27361 Sierra Hwy #198 · Santa Clarita, CA 91351

$199,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 158 Days on market

Built 1971 Est $225k · 11% 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 +30.0/30.0
• ARV discount +12.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to this beautifully updated home in a family park — now with a price improvement! This spacious 2-bedroom, 2-bath home offers numerous upgrades including a newer roof, updated plumbing, drought-tolerant landscaping, laminate flooring, and updated lighting throughout. Step into the large living room featuring laminate flooring and oversized windows that fill the space with natural light and include beautiful mountain views. The living room flows seamlessly into the dining area, complete with a built-in hutch with white cabinetry. The kitchen boasts quartz countertops, tiled backsplash, stainless steel dishwasher, built-in oven and range, breakfast bar, and abundant storage. Jus

Key facts

• Built 1971
• Listed 157 days

Property features AI

Finance

• Other: Manager approval required for multi-pad units; Double body type with 2 pads; Pets: contact manager
• Financial info: Land lease of $1,123.04 per month (park lot lease)
• HOA & community: Located in Cordova Estates (park); Suburban community

Exterior

• Parking: Driveway parking
• Utilities: Public sewer; District/public water; Electricity connected; Sewer connected; Water connected
• Home design: Single-story; Entry at front door; Entry level: 1; One total story; Mobile home model: Festival; Mobile home remains in place; Mobile dimensions approximately 24' x 60'
• Construction: No fencing
• Exterior features: Covered front porch; Patio

Interior

• Kitchen: Gas range; Gas oven; Dishwasher
• Bedrooms: Primary bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Soaking tub; Shower-in-tub; Double sinks in primary bath; Vanity area
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Dry bar; Built-in shelving; Ceiling fans; Recessed lighting; Open floor plan
• Laundry & utility: Washer included; Dryer included; Washer hookup; Gas dryer hookup; Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $986 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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; 30 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 31% 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 $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 + 1.7% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $26k (12%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.50% ✓
• Cap rate: 12.24%
• Cash-on-cash: 21.23%
• DSCR: 1.94
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $224,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27361 Sierra Hwy #266	0.00mi	2/2.0	1,440 (0%)	1mo	$213,500	$148	99
27361 Sierra Hwy #283	0.00mi	2/2.0	1,440 (0%)	16mo	$212,400	$148	86
27361 Sierra #259	0.07mi	2/2.0	1,440 (0%)	18mo	$225,000	$156	82
27361 Sierra Hwy #168	0.09mi	3/2.0 (+1)	1,452 (+1%)	12mo	$280,000	$193	79
27361 Sierra Hwy #277	0.09mi	3/2.0 (+1)	1,494 (+4%)	12mo	$305,000	$204	74
27361 Sierra Hwy #75	0.09mi	3/2.0 (+1)	1,444 (+0%)	22mo	$263,700	$183	72
27361 Sierra Hwy #41	0.09mi	2/2.0	1,573 (+9%)	14mo	$274,900	$175	68
27361 Sierra Hwy #102	0.09mi	3/2.0 (+1)	1,404 (-2%)	24mo	$210,000	$150	67
18540 Soledad Canyon Rd #53	0.34mi	3/2.0 (+1)	1,344 (-7%)	2mo	$111,000	$83	66
27361 Sierra Hwy #157	0.09mi	3/2.0 (+1)	1,368 (-5%)	20mo	$210,000	$154	66
27361 Sierra Hwy #28	0.00mi	3/2.0 (+1)	1,344 (-7%)	22mo	$235,000	$175	65
18540 Soledad Canyon Rd #109	0.34mi	3/2.0 (+1)	1,344 (-7%)	12mo	$155,000	$115	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: 12.3%
• Equity multiple: 1.48×
• Total profit: $26,713
• Equity at exit: $29,672

10-year hold

• IRR: 20.2%
• Equity multiple: 2.59×
• Total profit: $88,848
• Equity at exit: $17,206

Cash invested: $55,720 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,988 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $986

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,123	-5% $1,054	+0% $986	+5% $917	+10% $848
Rent	-10% $750	-5% $868	+0% $986	+5% $1,104	+10% $1,222
Rate	-1.0pp $1,086	-0.5pp $1,036	base $986	+0.5pp $934	+1.0pp $882

