Updates include, newer A/C, tank-less water heater, solar light tubes in the kitchen, living room, master closet and bathroom. With the additional living areas this home is very spacious. There is a very private backyard with lush landscaping , roses, fruit tree , manicured hedges, brick lined patio, walk way, two storage sheds, gas fire pit and second covered patio area as well. Amenities include club house w/ billiard tables, library, card room, tennis courts, two pools and spas, RV Lot, and more. Buyer to verify all info

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,922
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,794
• − Management: −$2,794
• − Depreciation: −$5,815
• Taxable income: $8,323
• Est. tax owed @ 24.0%: −$1,998
• After-tax cash flow: $9,013/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): 33,155
• Household income: $115,364
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 784.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 49% White 34% Two or more races 21% Asian 6% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Romanian 1% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 23% · Canada, Jamaica, South Korea
• Languages at home: 54% English-only · Spanish 35% Other Indo-European 3% 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: ▼ -703.16%
• Current HPI: 360.9901
• Rent YoY: ▲ 1.70%
• 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

+76.1% since first listed

5 events — show timeline

• 2026-03-20 Listed $225,000 CRMLS
• 2019-09-13 Sold (MLS) $120,000 CRMLS
• 2019-09-01 Pending — CRMLS
• 2019-08-17 Contingent — CRMLS
• 2019-07-23 Listed $127,750 CRMLS