27361 Sierra Hwy #192 · Santa Clarita, CA 91351

$349,900

4 bd · 3.0 ba · 1,980 sqft · Manufactured public records · 1 Days on market

Built 2010 Est $390k · 10% 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 +27.7/30.0
• ARV discount +12.1/15.0
• DSCR +9.8/10.0
• 1% rule +6.4/10.0
• 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 and move-in ready, this spacious 4-bedroom, 3-bathroom home offers a highly desirable floor plan featuring two primary suites, each with its own walk-in closet and private bathroom. Perfect for multigenerational living, guests, or added privacy, this rare layout provides flexibility and comfort for a variety of lifestyles. The home has been completely updated with modern finishes throughout, creating a fresh and inviting living space. Enjoy a bright and open interior, well-appointed kitchen, and generous-sized bedrooms. A newer A/C unit provides year-round comfort and efficiency. Included with the sale are a newer washer, dryer, and refrigerator, making this home truly m

Key facts

• Community pool
• Built 2010

Property features AI

Finance

• Other: Located at Sierra Hwy & Jakes Way (Canyon Country, CA)
• Financial info: Monthly land lease: $1,225
• HOA & community: Land lease in community

Exterior

• Parking: Located in Cordova Estates
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile home remains on site; Assessor's data used for living area
• Construction: Mobile width 66 ft, length 30 ft; Year built per public records
• Exterior features: Community pool; Close to clubhouse; Street lighting

Interior

• Bathrooms: 3 full bathrooms
• Interior features: Open floor plan; Street-level entry
• Laundry & utility: Laundry room (individual room)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $350k.

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 ($4k rent vs $350k).
• Cap rate 9.9% 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 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 42% 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 $10k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $349,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.96%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $390,060
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27361 Sierra Hwy #312	0.00mi	4/2.0	1,782 (-10%)	17mo	$350,500	$197	65
27361 Sierra Hwy #132	0.00mi	5/2.0 (+1)	1,848 (-7%)	24mo	$304,100	$165	60

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $5,419
• Equity at exit: $52,171

10-year hold

• IRR: 9.8%
• Equity multiple: 1.72×
• Total profit: $70,345
• Equity at exit: $30,253

Cash invested: $97,972 (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: 7.3×

Monthly cashflow live

• Estimated rent: $3,996 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$118 /mo · $1,413/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $1,058

Break-even live

Break-even rent $2,656

Max offer price $349,900

Occupancy floor 69%

Sensitivity live

Price	-10% $1,257	-5% $1,158	+0% $1,058	+5% $959	+10% $860
Rent	-10% $743	-5% $901	+0% $1,058	+5% $1,216	+10% $1,374
Rate	-1.0pp $1,235	-0.5pp $1,147	base $1,058	+0.5pp $968	+1.0pp $876

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27105 Silver Oak Ln Canyon Country, CA	1.0–3.0	1.0–2.0	1021	$3,785	$3.71	1d	25	0.36mi
27520 Sierra Hwy Canyon Country, CA	1.0–3.0	1.0–2.0	965	$2,995	$3.10	1d	1	0.49mi
18005 Annes Cir Canyon Country, CA	1.0–3.0	1.0–2.5	979	$3,499	$3.57	1d	10	0.57mi
17991 Lost Canyon Rd Canyon Country, CA	3.0	2.0	1280	$3,225	$2.52	15d	1	0.70mi
17954 River Cir Canyon Country, CA	3.0	3.0	1225	$2,995	$2.44	1d	1	0.93mi
19600 Sunrise Smt Canyon Country, CA	5.0	3.0	2450	$5,498	$2.24	1d	1	0.93mi
17621 Pauline Ct Canyon Country, CA	2.0–3.0	2.5	1200	$3,389	$2.82	1d	8	1.06mi
19331 Green Mountain Dr Newhall, CA	3.0	3.0	1587	$4,150	$2.61	1d	1	1.16mi
19300 Maybrook LN Santa Clarita, CA	1.0–3.0	1.0–2.0	1017	$3,744	$3.68	1d	61	1.19mi
26844 Albion Way Unit 1 Santa Clarita, CA	3.0	2.5	1817	$3,995	$2.20	12d	1	1.23mi
17846 Wildridge Ln Canyon Country, CA	4.0	3.0	1884	$4,995	$2.65	3d	1	1.28mi
17350 Humphreys Pkwy Canyon Country, CA	1.0–3.0	1.0–2.0	1009	$4,000	$3.96	1d	65	1.30mi
26379 Rainbow Glen Dr Newhall, CA	3.0	2.0	1427	$3,600	$2.52	1d	1	1.48mi
26350 Piazza Di Sarro Newhall, CA	3.0	3.0	1797	$4,000	$2.23	10d	1	1.48mi

Listing history 8 events

1. 2026-06-18
   statusdays on market $349,900 Active 1 DOM
2. 2026-06-18
   days on market $349,900 Coming Soon 8 DOM
3. 2026-06-17
   days on market $349,900 Coming Soon 7 DOM
4. 2026-06-16
   days on market $349,900 Coming Soon 6 DOM
5. 2026-06-15
   days on market $349,900 Coming Soon 5 DOM
6. 2026-06-13
   days on market $349,900 Coming Soon 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $349,900 Coming Soon 2 DOM

ⓘ 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: $1,413 · $118/mo
• Projected year-2 tax: $2,659 · $222/mo
• Expected delta: +$1,246/yr (+$104/mo · 88.2%)

ⓘ 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 ≥98°F today · 21 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: $47,954
• − Mortgage interest: −$19,600
• − Property taxes: −$1,413
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,836
• − Management: −$3,836
• − Depreciation: −$10,179
• Taxable income: $7,340
• Est. tax owed @ 24.0%: −$1,761
• After-tax cash flow: $10,940/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

1 event — show timeline

• 2026-06-10 Coming Soon $349,900 CRMLS

Property tax history

+4.0%/yr

Latest (2025): $1,413 · +4.0% YoY. Source: county tax records.