27828 Spyglass Ln · Santa Clarita, CA 91351

$269,000

3 bd · 2.0 ba · 1,752 sqft · Manufactured public records · 281 Days on market

Built 2000 4,000 sqft lot Est $284k · 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• 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 MLS

HUD owned property. Sold AS-Is. Spacious 3 Bedroom +2 Bath. This dwelling is a manufactured home (HUD LBL# RAD1290658 & RAD1290659). Built in 1998. Nice Kitchen with lots of cabinets. Two car attached garage, ceiling fans, laundry room, and central A/C. Subject property is located in Canyon View Estates. This is a leasehold estate. There is no HOA fee. However, there is a monthly ground rent of $923.98 and is subject to increase with the transfer of ownership. The fee includes the use/maintenance of the pool, community center, and play ground. Every prospective buyer must be approved by the association before a sales transaction is consummated. Repair or escrow amounts are not a credit from the seller to the buyer. Repair or escrow items represent the minimum property requirements as required by FHA to bring the property into standards that will allow it to meet FHA funding eligibility. All repair costs are financed into the mortgage and are the responsibility of the buyer. Buyers to investigate all information, Review all HUD Disclosures, PCR, LBP, Mold & Radon Gas Notice, Carbon Monoxide Detector Addendum & other documents.

Key facts

• Soaking tub
• Dog run
• 4,000 sq ft lot

Tags

• GUARD GATED COMMUNITY
• WELCOMING FRONT PORCH
• WOOD LAMINATE FLOORING
• PRIVATE BACKYARD ACCESS
• SOAKING TUB
• DOG RUN

Property features AI

Finance

• Other: Estimated lot size (from source); Total of 500 units in community
• Financial info: Land lease (monthly)
• HOA & community: Planned development; Association amenities include pool, spa, tennis, pickleball, clubhouse, barbecue area, and multipurpose recreational room; Street lighting maintained by community

Exterior

• Parking: Attached 2-car garage with single garage door and garage door opener; Driveway (up slope from street); Street parking; Total of 4 parking spaces; 2 uncovered spaces
• Security: Gated community with guard; Resident manager on site; Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Standard electric service; Natural gas connected; Public/district water; Public sewer; Sewer connected; Telephone on property; Electricity connected; Water connected
• Home design: House; One story; No ADU; Planned development / gated community with guard and resident manager; Turnkey condition
• Construction: Wood construction; Composition roof; Raised foundation with pier jacks; Built according to public records
• Exterior features: Sump pump; Slab patio; Patio; Community pool; Sprinkler system (front and rear); Landscaped yard; Level/flat lot with front yard and lawn; Street lighting in community; Private paved road access

Interior

• Kitchen: Garbage disposal; Range/oven with hood; Gas range; Electric oven; Ice maker; Dishwasher; Breakfast counter/bar; Country-style kitchen; Formal dining room
• Bedrooms: Main-floor primary bedroom; Primary suite; All bedrooms on ground level; 3 main-level bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Double sinks in primary bath; Separate tub and walk-in shower; Shower in tub; Exhaust fan(s)
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: High ceilings (9'+); Ceiling fan(s); Living room deck attached; Cathedral/vaulted ceilings; Formica counters; Front first-floor entry; One-level living; Turnkey condition; Window screens; Community spa
• Laundry & utility: Dedicated laundry room; Washer hookup; Washer included; Dryer included; Water heater (central)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $269k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $269k).
• Recommended offer: $237k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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); 109 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $4,485/mo this rent would consume 47% 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 $8k 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 $75k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $51k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $269k implies a 498% gain — meaningful room to come down on a strong offer.

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 $236,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.67% ✓
• Cap rate: 14.72%
• Cash-on-cash: 30.09%
• DSCR: 2.34
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $283,824
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27829 Sunrise Ln	0.04mi	3/2.0	1,752 (0%)	3mo	$283,000	$162	96
19983 Crestview Dr	0.08mi	3/2.0	1,752 (0%)	7mo	$360,000	$205	90
20126 Northcliff	0.29mi	3/2.0	1,752 (0%)	2mo	$280,000	$160	85
20039 Emerald Creek Dr	0.12mi	3/2.0	1,845 (+5%)	16mo	$300,000	$163	72
19954 Emerald Crk	0.10mi	3/2.0	1,845 (+5%)	19mo	$335,000	$182	70
20401 Soledad Canyon Rd #231	0.66mi	3/2.0	1,568 (-10%)	3mo	$240,000	$153	49
20401 Soledad Cyn #613	0.66mi	3/2.0	1,824 (+4%)	24mo	$254,500	$140	43
20401 Soledad Canyon Rd #821	0.66mi	3/2.0	1,508 (-14%)	23mo	$235,800	$156	27

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: 23.3%
• Equity multiple: 1.94×
• Total profit: $70,856
• Equity at exit: $40,109

10-year hold

• IRR: 30.4%
• Equity multiple: 3.57×
• Total profit: $193,211
• Equity at exit: $23,258

Cash invested: $75,320 (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: 109
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $4,485 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$942
• Net cashflow: $1,889

