18204 Soledad Canyon Rd #50 · Santa Clarita, CA 91387

$129,900

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 335 Days on market

Built 1982 Est $110k · 18% over

---

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
• 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

Looking for comfortable living at a great price? Here is an immaculate two bedroom home with newer flooring, fresh paint, a cozy fenced side yard, lush landscaping. This home has front and back bedrooms for privacy, a large living area, roomy bathroom, in unit laundry area. No neighbor on one side so there's an open feeling. The long driveway can park three cars. This is located in a very well maintained rent controlled senior park (55 years or older) with clubhouse, and pool. Close to shopping, eating, commuting and bus lines. Washer, dryer, refrigerator and some furniture may be purchased separately.

Key facts

• Private side yard
• Laminate countertops
• Community pool

Tags

• OPEN-CONCEPT FLOOR PLAN
• WOOD-LOOK LAMINATE FLOORING
• LIGHT AND BRIGHT KITCHEN
• BEAUTIFUL WOOD CABINETRY
• LAMINATE COUNTERTOPS
• PRIVATE SIDE YARD

Property features AI

Finance

• HOA & community: Part of an association; Senior community; Community features include curbs, biking, hiking; suburban setting; Park name: Sierra Park; Land lease of $695

Exterior

• Parking: Carport; Driveway
• Utilities: Public/district water; Public sewer; Sewer and water connected
• Home design: Single-story mobile home (14' x 48'); Entry at level 1; Access via city streets, paved road frontage
• Construction: Mobile home remains on site; Year built source: Assessor
• Exterior features: Front porch; Community pool; Garden; Chain link fence

Interior

• Kitchen: Gas oven
• Flooring: Laminate flooring
• Bathrooms: One full bathroom with a bathtub
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Open floor plan; Entry; Living room; Laundry room
• Laundry & utility: Inside laundry with washer and dryer included

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: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.4% 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 (+3.8%/yr); 149 active listings in the ZIP; 8 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 $898 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 + 3.8% 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 335 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $130k implies a 233% 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 335 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.23% ✓
• Cap rate: 20.39%
• Cash-on-cash: 50.35%
• DSCR: 3.24
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $110,208
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18323 Soledad Cyn #29	0.17mi	2/1.0	672 (0%)	7mo	$110,000	$164	86
18204 Soledad Canyon Rd #9	0.00mi	2/1.0	638 (-5%)	16mo	$129,900	$204	78
18204 Soledad Canyon Rd #53	0.00mi	2/1.0	720 (+7%)	22mo	$128,900	$179	70
18035 Soledad Canyon Rd #49	0.19mi	3/2.0 (+1)	720 (+7%)	12mo	$113,000	$157	60
18540 Soledad Canyon Rd Spc 17	0.44mi	3/1.0 (+1)	720 (+7%)	11mo	$84,990	$118	54

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: 48.9%
• Equity multiple: 3.16×
• Total profit: $78,485
• Equity at exit: $19,369

10-year hold

• IRR: 54.8%
• Equity multiple: 6.59×
• Total profit: $203,240
• Equity at exit: $11,231

Cash invested: $36,372 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,890 high
• Mortgage (P&I): −$681
• Tax from tax record: −$22 /mo · $263/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $1,526

Break-even live

Break-even rent $959

Max offer price $129,900

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.23mi
18005 Annes Cir Canyon Country, CA	1.0–3.0	1.0–2.5	979	$2,954	$3.02	1d	10	0.33mi
27520 Sierra Hwy Canyon Country, CA	1.0–3.0	1.0–2.0	965	$2,502	$2.59	1d	1	0.33mi
27303 Sara St Canyon Country, CA	1.0–3.0	1.0–2.0	838	$2,402	$2.86	1d	6	0.36mi
Jakes Way Santa Clarita, CA	1.0–2.0	1.0–2.0	830	$2,640	$3.18	1d	20	0.50mi
17350 Humphreys Pkwy Canyon Country, CA	1.0–3.0	1.0–2.0	1009	$3,248	$3.22	1d	65	0.65mi
27105 Silver Oak Ln Canyon Country, CA	1.0–3.0	1.0–2.0	1021	$3,070	$3.01	1d	25	0.77mi
27240 Luther Dr #509 Canyon Country, CA	1.0	1.0	652	$1,995	$3.06	1d	1	0.82mi

Listing history 24 events

1. 2026-06-18
   days on market $129,900 Active 335 DOM
2. 2026-06-17
   days on market $129,900 Active 334 DOM
3. 2026-06-16
   days on market $129,900 Active 333 DOM
4. 2026-06-15
   days on market $129,900 Active 332 DOM
5. 2026-06-13
   days on market $129,900 Active 330 DOM
6. 2026-06-13
   days on market $129,900 Active 329 DOM
7. 2026-06-09
   days on market $129,900 Active 326 DOM
8. 2026-06-08
   days on market $129,900 Active 325 DOM
9. 2026-06-07
   days on market $129,900 Active 324 DOM
10. 2026-06-04
    days on market $129,900 Active 321 DOM
11. 2026-06-03
    days on market $129,900 Active 320 DOM
12. 2026-06-02
    days on market $129,900 Active 319 DOM
13. 2026-06-01
    days on market $129,900 Active 318 DOM
14. 2026-05-31
    days on market $129,900 Active 317 DOM
15. 2026-04-20
    price $129,900
16. 2025-07-18
    listed $149,900 Active
17. 2015-03-10
    soldstatus $39,000 Closed 610-char remark

