27361 Sierra Hwy #119 · Santa Clarita, CA 91351

$350,000

3 bd · 2.0 ba · 1,736 sqft · Manufactured public records · 61 Days on market

Built 1999 Good condition Est $342k · at est.

---

Why this score? — see what drove the C- 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 +18.1/30.0
• ARV discount +6.4/15.0
• Schools +5.9/10.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained home in the desirable Cordova Estates community! This inviting residence features a brand-new front porch with all-new vinyl railing, a sun-blocking roller shade, and vinyl wind blocker—perfect for relaxing outdoors in comfort. Inside, you’ll find a spacious and well-designed floor plan with a separate dining room, ideal for entertaining. The open layout offers great flow and functionality, creating a comfortable living environment throughout. The spacious kitchen features newer appliances, a center island, abundant cabinetry, and a convenient closet pantry for extra storage. The generously sized primary bedroom includes a walk-in closet, adding to the hom

Key facts

• Separate dining room
• Walk-in closet
• Front porch

Tags

• FRONT PORCH
• SEPARATE DINING ROOM
• CENTER ISLAND
• CLOSET PANTRY
• WALK-IN CLOSET
• NEW HVAC SYSTEM

Property features AI

Finance

• Other: Living area source: Assessor's data; Parcel number: 8950082119
• Financial info: Land lease amount approximately $1,105.19 per month
• HOA & community: Land lease community with monthly land lease

Exterior

• Parking: Located in Cordova Mobile Estates
• Utilities: Public sewer; District/public water
• Home design: Single-story home; Mobile home remains on site; Entry on street level; Mobile dimensions approx. 26 ft by 60 ft
• Construction: Year built: Other (source indicates nonstandard); Built with mobile home construction
• Exterior features: Community pool; Landscaped grounds; Street lighting in the community

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $345k (1.4% below list).
• Recommended offer: $329k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 (+1.7%/yr); 106 active listings in the ZIP; 19 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).
• This rent runs 36% 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

• It's been on market 61 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.

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 $329,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.99% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $341,992
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27361 Sierra Hwy Spc 294	0.00mi	3/2.0	1,680 (-3%)	10mo	$255,000	$152	86
27361 Sierra Hwy #312	0.00mi	4/2.0 (+1)	1,782 (+3%)	17mo	$350,500	$197	76
27361 Sierra Hwy #41	0.00mi	2/2.0 (-1)	1,573 (-9%)	14mo	$274,900	$175	68
27361 Sierra HWY #246	0.09mi	4/2.0 (+1)	1,608 (-7%)	14mo	$360,000	$224	67
27361 Sierra Hwy #277	0.00mi	3/2.0	1,494 (-14%)	12mo	$305,000	$204	67
18540 Soledad Canyon Rd #85	0.38mi	3/2.0	1,680 (-3%)	23mo	$235,000	$140	58

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: -11.8%
• Equity multiple: 0.58×
• Total profit: $-41,453
• Equity at exit: $52,186

10-year hold

• IRR: -4.7%
• Equity multiple: 0.71×
• Total profit: $-28,381
• Equity at exit: $30,262

Cash invested: $98,000 (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: 8.4×

Monthly cashflow live

• Estimated rent: $3,453 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$725
• Net cashflow: $309

Break-even live

Break-even rent $3,062

Max offer price $350,000

Occupancy floor 86%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 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
18211 Flynn Dr #144 Canyon Country, CA	2.0	2.0	1085	$2,700	$2.49	1d	1	0.46mi
27070 Hidaway Ave #4 Canyon Country, CA	2.0	1.5	1078	$3,200	$2.97	2d	1	0.47mi
26827 Circle of the Oaks Newhall, CA	2.0	2.0	1254	$2,550	$2.03	10d	1	0.47mi
27520 Sierra Hwy Canyon Country, CA	1.0–3.0	1.0–2.0	965	$2,995	$3.10	1d	1	0.49mi
18135 Erik Ct Canyon Country, CA	3.0	2.0	1155	$3,200	$2.77	1d	1	0.51mi
18742 Vista Del Canon Santa Clarita, CA	3.0	2.0	1132	$2,800	$2.47	1d	1	0.52mi
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
26752 Winsome Cir Newhall, CA	2.0	2.0	1120	$2,950	$2.63	1d	1	0.78mi
17954 River Cir Canyon Country, CA	3.0	3.0	1225	$2,995	$2.44	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	2d	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 15 events

1. 2026-06-18
   days on market $350,000 Active 61 DOM
2. 2026-06-17
   days on market $350,000 Active 60 DOM
3. 2026-06-16
   days on market $350,000 Active 59 DOM
4. 2026-06-15
   days on market $350,000 Active 58 DOM
5. 2026-06-13
   days on market $350,000 Active 56 DOM
6. 2026-06-13
   days on market $350,000 Active 55 DOM
7. 2026-06-09
   days on market $350,000 Active 52 DOM
8. 2026-06-08
   days on market $350,000 Active 51 DOM
9. 2026-06-07
   days on market $350,000 Active 50 DOM
10. 2026-06-04
    days on market $350,000 Active 47 DOM
11. 2026-06-03
    days on market $350,000 Active 46 DOM
12. 2026-06-02
    days on market $350,000 Active 45 DOM
13. 2026-06-01
    days on market $350,000 Active 44 DOM
14. 2026-05-31
    days on market $350,000 Active 43 DOM
15. 2026-04-18
    listed $350,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $41,432
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,315
• − Management: −$3,315
• − Depreciation: −$10,182
• Taxable loss: −$1,985
• Est. tax savings @ 24.0%: +$476
• After-tax cash flow: $4,182/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

Good 75/100 Cosmetic rehab

This well-maintained manufactured home in Cordova Estates is move-in ready with a fresh exterior and interior. Minor updates to the exterior trim and flooring would significantly enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves aesthetics and value
• Both Replace kitchen appliances — Modernizes and increases value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and value ↑
• Both Replace kitchen appliances — Modernizes and increases value ↑

ⓘ 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

1 event — show timeline

• 2026-04-18 Listed $350,000 CRMLS

Property tax history

+9.6%/yr

Latest (2025): $342 · +9.6% YoY. Source: county tax records.