28367 Sand Cyn #19 · Santa Clarita, CA 91387

$249,900

3 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 31 Days on market

Built 2004 Fair condition

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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 +8.7/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious home in the highly desirable Sand Canyon area of Canyon Country! This property offers the perfect blend of comfort, potential, and prime location. Enjoy a generously sized layout with ample living space and an inviting atmosphere—perfect for relaxing or entertaining. Situated in a sought-after community known for its scenic surroundings, peaceful setting, and convenient access to the new Sand Canyon Village Retail Center and freeway connections, this home offers both tranquility and accessibility. Whether you're a first-time buyer or looking to customize your next home, this is a fantastic opportunity to bring your vision to life and truly make it your own.

Key facts

• Community pool
• Built 2004
• Listed 31 days

Property features AI

Finance

• Other: Elevation measured in feet; Living area source listed as other; Property has gutters
• HOA & community: Land lease: $790 per month

Exterior

• Parking: Located in Sand Canyon park
• Utilities: Public sewer; District/public water
• Home design: Single-story property; Mobile home remains on site; Mobile dimensions approximately 56 ft by 28 ft
• Construction: Year built: source listed as other
• Exterior features: Association pool; Lot is level/flat

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Street-level entry; One level
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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; 5 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 35% of the median local income ($118k/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 $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 + 3.8% rent growth), your $70k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

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 $242,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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: 1.37% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.34%
• DSCR: 1.95
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.81% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.59×
• Total profit: $41,480
• Equity at exit: $37,261

10-year hold

• IRR: 23.9%
• Equity multiple: 3.14×
• Total profit: $149,489
• 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 91387

• Rents YoY: 3.8%
• Active inventory: 149
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,427 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$48 /mo · $579/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$720
• Net cashflow: $1,245

Break-even live

Break-even rent $1,852

Max offer price $249,900

Occupancy floor 59%

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28923 N Prairie Ln Canyon Country, CA	2.0–3.0	2.0–2.5	1135	$3,489	$3.07	1d	5	0.68mi
17350 Humphreys Pkwy Canyon Country, CA	1.0–3.0	1.0–2.0	1009	$4,000	$3.96	1d	65	1.06mi
17621 Pauline Ct Canyon Country, CA	2.0–3.0	2.5	1200	$3,389	$2.82	1d	8	1.28mi
17954 River Cir Canyon Country, CA	3.0	3.0	1225	$2,995	$2.44	1d	1	1.37mi
28015 Sarabande Ln Santa Clarita, CA	2.0	2.0	885	$2,850	$3.22	1d	1	1.43mi

Listing history 18 events

1. 2026-06-18
   days on market $249,900 Active 31 DOM
2. 2026-06-17
   days on market $249,900 Active 30 DOM
3. 2026-06-16
   days on market $249,900 Active 29 DOM
4. 2026-06-15
   days on market $249,900 Active 28 DOM
5. 2026-06-13
   days on market $249,900 Active 26 DOM
6. 2026-06-13
   days on market $249,900 Active 25 DOM
7. 2026-06-09
   days on market $249,900 Active 22 DOM
8. 2026-06-08
   days on market $249,900 Active 21 DOM
9. 2026-06-07
   days on market $249,900 Active 20 DOM
10. 2026-06-04
    days on market $249,900 Active 17 DOM
11. 2026-06-03
    days on market $249,900 Active 16 DOM
12. 2026-06-02
    days on market $249,900 Active 15 DOM
13. 2026-06-01
    days on market $249,900 Active 14 DOM
14. 2026-05-31
    days on market $249,900 Active 13 DOM
15. 2026-05-21
    historical
16. 2026-05-18
    listed $249,900 Active
17. 2026-05-14
    historical
18. 2026-05-04
    historical $249,900

ⓘ 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: $579 · $48/mo
• Projected year-2 tax: $1,899 · $158/mo
• Expected delta: +$1,320/yr (+$110/mo · 228.1%)

ⓘ 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 ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 18 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,126
• − Mortgage interest: −$13,998
• − Property taxes: −$579
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,290
• − Management: −$3,290
• − Depreciation: −$7,270
• Taxable income: $11,450
• Est. tax owed @ 24.0%: −$2,748
• After-tax cash flow: $12,187/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 · 1 photo

Fair 45/100 Moderate rehab

This manufactured home in Santa Clarita requires moderate repairs and maintenance, with a focus on exterior painting and landscaping to enhance its resale and rental value.

Repairs flagged

• Minor Paint exterior — Some discoloration
• Minor Landscaping — Low maintenance landscaping

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and property value
• Rental Landscaping — Improves property presentation for tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint exterior · Some discoloration	Minor	$500–3,000
Landscaping · Low maintenance landscaping	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and property value ↑
• Rental Landscaping — Improves property presentation for tenants ↑

ⓘ 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): 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

+0.0% since first listed

4 events — show timeline

• 2026-05-21 Listing Removed — CRMLS
• 2026-05-18 Listed $249,900 CRMLS
• 2026-05-14 Coming Soon — CRMLS
• 2026-05-04 Coming Soon $249,900 CRMLS

Property tax history

+5.8%/yr

Latest (2025): $579 · +5.8% YoY. Source: county tax records.