20401 Soledad Cyn #560 · Santa Clarita, CA 91351

$129,500

2 bd · 1.0 ba · 800 sqft · Manufactured public records · 114 Days on market

Built 1969

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Beautifully updated home featuring a large covered front porch and spacious fenced yard. Inside, you’ll find numerous upgrades throughout, including a remodeled kitchen with white soft-close cabinets, granite countertops, and newer stainless steel appliances. The fully remodeled bathroom features a new vanity with granite countertops and an oversized tiled walk-in shower. Additional highlights include vinyl shutters, ceiling fans throughout, and an included stackable washer and dryer. Outside offers two good-sized storage sheds and a private covered carport with parking for up to 3 vehicles. Move-in ready with modern upgrades throughout!

Key facts

• White cabinets
• Open walkway space
• Granite counter tops

Tags

• WHITE WOODEN SHUTTERS
• OPEN WALKWAY SPACE
• WHITE CABINETS
• GRANITE COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• STACKABLE WASHER AND DRYER

Property features AI

Finance

• Other: Park name: Parklane
• Financial info: Monthly land lease of $1,356.96 (park-managed)
• HOA & community: Parklane community; Gutters and sidewalks in community

Exterior

• Parking: Attached carport with 3 spaces
• Utilities: Public sewer; Public/District water; Water available and sewer connected
• Home design: Single-story; Mobile home model Newport; Entry at front
• Construction: Mobile home (24' x 48'); Mobile home remains on site; Construction and year built per public records
• Exterior features: Metal roof; Awning; Front porch; Community pool; Wood skirt; Two sheds; Patio home with backyard

Interior

• Kitchen: Garbage disposal; Microwave; Gas oven; Dishwasher; Granite counters
• Flooring: Tile; Wood
• Bathrooms: Walk-in shower; Shower; Vanity area; Granite counters
• Heating & cooling: Central furnace heating; Gas cooling
• Interior features: Double door entry; Ceiling fan; Granite counters; Shutters; Resident manager on site
• Laundry & utility: Has laundry; Stackable washer/dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

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 ($3k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.3% 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; 14 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 $895 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

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 $117,845 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 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 1969 — 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: 2.22% ✓
• Cap rate: 20.30%
• Cash-on-cash: 50.03%
• DSCR: 3.23
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.7% rent growth · sell at horizon

5-year hold

• IRR: 46.3%
• Equity multiple: 2.97×
• Total profit: $71,543
• Equity at exit: $19,309

10-year hold

• IRR: 51.5%
• Equity multiple: 5.72×
• Total profit: $171,279
• Equity at exit: $11,197

Cash invested: $36,260 (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: 3.8×

Monthly cashflow live

• Estimated rent: $2,871 high
• Mortgage (P&I): −$679
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $1,512

Break-even live

Break-even rent $958

Max offer price $129,500

Occupancy floor 42%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26955 Rainbow Glen Dr Santa Clarita, CA	3.0	2.0	1007	$2,850	$2.83	1d	1	0.19mi
26941 Rainbow Glen Dr #751 Canyon Country, CA	2.0	2.0	907	$2,900	$3.20	1d	1	0.20mi
26842 Claudette St #204 Canyon Country, CA	2.0	2.0	964	$2,650	$2.75	1d	1	0.25mi
26921 Flo Ln Canyon Country, CA	3.0	2.0	1107	$2,950	$2.66	1d	1	0.26mi
20345 Rue Crevier Santa Clarita, CA	2.0	2.0	907	$2,700	$2.98	1d	1	0.27mi
26956 Flo Ln #338 Canyon Country, CA	2.0	2.0	1064	$2,875	$2.70	1d	1	0.28mi
26901 Rainbow Glen Dr Santa Clarita, CA	3.0	2.0	1001	$2,950	$2.95	1d	1	0.30mi
26741 Isabella Pkwy Canyon Country, CA	1.0–2.0	1.0–2.0	850	$2,989	$3.52	1d	3	0.35mi
27301 Whites Canyon Rd Canyon Country, CA	2.0	2.0	900	$1,995	$2.22	17d	2	1.08mi
19300 Maybrook LN Santa Clarita, CA	1.0–3.0	1.0–2.0	1017	$3,222	$3.17	1d	61	1.21mi
28085 Whites Canyon Rd Canyon Country, CA	1.0–2.0	1.0–2.0	714	$2,100	$2.94	1d	7	1.27mi
19028 Drycliff St Unit C Canyon Country, CA	3.0	1.5	982	$3,600	$3.67	2d	1	1.30mi
27077 Hidaway Ave Canyon Country, CA	2.0	1.0	960	$2,400	$2.50	1d	1	1.38mi
27070 Hidaway Ave #4 Canyon Country, CA	2.0	1.5	1078	$3,200	$2.97	2d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $129,500 Active 114 DOM
2. 2026-06-17
   days on market $129,500 Active 113 DOM
3. 2026-06-16
   days on market $129,500 Active 112 DOM
4. 2026-06-15
   days on market $129,500 Active 111 DOM
5. 2026-06-13
   days on market $129,500 Active 109 DOM
6. 2026-06-13
   days on market $129,500 Active 108 DOM
7. 2026-06-09
   days on market $129,500 Active 105 DOM
8. 2026-06-08
   days on market $129,500 Active 104 DOM
9. 2026-06-07
   days on market $129,500 Active 103 DOM
10. 2026-06-04
    days on market $129,500 Active 100 DOM
11. 2026-06-03
    days on market $129,500 Active 99 DOM
12. 2026-06-02
    days on market $129,500 Active 98 DOM
13. 2026-06-01
    days on market $129,500 Active 97 DOM
14. 2026-05-31
    days on market $129,500 Active 96 DOM
15. 2026-04-11
    price $129,500
16. 2026-02-25
    price $129,900
17. 2026-02-24
    listed $129 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: $283 · $24/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$701/yr (+$58/mo · 247.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 17% 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: $34,455
• − Mortgage interest: −$7,254
• − Property taxes: −$283
• − Insurance: −$648
• − Repairs & maintenance: −$2,756
• − Management: −$2,756
• − Depreciation: −$3,767
• Taxable income: $16,990
• Est. tax owed @ 24.0%: −$4,078
• After-tax cash flow: $14,062/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

-0.3% since first listed

3 events — show timeline

• 2026-04-11 Price Changed $129,500 CRMLS
• 2026-02-25 Price Changed $129,900 CRMLS
• 2026-02-24 Listed $129 CRMLS

Property tax history

+5.5%/yr

Latest (2025): $283 · +5.5% YoY. Source: county tax records.