30000 Hasley Cyn #31 · Hasley Canyon, CA 91384

$189,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 91 Days on market

Built 2003

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this move-in ready 3-bedroom, 2-bath home in the highly desirable Hasley Canyon Mobile Estates community of Castaic. Thoughtfully updated this residence offers the perfect balance of modern style and everyday comfort. Step onto the inviting front porch--an ideal spot to relax and enjoy the peaceful surroundings. The home also features a covered carport and convenient guest parking for added ease. The backyard offers a versatile outdoor shed with Air Conditioning and Electricity, perfect for hobbies, storage, or creative space, along with a newly installed fence that enhances both privacy and functionality. Enjoy resort-style living with access to community amenities including a sparkling pool, half basketball court, and clubhouse, designed to foster a true sense of community. Ideally located near shopping, dining, and commuter routes, this home combines comfort, convenience, and charm in one exceptional opportunity. Welcome Home!

Key facts

• Guest parking
• Covered carport
• Community amenities

Tags

• FRONT PORCH
• COVERED CARPORT
• GUEST PARKING
• OUTDOOR SHED
• NEWLY INSTALLED FENCE
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Lot density: 16-20 units/acre; Number of pads: 2; Park name: Hasley Canyon Mobile
• HOA & community: Land lease: $1,120 per month; Park features: Rural community; Manager approval required; Pets allowed with breed restrictions

Exterior

• Parking: Assigned parking; 1 uncovered space; 1 carport space (total 2 parking spaces); Located in Hasley Canyon Mobile park
• Utilities: Natural gas connected; Electricity connected; Water connected (District/Public); Public sewer
• Home design: Manufactured/mobile home (model SD520-2); Double body type; Single story; Entry level 1; Faces private road (paved)
• Construction: Masonite exterior; Mobile home remains on site; Mobile dimensions approximately 12 ft wide by 40 ft long; Year built source: Assessor
• Exterior features: Front porch; Porch; Community pool; One shed

Interior

• Kitchen: Built-in range; Refrigerator; Kitchen open to family room
• Bedrooms: Main floor primary bedroom
• Flooring: Laminated
• Bathrooms: 2 full bathrooms; Bathtub; Shower in tub; Separate tub and shower
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: High ceilings (9 feet+); Ceiling fan; Storage space; Front porch entry; One-level layout
• Laundry & utility: Laundry room (individual room)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $862 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#1,168 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: housing C-, schools F, amenities 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: 138 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 + 3.0% rent growth), your $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $171,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.32% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.55%
• DSCR: 1.87
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.5%
• Equity multiple: 1.46×
• Total profit: $24,217
• Equity at exit: $28,181

10-year hold

• IRR: 20.5%
• Equity multiple: 2.73×
• Total profit: $91,482
• Equity at exit: $16,341

Cash invested: $52,920 (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 91384

• Home prices YoY: -28.3%
• Active inventory: 138
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$43 /mo · $513/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $862

Break-even live

Break-even rent $1,408

Max offer price $189,000

Occupancy floor 61%

Sensitivity live

Price	-10% $969	-5% $916	+0% $862	+5% $809	+10% $755
Rent	-10% $665	-5% $764	+0% $862	+5% $961	+10% $1,060
Rate	-1.0pp $958	-0.5pp $910	base $862	+0.5pp $813	+1.0pp $764

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30160 San Martinez Rd Unit B Castaic, CA	2.0	1.0	762	$2,500	$3.28	0d	1	1.08mi