    Show marketing remark (610 chars)

    Looking for comfortable living at a great price? Here is an immaculate two bedroom home with newer flooring, fresh paint, a cozy fenced side yard, lush landscaping. This home has front and back bedrooms for privacy, a large living area, roomy bathroom, in unit laundry area. No neighbor on one side so there's an open feeling. The long driveway can park three cars. This is located in a very well maintained rent controlled senior park (55 years or older) with clubhouse, and pool. Close to shopping, eating, commuting and bus lines. Washer, dryer, refrigerator and some furniture may be purchased separately.

18. 2015-01-28
    status Backup Offers Accepted 610-char remark

    Show marketing remark (610 chars)

    Looking for comfortable living at a great price? Here is an immaculate two bedroom home with newer flooring, fresh paint, a cozy fenced side yard, lush landscaping. This home has front and back bedrooms for privacy, a large living area, roomy bathroom, in unit laundry area. No neighbor on one side so there's an open feeling. The long driveway can park three cars. This is located in a very well maintained rent controlled senior park (55 years or older) with clubhouse, and pool. Close to shopping, eating, commuting and bus lines. Washer, dryer, refrigerator and some furniture may be purchased separately.

19. 2015-01-11
    price $39,000 610-char remark

    Show marketing remark (610 chars)

    Looking for comfortable living at a great price? Here is an immaculate two bedroom home with newer flooring, fresh paint, a cozy fenced side yard, lush landscaping. This home has front and back bedrooms for privacy, a large living area, roomy bathroom, in unit laundry area. No neighbor on one side so there's an open feeling. The long driveway can park three cars. This is located in a very well maintained rent controlled senior park (55 years or older) with clubhouse, and pool. Close to shopping, eating, commuting and bus lines. Washer, dryer, refrigerator and some furniture may be purchased separately.

20. 2014-11-12
    listed $40,000 Active 610-char remark

    Show marketing remark (610 chars)

    Looking for comfortable living at a great price? Here is an immaculate two bedroom home with newer flooring, fresh paint, a cozy fenced side yard, lush landscaping. This home has front and back bedrooms for privacy, a large living area, roomy bathroom, in unit laundry area. No neighbor on one side so there's an open feeling. The long driveway can park three cars. This is located in a very well maintained rent controlled senior park (55 years or older) with clubhouse, and pool. Close to shopping, eating, commuting and bus lines. Washer, dryer, refrigerator and some furniture may be purchased separately.

21. 2013-05-27
    soldstatus $15,000 Closed 157-char remark

    Show marketing remark (157 chars)

    Well maintained single wide in senior park. New exterior paint, cute little yard, parking for 2 cars. Appliances including fridge, washer and dryer included.

22. 2013-05-17
    status Pending 157-char remark

    Show marketing remark (157 chars)

    Well maintained single wide in senior park. New exterior paint, cute little yard, parking for 2 cars. Appliances including fridge, washer and dryer included.

23. 2013-04-24
    price $25,000 157-char remark

    Show marketing remark (157 chars)

    Well maintained single wide in senior park. New exterior paint, cute little yard, parking for 2 cars. Appliances including fridge, washer and dryer included.

24. 2013-04-18
    listed $29,900 Active 157-char remark

    Show marketing remark (157 chars)

    Well maintained single wide in senior park. New exterior paint, cute little yard, parking for 2 cars. Appliances including fridge, washer and dryer included.

ⓘ 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: $263 · $22/mo
• Projected year-2 tax: $987 · $82/mo
• Expected delta: +$725/yr (+$60/mo · 275.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 6/10 Major 9 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,685
• − Mortgage interest: −$7,276
• − Property taxes: −$263
• − Insurance: −$650
• − Repairs & maintenance: −$2,775
• − Management: −$2,775
• − Depreciation: −$3,779
• Taxable income: $17,167
• Est. tax owed @ 24.0%: −$4,120
• After-tax cash flow: $14,194/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

+334.4% since first listed

10 events — show timeline

• 2026-04-20 Price Changed $129,900 CRMLS
• 2025-07-18 Listed $149,900 CRMLS
• 2015-03-10 Sold (MLS) $39,000 CRMLS
• 2015-01-28 Pending — CRMLS
• 2015-01-11 Price Changed $39,000 CRMLS
• 2014-11-12 Listed $40,000 CRMLS
• 2013-05-27 Sold (MLS) $15,000 CRMLS
• 2013-05-17 Pending — CRMLS
• 2013-04-24 Price Changed $25,000 CRMLS
• 2013-04-18 Listed $29,900 CRMLS

Property tax history

+5.5%/yr

Latest (2025): $263 · +5.5% YoY. Source: county tax records.