20401 Soledad Canyon Rd #406 · Santa Clarita, CA 91351

$249,900

4 bd · 2.0 ba · 1,624 sqft · Manufactured public records · 58 Days on market

Built 2005 Fair condition Est $265k · 6% under

---

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 +10.0/15.0
• Schools +5.9/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the cozy charm of this well-maintained mobile home nestled in the peaceful Park Lane Estates in Canyon Country. With 3 bedrooms, 2 baths, and 1,608 sq ft of living space, along with a bonus room and a covered patio, it offers comfortable living. The property boasts central heat and air, ensuring year-round comfort, and includes laundry conveniently located inside the house. The living room features a wood-burning fireplace, adding warmth and ambiance to the space. The carport fits three cars, and guest parking is ample. Community perks include two pools and event banquet areas. Inside, the kitchen and dining area provide a comfortable space for daily living and entertaining. Monthly land lease amount for the new owner will be $1,429.57. Schedule a viewing today to experience the warmth and convenience of this inviting property firsthand.

Key facts

• 2 parking spots
• Community pool
• Built 2005

Property features AI

Finance

• Other: Located in Parklane Mobile Estate; Community park nearby
• Financial info: Land lease amount $1,526
• HOA & community: Land lease (monthly)

Exterior

• Parking: Carport with 2 parking spaces
• Utilities: Public sewer; District/Public water
• Home design: Single-story; Mobile home remains on site; 60 ft by 26 ft mobile
• Construction: Year built per public records
• Exterior features: Community pool; Yard

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Street-level entry
• Laundry & utility: Washer hookup; Laundry available

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $250k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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; 11 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).
• At $4,430/mo this rent would consume 46% of the median local household income ($115k/yr) (locally 784% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $70k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $210k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $242,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.77% ✓
• Cap rate: 15.74%
• Cash-on-cash: 33.73%
• DSCR: 2.50
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $264,712
• 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 #231	0.00mi	3/2.0 (-1)	1,568 (-3%)	3mo	$240,000	$153	87
20401 Soledad Canyon Rd Spc 543	0.00mi	3/2.0 (-1)	1,440 (-11%)	4mo	$230,000	$160	73
20401 Soledad Canyon Rd #821	0.00mi	3/2.0 (-1)	1,508 (-7%)	23mo	$235,800	$156	64
20401 Soledad Cyn	0.26mi	3/2.0 (-1)	1,440 (-11%)	4mo	$230,000	$160	61
20401 Soledad Canyon Rd #203	0.00mi	3/2.0 (-1)	1,404 (-14%)	19mo	$235,000	$167	57
20126 Northcliff	0.57mi	3/2.0 (-1)	1,752 (+8%)	2mo	$280,000	$160	54
20073 Edgewater Dr	0.49mi	3/2.0 (-1)	1,482 (-9%)	5mo	$322,000	$217	53
20042 Canyon View Dr #74	0.53mi	3/2.0 (-1)	1,482 (-9%)	4mo	$275,000	$186	53
27829 Sunrise Ln	0.68mi	3/2.0 (-1)	1,752 (+8%)	3mo	$283,000	$162	48
19983 Crestview Dr	0.65mi	3/2.0 (-1)	1,752 (+8%)	7mo	$360,000	$205	46
20039 Emerald Creek Dr	0.54mi	3/2.0 (-1)	1,845 (+14%)	16mo	$300,000	$163	34
19954 Emerald Crk	0.58mi	3/2.0 (-1)	1,845 (+14%)	19mo	$335,000	$182	29

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: 27.6%
• Equity multiple: 2.13×
• Total profit: $79,000
• Equity at exit: $37,261

10-year hold

• IRR: 34.4%
• Equity multiple: 3.96×
• Total profit: $207,011
• Equity at exit: $21,607

Cash invested: $69,972 (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: 4.7×

Monthly cashflow live

• Estimated rent: $4,430 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$118 /mo · $1,422/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$930
• Net cashflow: $1,967

Break-even live

Break-even rent $1,941

Max offer price $249,900

Occupancy floor 51%

Sensitivity live

Price	-10% $2,108	-5% $2,038	+0% $1,967	+5% $1,896	+10% $1,825
Rent	-10% $1,617	-5% $1,792	+0% $1,967	+5% $2,142	+10% $2,317
Rate	-1.0pp $2,093	-0.5pp $2,030	base $1,967	+0.5pp $1,902	+1.0pp $1,836