Break-even live

Break-even rent $2,095

Max offer price $269,000

Occupancy floor 53%

Sensitivity live

Price	-10% $2,041	-5% $1,965	+0% $1,889	+5% $1,813	+10% $1,736
Rent	-10% $1,534	-5% $1,712	+0% $1,889	+5% $2,066	+10% $2,243
Rate	-1.0pp $2,024	-0.5pp $1,957	base $1,889	+0.5pp $1,819	+1.0pp $1,748

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28040 Ermine Pl Canyon Country, CA	4.0	2.0	1467	$4,250	$2.90	0d	1	0.52mi
27932 Calypso Ln Canyon Country, CA	4.0	2.0	1789	$7,495	$4.19	0d	1	0.71mi
27932 Calypso Ln Canyon Country, CA	4.0	2.0	1783	$7,495	$4.20	20d	1	0.71mi
28128 Wildwind Rd Canyon Country, CA	3.0	3.0	1900	$3,875	$2.04	0d	1	0.76mi
26844 Albion Way Unit 1 Santa Clarita, CA	3.0	2.5	1817	$3,995	$2.20	13d	1	0.86mi
28131 Florence Ln Canyon Country, CA	3.0	2.0	1515	$4,300	$2.84	0d	1	0.87mi
28136 Bakerton Ave Canyon Country, CA	3.0	2.0	1400	$3,800	$2.71	8d	1	1.08mi
18735 Bookham Dr Canyon Country, CA	4.0	2.0	1628	$4,900	$3.01	18d	1	1.13mi
19335 Laroda Ln Santa Clarita, CA	2.0	2.0	1400	$3,000	$2.14	8d	1	1.17mi
28371 Mirabelle Ln Santa Clarita, CA	3.0	2.5	1710	$3,400	$1.99	7d	1	1.20mi
28519 Moyer Ln Santa Clarita, CA	4.0	3.0	2360	$4,950	$2.10	0d	1	1.20mi
28366 Casselman Ln Santa Clarita, CA	3.0	2.5	1710	$3,650	$2.13	0d	1	1.21mi
20000 Plum Canyon Rd Santa Clarita, CA	3.0	3.0	1370	$3,500	$2.55	0d	1	1.23mi
20000 Plum Canyon Rd Santa Clarita, CA	1.0–3.0	1.0–3.0	1051	$3,700	$3.52	25d	2	1.24mi
19341 Opal Ln Santa Clarita, CA	3.0	3.0	1850	$3,850	$2.08	19d	1	1.26mi
19300 Maybrook LN Santa Clarita, CA	1.0–3.0	1.0–2.0	1017	$3,744	$3.68	0d	61	1.43mi

Listing history 28 events

1. 2026-06-21
   days on market $269,000 Active 281 DOM
2. 2026-06-18
   days on market $269,000 Active 278 DOM
3. 2026-06-17
   days on market $269,000 Active 277 DOM
4. 2026-06-16
   days on market $269,000 Active 276 DOM
5. 2026-06-15
   days on market $269,000 Active 275 DOM
6. 2026-06-13
   days on market $269,000 Active 273 DOM
7. 2026-06-13
   days on market $269,000 Active 272 DOM
8. 2026-06-09
   days on market $269,000 Active 269 DOM
9. 2026-06-08
   days on market $269,000 Active 268 DOM
10. 2026-06-07
    days on market $269,000 Active 267 DOM
11. 2026-06-04
    days on market $269,000 Active 264 DOM
12. 2026-06-03
    days on market $269,000 Active 263 DOM
13. 2026-06-02
    days on market $269,000 Active 262 DOM
14. 2026-06-01
    days on market $269,000 Active 261 DOM
15. 2026-05-31
    days on market $269,000 Active 260 DOM
16. 2026-04-08
    price $269,000
17. 2026-03-07
    price $275,000
18. 2026-01-20
    price $285,000
19. 2025-11-29
    price $310,000
20. 2025-11-01
    price $314,900
21. 2025-09-13
    listed $320,000 Active
22. 2025-09-13
    historical
23. 2025-08-07
    price $320,000
24. 2025-05-01
    listed $325,000 Active
25. 2012-04-24
    soldstatus $45,000 Closed 1162-char remark

    Show marketing remark (1162 chars)

    HUD owned property. Sold AS-Is. Spacious 3 Bedroom +2 Bath. This dwelling is a manufactured home (HUD LBL# RAD1290658 & RAD1290659). Built in 1998. Nice Kitchen with lots of cabinets. Two car attached garage, ceiling fans, laundry room, and central A/C. Subject property is located in Canyon View Estates. This is a leasehold estate. There is no HOA fee. However, there is a monthly ground rent of $923.98 and is subject to increase with the transfer of ownership. The fee includes the use/maintenance of the pool, community center, and play ground. Every prospective buyer must be approved by the association before a sales transaction is consummated. Repair or escrow amounts are not a credit from the seller to the buyer. Repair or escrow items represent the minimum property requirements as required by FHA to bring the property into standards that will allow it to meet FHA funding eligibility. All repair costs are financed into the mortgage and are the responsibility of the buyer. Buyers to investigate all information, Review all HUD Disclosures, PCR, LBP, Mold & Radon Gas Notice, Carbon Monoxide Detector Addendum & other documents.

