16274 Vasquez Canyon Rd #52 · Santa Clarita, CA 91351

$215,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 66 Days on market

Built 1975 Good condition Est $255k · 16% 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 +14.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +5.9/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled 2-bedroom, 2-bath home located at 16274 Vasquez Canyon Road! Thoughtfully updated throughout, this home offers a fresh, modern feel with quality upgrades in every room including new flooring. The kitchen has been completely renovated with brand-new cabinets, stunning quartz countertops with a full subway tiled backsplash, and all-new stainless steel appliances, LED recessed lighting. Both bathrooms have been refreshed with new vanities, lighting, mirrors and accessories adding a clean and contemporary touch to the space. It has brand new flooring, new roof, brand new heating and air conditioning unit (HVAC), lighting, new freshly painted inside and out. This home has a

Key facts

• Brand-new cabinets
• Updated throughout
• New flooring

Tags

• REMODELED HOME
• UPDATED THROUGHOUT
• NEW FLOORING
• COMPLETELY RENOVATED KITCHEN
• BRAND-NEW CABINETS
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Park name: Canyon Country Mobile
• HOA & community: Land lease of $1,030

Exterior

• Parking: Located in Canyon Country Mobile park
• Utilities: Public sewer; District/Public water
• Home design: Single-story mobile home; Entry on street level; Mobile home remains on site
• Construction: Mobile home dimensions approximately 56' x 24'; Total of 1 story; Year built information: other
• Exterior features: Community pool; Yard; Street lighting in the community

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Street-level entry; One-level layout
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $202k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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); 106 active listings in the ZIP; 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 $60k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 1.36% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.86%
• DSCR: 1.93
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $254,880
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16274 Vazquez Cyn #19	0.00mi	3/2.0 (+1)	1,344 (-7%)	8mo	$250,000	$186	77
16274 Vazquez Cyn Rd	0.00mi	3/2.0 (+1)	1,400 (-3%)	16mo	$165,000	$118	77
16274 Vasquez Canyon Rd #27	0.00mi	2/2.0	1,248 (-13%)	12mo	$165,000	$132	68
16274 VASQUEZ CANYON Rd #45	0.00mi	3/2.0 (+1)	1,248 (-13%)	8mo	$150,000	$120	66
30000 Sand Cyn #95	0.44mi	3/2.0 (+1)	1,368 (-5%)	18mo	$242,300	$177	51
30000 Sand Canyon Rd #102	0.44mi	3/2.0 (+1)	1,368 (-5%)	23mo	$250,000	$183	47
30000 Sand Canyon Rd #105	0.44mi	2/2.0	1,272 (-12%)	16mo	$210,000	$165	47
30000 Sand Canyon Rd #20	0.44mi	3/2.0 (+1)	1,599 (+11%)	23mo	$283,000	$177	37
30000 Sand Canyon Rd #47	0.44mi	3/2.0 (+1)	1,248 (-13%)	18mo	$241,000	$193	37

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: 11.9%
• Equity multiple: 1.46×
• Total profit: $27,935
• Equity at exit: $32,057

10-year hold

• IRR: 19.8%
• Equity multiple: 2.57×
• Total profit: $94,688
• Equity at exit: $18,589

Cash invested: $60,200 (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 91351

• Rents YoY: 1.7%
• Active inventory: 106
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,916 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$40 /mo · $480/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $1,046

Break-even live

Break-even rent $1,591

Max offer price $215,000

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $215,000 Active 66 DOM
2. 2026-06-17
   days on market $215,000 Active 65 DOM
3. 2026-06-16
   days on market $215,000 Active 64 DOM
4. 2026-06-15
   days on market $215,000 Active 63 DOM
5. 2026-06-13
   days on market $215,000 Active 61 DOM
6. 2026-06-13
   days on market $215,000 Active 60 DOM
7. 2026-06-09
   days on market $215,000 Active 57 DOM
8. 2026-06-08
   days on market $215,000 Active 56 DOM
9. 2026-06-07
   days on market $215,000 Active 55 DOM
10. 2026-06-04
    days on market $215,000 Active 52 DOM
11. 2026-06-03
    days on market $215,000 Active 51 DOM
12. 2026-06-02
    days on market $215,000 Active 50 DOM
13. 2026-06-01
    days on market $215,000 Active 49 DOM
14. 2026-05-31
    days on market $215,000 Active 48 DOM
15. 2026-04-13
    status Active
16. 2026-04-10
    listed $215,000 Active
17. 2026-04-10
    historical
18. 2026-02-05
    historical
19. 2025-08-25
    listed $169,900 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: $480 · $40/mo
• Projected year-2 tax: $1,634 · $136/mo
• Expected delta: +$1,154/yr (+$96/mo · 240.8%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 22 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,986
• − Mortgage interest: −$12,043
• − Property taxes: −$480
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,799
• − Management: −$2,799
• − Depreciation: −$6,255
• Taxable income: $9,536
• Est. tax owed @ 24.0%: −$2,289
• After-tax cash flow: $10,266/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 · 13 photos

Good 80/100 Cosmetic rehab

This beautifully remodeled 2-bedroom, 2-bath home offers a fresh, modern feel with quality upgrades in every room. The property is in good condition with new flooring, a new roof, and a new HVAC unit, making it ready for immediate occupancy.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters.
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and maintain its value.
• Both Upgrading lighting fixtures — Modern lighting can improve the home's ambiance and energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters. ↑
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and maintain its value. ↑
• Both Upgrading lighting fixtures — Modern lighting can improve the home's ambiance and energy efficiency. ↑

ⓘ 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

• 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

+26.5% since first listed

5 events — show timeline

• 2026-04-13 Relisted — CRMLS
• 2026-04-10 Listing Removed — CRMLS
• 2026-04-10 Listed $215,000 CRMLS
• 2026-02-05 Listing Removed — CRMLS
• 2025-08-25 Listed $169,900 CRMLS

Property tax history

+5.9%/yr

Latest (2025): $480 · +5.9% YoY. Source: county tax records.