Listing history 35 events

1. 2026-06-21
   days on market $189,000 Active 91 DOM
2. 2026-06-18
   days on market $189,000 Active 88 DOM
3. 2026-06-17
   days on market $189,000 Active 87 DOM
4. 2026-06-16
   days on market $189,000 Active 86 DOM
5. 2026-06-15
   days on market $189,000 Active 85 DOM
6. 2026-06-13
   days on market $189,000 Active 83 DOM
7. 2026-06-13
   days on market $189,000 Active 82 DOM
8. 2026-06-09
   days on market $189,000 Active 79 DOM
9. 2026-06-08
   days on market $189,000 Active 78 DOM
10. 2026-06-07
    days on market $189,000 Active 77 DOM
11. 2026-06-04
    days on market $189,000 Active 74 DOM
12. 2026-06-03
    days on market $189,000 Active 73 DOM
13. 2026-06-02
    days on market $189,000 Active 72 DOM
14. 2026-06-01
    days on market $189,000 Active 71 DOM
15. 2026-05-31
    days on market $189,000 Active 70 DOM
16. 2026-05-18
    price $189,000 954-char remark

    Show marketing remark (954 chars)

    Welcome to this move-in ready 3-bedroom, 2-bath home in the highly desirable Hasley Canyon Mobile Estates community of Castaic. Thoughtfully updated this residence offers the perfect balance of modern style and everyday comfort. Step onto the inviting front porch--an ideal spot to relax and enjoy the peaceful surroundings. The home also features a covered carport and convenient guest parking for added ease. The backyard offers a versatile outdoor shed with Air Conditioning and Electricity, perfect for hobbies, storage, or creative space, along with a newly installed fence that enhances both privacy and functionality. Enjoy resort-style living with access to community amenities including a sparkling pool, half basketball court, and clubhouse, designed to foster a true sense of community. Ideally located near shopping, dining, and commuter routes, this home combines comfort, convenience, and charm in one exceptional opportunity. Welcome Home!

17. 2026-05-17
    price $189,000
18. 2026-04-07
    price $195,000 954-char remark

    Show marketing remark (954 chars)

    Welcome to this move-in ready 3-bedroom, 2-bath home in the highly desirable Hasley Canyon Mobile Estates community of Castaic. Thoughtfully updated this residence offers the perfect balance of modern style and everyday comfort. Step onto the inviting front porch--an ideal spot to relax and enjoy the peaceful surroundings. The home also features a covered carport and convenient guest parking for added ease. The backyard offers a versatile outdoor shed with Air Conditioning and Electricity, perfect for hobbies, storage, or creative space, along with a newly installed fence that enhances both privacy and functionality. Enjoy resort-style living with access to community amenities including a sparkling pool, half basketball court, and clubhouse, designed to foster a true sense of community. Ideally located near shopping, dining, and commuter routes, this home combines comfort, convenience, and charm in one exceptional opportunity. Welcome Home!

19. 2026-04-07
    price $195,000

    Show marketing remark (954 chars)

    Welcome to this move-in ready 3-bedroom, 2-bath home in the highly desirable Hasley Canyon Mobile Estates community of Castaic. Thoughtfully updated this residence offers the perfect balance of modern style and everyday comfort. Step onto the inviting front porch--an ideal spot to relax and enjoy the peaceful surroundings. The home also features a covered carport and convenient guest parking for added ease. The backyard offers a versatile outdoor shed with Air Conditioning and Electricity, perfect for hobbies, storage, or creative space, along with a newly installed fence that enhances both privacy and functionality. Enjoy resort-style living with access to community amenities including a sparkling pool, half basketball court, and clubhouse, designed to foster a true sense of community. Ideally located near shopping, dining, and commuter routes, this home combines comfort, convenience, and charm in one exceptional opportunity. Welcome Home!

20. 2026-03-22
    listed $205,000 Active 954-char remark

    Show marketing remark (954 chars)

    Welcome to this move-in ready 3-bedroom, 2-bath home in the highly desirable Hasley Canyon Mobile Estates community of Castaic. Thoughtfully updated this residence offers the perfect balance of modern style and everyday comfort. Step onto the inviting front porch--an ideal spot to relax and enjoy the peaceful surroundings. The home also features a covered carport and convenient guest parking for added ease. The backyard offers a versatile outdoor shed with Air Conditioning and Electricity, perfect for hobbies, storage, or creative space, along with a newly installed fence that enhances both privacy and functionality. Enjoy resort-style living with access to community amenities including a sparkling pool, half basketball court, and clubhouse, designed to foster a true sense of community. Ideally located near shopping, dining, and commuter routes, this home combines comfort, convenience, and charm in one exceptional opportunity. Welcome Home!