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26921 Flo Ln Canyon Country, CA	3.0	2.0	1107	$2,950	$2.66	2d	1	0.29mi
26844 Albion Way Unit 1 Santa Clarita, CA	3.0	2.5	1817	$3,995	$2.20	13d	1	0.81mi
27932 Calypso Ln Canyon Country, CA	4.0	2.0	1783	$7,495	$4.20	20d	1	0.99mi
27932 Calypso Ln Canyon Country, CA	4.0	2.0	1789	$7,495	$4.19	2d	1	0.99mi
22056 Windham Way Santa Clarita, CA	4.0	3.0	2132	$4,350	$2.04	2d	1	1.01mi
28040 Ermine Pl Canyon Country, CA	4.0	2.0	1467	$4,250	$2.90	2d	1	1.15mi
28131 Florence Ln Canyon Country, CA	3.0	2.0	1515	$4,300	$2.84	2d	1	1.22mi
19300 Maybrook LN Santa Clarita, CA	1.0–3.0	1.0–2.0	1017	$3,744	$3.68	2d	61	1.24mi
26379 Rainbow Glen Dr Newhall, CA	3.0	2.0	1427	$3,600	$2.52	2d	1	1.27mi
28128 Wildwind Rd Canyon Country, CA	3.0	3.0	1900	$3,875	$2.04	2d	1	1.42mi
26265 Rainbow Glen Dr Newhall, CA	3.0	3.0	1469	$3,500	$2.38	2d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $249,900 Active 58 DOM
2. 2026-06-17
   days on market $249,900 Active 57 DOM
3. 2026-06-16
   days on market $249,900 Active 56 DOM
4. 2026-06-15
   days on market $249,900 Active 55 DOM
5. 2026-06-13
   days on market $249,900 Active 53 DOM
6. 2026-06-13
   days on market $249,900 Active 52 DOM
7. 2026-06-09
   days on market $249,900 Active 49 DOM
8. 2026-06-08
   days on market $249,900 Active 48 DOM
9. 2026-06-07
   days on market $249,900 Active 47 DOM
10. 2026-06-04
    days on market $249,900 Active 44 DOM
11. 2026-06-03
    days on market $249,900 Active 43 DOM
12. 2026-06-02
    status $249,900 Active 42 DOM
13. 2026-05-23
    status Pending Sale
14. 2026-04-10
    listed $249,900 Active
15. 2024-06-27
    soldstatus $210,000 Sold 858-char remark

    Show marketing remark (858 chars)

    Discover the cozy charm of this well-maintained mobile home nestled in the peaceful Park Lane Estates in Canyon Country. With 3 bedrooms, 2 baths, and 1,608 sq ft of living space, along with a bonus room and a covered patio, it offers comfortable living. The property boasts central heat and air, ensuring year-round comfort, and includes laundry conveniently located inside the house. The living room features a wood-burning fireplace, adding warmth and ambiance to the space. The carport fits three cars, and guest parking is ample. Community perks include two pools and event banquet areas. Inside, the kitchen and dining area provide a comfortable space for daily living and entertaining. Monthly land lease amount for the new owner will be $1,429.57. Schedule a viewing today to experience the warmth and convenience of this inviting property firsthand.

16. 2024-05-29
    historical Backup Offers Accepted 858-char remark

    Show marketing remark (858 chars)

    Discover the cozy charm of this well-maintained mobile home nestled in the peaceful Park Lane Estates in Canyon Country. With 3 bedrooms, 2 baths, and 1,608 sq ft of living space, along with a bonus room and a covered patio, it offers comfortable living. The property boasts central heat and air, ensuring year-round comfort, and includes laundry conveniently located inside the house. The living room features a wood-burning fireplace, adding warmth and ambiance to the space. The carport fits three cars, and guest parking is ample. Community perks include two pools and event banquet areas. Inside, the kitchen and dining area provide a comfortable space for daily living and entertaining. Monthly land lease amount for the new owner will be $1,429.57. Schedule a viewing today to experience the warmth and convenience of this inviting property firsthand.

17. 2024-05-06
    listed $199,999 Active 858-char remark

    Show marketing remark (858 chars)

    Discover the cozy charm of this well-maintained mobile home nestled in the peaceful Park Lane Estates in Canyon Country. With 3 bedrooms, 2 baths, and 1,608 sq ft of living space, along with a bonus room and a covered patio, it offers comfortable living. The property boasts central heat and air, ensuring year-round comfort, and includes laundry conveniently located inside the house. The living room features a wood-burning fireplace, adding warmth and ambiance to the space. The carport fits three cars, and guest parking is ample. Community perks include two pools and event banquet areas. Inside, the kitchen and dining area provide a comfortable space for daily living and entertaining. Monthly land lease amount for the new owner will be $1,429.57. Schedule a viewing today to experience the warmth and convenience of this inviting property firsthand.

ⓘ 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: $1,422 · $118/mo
• Projected year-2 tax: $1,899 · $158/mo
• Expected delta: +$478/yr (+$40/mo · 33.6%)

ⓘ 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: $53,163
• − Mortgage interest: −$13,998
• − Property taxes: −$1,422
• − Insurance: −$1,250
• − Repairs & maintenance: −$4,253
• − Management: −$4,253
• − Depreciation: −$7,270
• Taxable income: $20,718
• Est. tax owed @ 24.0%: −$4,972
• After-tax cash flow: $18,630/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and value. Key updates include painting, replacing cabinets and fixtures, and updating the exterior siding.

Repairs flagged

• Moderate Kitchen cabinets — Dated appearance
• Moderate Bathtub and fixtures — Worn condition
• Minor Exterior siding — Some wear

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics
• Both Replace bathtub and fixtures — New fixtures improve functionality and aesthetics
• Both Replace exterior siding — Fresh siding improves curb appeal and durability

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated appearance	Moderate	$3,000–15,000
Bathtub and fixtures · Worn condition	Moderate	$3,000–15,000
Exterior siding · Some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics ↑
• Both Replace bathtub and fixtures — New fixtures improve functionality and aesthetics ↑
• Both Replace exterior siding — Fresh siding improves curb appeal and durability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+25.0% since first listed

5 events — show timeline

• 2026-05-23 Pending — CRMLS
• 2026-04-10 Listed $249,900 CRMLS
• 2024-06-27 Sold (MLS) $210,000 TheMLS
• 2024-05-29 Contingent — TheMLS
• 2024-05-06 Listed $199,999 TheMLS

Property tax history

+57.5%/yr

Latest (2025): $1,422 · +57.5% YoY. Source: county tax records.