26. 2012-03-14
    status Pending 1162-char remark

    Show marketing remark (1162 chars)

    HUD owned property. Sold AS-Is. Spacious 3 Bedroom +2 Bath. This dwelling is a manufactured home (HUD LBL# RAD1290658 & RAD1290659). Built in 1998. Nice Kitchen with lots of cabinets. Two car attached garage, ceiling fans, laundry room, and central A/C. Subject property is located in Canyon View Estates. This is a leasehold estate. There is no HOA fee. However, there is a monthly ground rent of $923.98 and is subject to increase with the transfer of ownership. The fee includes the use/maintenance of the pool, community center, and play ground. Every prospective buyer must be approved by the association before a sales transaction is consummated. Repair or escrow amounts are not a credit from the seller to the buyer. Repair or escrow items represent the minimum property requirements as required by FHA to bring the property into standards that will allow it to meet FHA funding eligibility. All repair costs are financed into the mortgage and are the responsibility of the buyer. Buyers to investigate all information, Review all HUD Disclosures, PCR, LBP, Mold & Radon Gas Notice, Carbon Monoxide Detector Addendum & other documents.

27. 2012-03-10
    historical Hold 1162-char remark

    Show marketing remark (1162 chars)

    HUD owned property. Sold AS-Is. Spacious 3 Bedroom +2 Bath. This dwelling is a manufactured home (HUD LBL# RAD1290658 & RAD1290659). Built in 1998. Nice Kitchen with lots of cabinets. Two car attached garage, ceiling fans, laundry room, and central A/C. Subject property is located in Canyon View Estates. This is a leasehold estate. There is no HOA fee. However, there is a monthly ground rent of $923.98 and is subject to increase with the transfer of ownership. The fee includes the use/maintenance of the pool, community center, and play ground. Every prospective buyer must be approved by the association before a sales transaction is consummated. Repair or escrow amounts are not a credit from the seller to the buyer. Repair or escrow items represent the minimum property requirements as required by FHA to bring the property into standards that will allow it to meet FHA funding eligibility. All repair costs are financed into the mortgage and are the responsibility of the buyer. Buyers to investigate all information, Review all HUD Disclosures, PCR, LBP, Mold & Radon Gas Notice, Carbon Monoxide Detector Addendum & other documents.

28. 2012-02-29
    listed $45,000 Active 1162-char remark

    Show marketing remark (1162 chars)

    HUD owned property. Sold AS-Is. Spacious 3 Bedroom +2 Bath. This dwelling is a manufactured home (HUD LBL# RAD1290658 & RAD1290659). Built in 1998. Nice Kitchen with lots of cabinets. Two car attached garage, ceiling fans, laundry room, and central A/C. Subject property is located in Canyon View Estates. This is a leasehold estate. There is no HOA fee. However, there is a monthly ground rent of $923.98 and is subject to increase with the transfer of ownership. The fee includes the use/maintenance of the pool, community center, and play ground. Every prospective buyer must be approved by the association before a sales transaction is consummated. Repair or escrow amounts are not a credit from the seller to the buyer. Repair or escrow items represent the minimum property requirements as required by FHA to bring the property into standards that will allow it to meet FHA funding eligibility. All repair costs are financed into the mortgage and are the responsibility of the buyer. Buyers to investigate all information, Review all HUD Disclosures, PCR, LBP, Mold & Radon Gas Notice, Carbon Monoxide Detector Addendum & other documents.

ⓘ 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: $1,584 · $132/mo
• Projected year-2 tax: $2,044 · $170/mo
• Expected delta: +$460/yr (+$38/mo · 29.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $53,826
• − Mortgage interest: −$15,068
• − Property taxes: −$1,584
• − Insurance: −$1,345
• − Repairs & maintenance: −$4,306
• − Management: −$4,306
• − Depreciation: −$7,825
• Taxable income: $19,391
• Est. tax owed @ 24.0%: −$4,654
• After-tax cash flow: $18,011/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

+497.8% since first listed

13 events — show timeline

• 2026-04-08 Price Changed $269,000 CRMLS
• 2026-03-07 Price Changed $275,000 CRMLS
• 2026-01-20 Price Changed $285,000 CRMLS
• 2025-11-29 Price Changed $310,000 CRMLS
• 2025-11-01 Price Changed $314,900 CRMLS
• 2025-09-13 Listing Removed — CRMLS
• 2025-09-13 Listed $320,000 CRMLS
• 2025-08-07 Price Changed $320,000 CRMLS
• 2025-05-01 Listed $325,000 CRMLS
• 2012-04-24 Sold (MLS) $45,000 CRMLS
• 2012-03-14 Pending — CRMLS
• 2012-03-10 Delisted — CRMLS
• 2012-02-29 Listed $45,000 CRMLS

Property tax history

+11.9%/yr

Latest (2025): $1,584 · +11.9% YoY. Source: county tax records.