21. 2026-03-22
    listed $205,000 Active

    Show marketing remark (954 chars)

    Welcome to this move-in ready 3-bedroom, 2-bath home in the highly desirable Hasley Canyon Mobile Estates community of Castaic. Thoughtfully updated this residence offers the perfect balance of modern style and everyday comfort. Step onto the inviting front porch--an ideal spot to relax and enjoy the peaceful surroundings. The home also features a covered carport and convenient guest parking for added ease. The backyard offers a versatile outdoor shed with Air Conditioning and Electricity, perfect for hobbies, storage, or creative space, along with a newly installed fence that enhances both privacy and functionality. Enjoy resort-style living with access to community amenities including a sparkling pool, half basketball court, and clubhouse, designed to foster a true sense of community. Ideally located near shopping, dining, and commuter routes, this home combines comfort, convenience, and charm in one exceptional opportunity. Welcome Home!

22. 2026-02-19
    listed $205,000 Active
23. 2026-01-19
    listed $205,000 Active
24. 2025-12-01
    price $205,000
25. 2025-10-17
    listed $210,000 Active
26. 2023-05-09
    soldstatus $180,000 Closed Sale
27. 2023-04-27
    status Pending Sale
28. 2023-04-27
    listed $180,000 Active
29. 2016-06-29
    soldstatus $58,000 Closed Sale
30. 2016-06-03
    status Pending Sale
31. 2016-05-16
    status Active
32. 2016-05-05
    status Pending Sale
33. 2016-05-01
    listed $62,000 Active
34. 2007-02-17
    historical
35. 2006-07-06
    listed $115,000

ⓘ 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: $513 · $43/mo
• Projected year-2 tax: $1,436 · $120/mo
• Expected delta: +$923/yr (+$77/mo · 180.0%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$10,587
• − Property taxes: −$513
• − Insurance: −$945
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$5,498
• Taxable income: $7,657
• Est. tax owed @ 24.0%: −$1,838
• After-tax cash flow: $8,511/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 — Hasley Canyon

• Score: 49/100
• State rank: #1168
• US rank: #25897

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing C- Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hasley Canyon, CA
• Population (ZIP): 27,278

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 37% Two or more races 22% Asian 9% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 3% Lithuanian 2% Portuguese 2%
• Foreign-born: 20% · Canada, South Korea, China
• Languages at home: 62% English-only · Spanish 29% Other Indo-European 2% 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: ▼ -126.54%
• Current HPI: 319.9021
• Rent YoY: —
• Metro: —
• 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

+64.3% since first listed

20 events — show timeline

• 2026-05-18 Price Changed $189,000 AVMLS
• 2026-05-17 Price Changed $189,000 CRMLS
• 2026-04-07 Price Changed $195,000 AVMLS
• 2026-04-07 Price Changed $195,000 CRMLS
• 2026-03-22 Listed $205,000 CRMLS
• 2026-03-22 Listed $205,000 AVMLS
• 2026-02-19 Listed $205,000 GEMLS
• 2026-01-19 Listed $205,000 GEMLS
• 2025-12-01 Price Changed $205,000 GEMLS
• 2025-10-17 Listed $210,000 GEMLS
• 2023-05-09 Sold (MLS) $180,000 CRMLS
• 2023-04-27 Pending — CRMLS
• 2023-04-27 Listed $180,000 CRMLS
• 2016-06-29 Sold (MLS) $58,000 CRMLS
• 2016-06-03 Pending — CRMLS
• 2016-05-16 Relisted — CRMLS
• 2016-05-05 Pending — CRMLS
• 2016-05-01 Listed $62,000 CRMLS
• 2007-02-17 Listing Removed — CRMLS
• 2006-07-06 Listed $115,000 CRMLS

Property tax history

+4.4%/yr

Latest (2025): $513 · +4.4% YoY. Source: county tax records.