20147 Edgewater Dr #377 · Santa Clarita, CA 91351

$249,000

2 bd · 2.0 ba · 1,311 sqft · Manufactured public records · 57 Days on market

Built 1998 Est $210k · 19% over

---

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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +7.5/10.0
• Schools +5.9/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2 bedroom 2 bath home with a nice open layout located in a very quiet and safe neighborhood. This park does offer gated security, nice pools, basketball & tennis courts.

Key facts

• Gated community
• Open views
• Guard entry

Tags

• GATED COMMUNITY
• GUARD ENTRY
• OPEN VIEWS
• NATURAL SETTING
• MOUNTAIN VIEWS
• SPACIOUS GARAGE

Property features AI

Finance

• Other: Association pet rules: contact association; Possession at close of escrow
• Financial info: Land lease amount exists (lease information provided separately)
• HOA & community: Community amenities include pool, clubhouse, playground, tennis courts, basketball court, pickleball and other courts

Exterior

• Parking: Concrete driveway; 2-car garage; Total parking for 4 vehicles; 2 covered parking spaces and 2 open spaces
• Utilities: Land lease arrangement (site leased)
• Home design: Manufactured (mobile) home; Residential mobile home property; Mobile home will remain; Mobile home manufactured by Delaware Western Homes; Mobile home dimensions approximately 28 x 53; Property on lease (land lease)
• Construction: Manufactured construction
• Exterior features: Concrete slab patio; Back yard; Front yard; Riverfront lot location; Community pool

Interior

• Kitchen: Gas oven/range; Kitchen island; Dining area adjacent to kitchen
• Flooring: Carpeted floors
• Bathrooms: Two full bathrooms; Shower over tub in at least one bathroom; Combination shower and tub
• Heating & cooling: Central cooling
• Interior features: Ground-level entry with no steps; Window blinds; Living room fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $714 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 32% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $50k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $249k implies a 92% 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 $241,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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: 1.25% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.29%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $209,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20401 Soledad Canyon Rd #247	0.37mi	2/2.0	1,248 (-5%)	8mo	$155,000	$124	68
20401 Soledad Cyn #355	0.47mi	3/2.0 (+1)	1,248 (-5%)	1mo	$224,000	$179	64
20073 Edgewater Dr	0.12mi	3/2.0 (+1)	1,482 (+13%)	5mo	$322,000	$217	63
20401 Soledad Canyon Rd #342	0.47mi	3/2.0 (+1)	1,344 (+2%)	8mo	$210,000	$156	63
20042 Canyon View Dr #74	0.18mi	3/2.0 (+1)	1,482 (+13%)	4mo	$275,000	$186	62
20401 Soledad Cyn	0.40mi	3/2.0 (+1)	1,440 (+10%)	4mo	$230,000	$160	56
20401 Soledad Canyon Rd #690	0.47mi	3/2.0 (+1)	1,344 (+2%)	16mo	$240,400	$179	56
20401 Soledad Canyon Rd #126	0.47mi	3/2.0 (+1)	1,224 (-7%)	8mo	$130,000	$106	55
20401 Soledad Canyon Rd Spc 543	0.47mi	3/2.0 (+1)	1,440 (+10%)	4mo	$230,000	$160	53
20401 Soledad Canyon Rd #114	0.47mi	3/2.0 (+1)	1,176 (-10%)	4mo	$184,000	$156	53
20401 Soledad Canyon Rd #451	0.47mi	3/2.0 (+1)	1,176 (-10%)	7mo	$157,000	$134	51
20401 Soledad Canyon Rd #203	0.47mi	3/2.0 (+1)	1,404 (+7%)	19mo	$235,000	$167	46

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $1,167
• Equity at exit: $37,127

10-year hold

• IRR: 8.7%
• Equity multiple: 1.63×
• Total profit: $43,769
• Equity at exit: $21,529

Cash invested: $69,720 (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 91351

• Rents YoY: 1.7%
• Active inventory: 106
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,106 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$330 /mo · $3,964/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $714

Break-even live

Break-even rent $2,202

Max offer price $249,000

Occupancy floor 72%

Sensitivity live

Price	-10% $855	-5% $784	+0% $714	+5% $643	+10% $573
Rent	-10% $469	-5% $591	+0% $714	+5% $837	+10% $959
Rate	-1.0pp $839	-0.5pp $777	base $714	+0.5pp $649	+1.0pp $584