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27070 Hidaway Ave #4 Canyon Country, CA	2.0	1.5	1078	$3,200	$2.97	3d	1	0.39mi
Jakes Way Santa Clarita, CA	1.0–2.0	1.0–2.0	830	$2,640	$3.18	2d	20	0.42mi
27105 Silver Oak Ln Canyon Country, CA	1.0–3.0	1.0–2.0	1021	$3,070	$3.01	2d	25	0.45mi
26827 Circle of the Oaks Newhall, CA	2.0	2.0	1254	$2,550	$2.03	11d	1	0.46mi
27520 Sierra Hwy Canyon Country, CA	1.0–3.0	1.0–2.0	965	$2,502	$2.59	2d	1	0.48mi
27077 Hidaway Ave Canyon Country, CA	2.0	1.0	960	$2,400	$2.50	2d	1	0.50mi
18211 Flynn Dr #144 Canyon Country, CA	2.0	2.0	1085	$2,700	$2.49	2d	1	0.54mi
18742 Vista Del Canon Santa Clarita, CA	3.0	2.0	1132	$2,800	$2.47	2d	1	0.57mi
18135 Erik Ct Canyon Country, CA	3.0	2.0	1155	$3,200	$2.77	2d	1	0.59mi
18005 Annes Cir Canyon Country, CA	1.0–3.0	1.0–2.5	979	$2,954	$3.02	2d	10	0.61mi
26752 Winsome Cir Newhall, CA	2.0	2.0	1120	$2,950	$2.63	2d	1	0.74mi
27303 Sara St Canyon Country, CA	1.0–3.0	1.0–2.0	838	$2,402	$2.86	2d	6	0.76mi
17947 Lost Canyon Rd Canyon Country, CA	2.0	2.0	1022	$2,795	$2.73	17d	1	0.79mi
17991 Lost Canyon Rd Canyon Country, CA	3.0	2.0	1280	$3,225	$2.52	16d	1	0.79mi
27301 Whites Canyon Rd Canyon Country, CA	2.0	2.0	900	$1,995	$2.22	18d	2	0.83mi
19028 Drycliff St Unit C Canyon Country, CA	3.0	1.5	982	$3,600	$3.67	3d	1	0.87mi
27940 Solamint Rd Canyon Country, CA	1.0–2.0	1.0–2.0	859	$3,974	$4.62	2d	5	0.88mi
17954 River Cir Canyon Country, CA	3.0	3.0	1225	$2,995	$2.44	2d	1	0.96mi
18008 Saratoga Way #513 Canyon Country, CA	1.0	1.0	934	$1,050	$1.12	2d	1	0.99mi
17621 Pauline Ct Canyon Country, CA	2.0–3.0	2.5	1200	$2,539	$2.12	2d	8	1.09mi
28015 Sarabande Ln Santa Clarita, CA	2.0	2.0	885	$2,850	$3.22	2d	1	1.13mi
19300 Maybrook LN Santa Clarita, CA	1.0–3.0	1.0–2.0	1017	$3,222	$3.17	2d	61	1.15mi
26844 Albion Way Unit 1 Santa Clarita, CA	3.0	2.5	1817	$3,995	$2.20	13d	1	1.15mi
19331 Green Mountain Dr Newhall, CA	3.0	3.0	1587	$4,150	$2.61	2d	1	1.18mi
19724 Avenue of the Oaks Newhall, CA	2.0	2.0	960	$2,400	$2.50	5d	1	1.19mi
17350 Humphreys Pkwy Canyon Country, CA	1.0–3.0	1.0–2.0	1009	$3,248	$3.22	2d	65	1.34mi
19849 Sandpiper Pl #133 Newhall, CA	3.0	2.0	970	$2,750	$2.84	2d	1	1.38mi
26379 Rainbow Glen Dr Newhall, CA	3.0	2.0	1427	$3,600	$2.52	2d	1	1.43mi
26350 Piazza Di Sarro Newhall, CA	3.0	3.0	1797	$4,000	$2.23	11d	1	1.46mi
26265 Rainbow Glen Dr Newhall, CA	3.0	3.0	1469	$3,500	$2.38	2d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $199,000 Active 158 DOM
2. 2026-06-17
   days on market $199,000 Active 157 DOM
3. 2026-06-16
   days on market $199,000 Active 156 DOM
4. 2026-06-15
   days on market $199,000 Active 155 DOM
5. 2026-06-13
   days on market $199,000 Active 153 DOM
6. 2026-06-13
   days on market $199,000 Active 152 DOM
7. 2026-06-09
   days on market $199,000 Active 149 DOM
8. 2026-06-08
   days on market $199,000 Active 148 DOM
9. 2026-06-07
   statusdays on market $199,000 Active 147 DOM
10. 2026-05-23
    status Pending Sale
11. 2026-05-12
    price $199,000
12. 2026-03-24
    price $215,000
13. 2026-03-10
    price $218,000
14. 2025-12-29
    listed $225,000 Active
15. 2025-12-09
    historical $225,000
16. 2022-09-09
    historical
17. 2022-09-07
    listed $195,000 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: $35,861
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,869
• − Management: −$2,869
• − Depreciation: −$5,789
• Taxable income: $9,207
• Est. tax owed @ 24.0%: −$2,210
• After-tax cash flow: $9,618/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

+2.1% since first listed

8 events — show timeline

• 2026-05-23 Pending — CRMLS
• 2026-05-12 Price Changed $199,000 CRMLS
• 2026-03-24 Price Changed $215,000 CRMLS
• 2026-03-10 Price Changed $218,000 CRMLS
• 2025-12-29 Listed $225,000 CRMLS
• 2025-12-09 Coming Soon $225,000 CRMLS
• 2022-09-09 Listing Removed — CRMLS
• 2022-09-07 Listed $195,000 CRMLS