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26956 Flo Ln #338 Canyon Country, CA	2.0	2.0	1064	$2,875	$2.70	2d	1	0.52mi
26955 Rainbow Glen Dr Santa Clarita, CA	3.0	2.0	1007	$2,850	$2.83	2d	1	0.56mi
26941 Rainbow Glen Dr #751 Canyon Country, CA	2.0	2.0	907	$2,900	$3.20	2d	1	0.57mi
26921 Flo Ln Canyon Country, CA	3.0	2.0	1107	$2,950	$2.66	2d	1	0.59mi
26901 Rainbow Glen Dr Santa Clarita, CA	3.0	2.0	1001	$2,950	$2.95	2d	1	0.63mi
26842 Claudette St #204 Canyon Country, CA	2.0	2.0	964	$2,650	$2.75	2d	1	0.65mi
20345 Rue Crevier Santa Clarita, CA	2.0	2.0	907	$2,700	$2.98	2d	1	0.65mi
26741 Isabella Pkwy Canyon Country, CA	1.0–2.0	1.0–2.0	850	$2,989	$3.52	2d	3	0.76mi
28131 Florence Ln Canyon Country, CA	3.0	2.0	1515	$4,300	$2.84	2d	1	0.83mi
26844 Albion Way Unit 1 Santa Clarita, CA	3.0	2.5	1817	$3,995	$2.20	13d	1	0.92mi
27301 Whites Canyon Rd Canyon Country, CA	2.0	2.0	900	$1,995	$2.22	18d	2	1.06mi
19028 Drycliff St Unit C Canyon Country, CA	3.0	1.5	982	$3,600	$3.67	3d	1	1.16mi
20000 Plum Canyon Rd Santa Clarita, CA	1.0–3.0	1.0–3.0	1051	$2,925	$2.78	24d	2	1.23mi
20000 Plum Canyon Rd Santa Clarita, CA	3.0	3.0	1370	$3,700	$2.70	2d	1	1.24mi
28427 Santa Rosa Ln Santa Clarita, CA	2.0	2.0	1121	$3,000	$2.68	2d	1	1.28mi
19335 Laroda Ln Santa Clarita, CA	2.0	2.0	1400	$3,000	$2.14	8d	1	1.29mi
28371 Mirabelle Ln Santa Clarita, CA	3.0	2.5	1710	$3,400	$1.99	7d	1	1.30mi
28366 Casselman Ln Santa Clarita, CA	3.0	2.5	1710	$3,650	$2.13	2d	1	1.34mi
28136 Bakerton Ave Canyon Country, CA	3.0	2.0	1400	$3,800	$2.71	8d	1	1.36mi
19341 Opal Ln Santa Clarita, CA	3.0	3.0	1850	$3,850	$2.08	19d	1	1.39mi
27077 Hidaway Ave Canyon Country, CA	2.0	1.0	960	$2,400	$2.50	2d	1	1.41mi
19300 Maybrook LN Santa Clarita, CA	1.0–3.0	1.0–2.0	1017	$3,222	$3.17	2d	61	1.46mi

Listing history 21 events

1. 2026-06-17
   days on market $249,000 Active 57 DOM
2. 2026-06-16
   days on market $249,000 Active 56 DOM
3. 2026-06-15
   days on market $249,000 Active 55 DOM
4. 2026-06-13
   days on market $249,000 Active 53 DOM
5. 2026-06-13
   days on market $249,000 Active 52 DOM
6. 2026-06-09
   days on market $249,000 Active 49 DOM
7. 2026-06-08
   days on market $249,000 Active 48 DOM
8. 2026-06-07
   days on market $249,000 Active 47 DOM
9. 2026-06-04
   days on market $249,000 Active 44 DOM
10. 2026-06-03
    days on market $249,000 Active 43 DOM
11. 2026-06-02
    days on market $249,000 Active 42 DOM
12. 2026-06-01
    days on market $249,000 Active 41 DOM
13. 2026-05-31
    days on market $249,000 Active 40 DOM
14. 2026-05-15
    price $249,000
15. 2026-04-20
    listed $299,000 Active
16. 2018-03-23
    soldstatus $130,000 Closed Sale 185-char remark

    Show marketing remark (185 chars)

    Beautiful 2 bedroom 2 bath home with a nice open layout located in a very quiet and safe neighborhood. This park does offer gated security, nice pools, basketball & tennis courts.

17. 2018-02-08
    status Pending Sale 185-char remark

    Show marketing remark (185 chars)

    Beautiful 2 bedroom 2 bath home with a nice open layout located in a very quiet and safe neighborhood. This park does offer gated security, nice pools, basketball & tennis courts.

18. 2017-11-28
    price $140,000 185-char remark

    Show marketing remark (185 chars)

    Beautiful 2 bedroom 2 bath home with a nice open layout located in a very quiet and safe neighborhood. This park does offer gated security, nice pools, basketball & tennis courts.

19. 2017-11-15
    status Active 185-char remark

    Show marketing remark (185 chars)

    Beautiful 2 bedroom 2 bath home with a nice open layout located in a very quiet and safe neighborhood. This park does offer gated security, nice pools, basketball & tennis courts.

20. 2017-10-16
    historical Active Under Contract 185-char remark

    Show marketing remark (185 chars)

    Beautiful 2 bedroom 2 bath home with a nice open layout located in a very quiet and safe neighborhood. This park does offer gated security, nice pools, basketball & tennis courts.

21. 2017-09-19
    listed $145,000 Active 185-char remark

    Show marketing remark (185 chars)

    Beautiful 2 bedroom 2 bath home with a nice open layout located in a very quiet and safe neighborhood. This park does offer gated security, nice pools, basketball & tennis courts.

ⓘ 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: $3,964 · $330/mo
• Projected year-2 tax: $3,964 · $330/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥99°F today · 20 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: $37,272
• − Mortgage interest: −$13,948
• − Property taxes: −$3,964
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,982
• − Management: −$2,982
• − Depreciation: −$7,244
• Taxable income: $4,908
• Est. tax owed @ 24.0%: −$1,178
• After-tax cash flow: $7,389/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

+71.7% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $249,000 TheMLS
• 2026-04-20 Listed $299,000 TheMLS
• 2018-03-23 Sold (MLS) $130,000 CRMLS
• 2018-02-08 Pending — CRMLS
• 2017-11-28 Price Changed $140,000 CRMLS
• 2017-11-15 Relisted — CRMLS
• 2017-10-16 Contingent — CRMLS
• 2017-09-19 Listed $145,000 CRMLS

Property tax history

+4.8%/yr

Latest (2025): $3,964 · +4.8% YoY. Source: county tax records.