29021 Bouquet Cyn #201 · Santa Clarita, CA 91390

$249,900

4 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 66 Days on market

Built 1989 Est $269k · 7% 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 +10.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to a beautifully updated and well-maintained mobile home offering comfort, functionality, and modern touches throughout. This inviting residence features a bright, open layout with newer kitchen appliances, updated bathrooms, new flooring throughout the home, as well as newer HVAC and a one-year old roof. This home offers a spacious bonus room with a separate entrance which adds incredible flexibility—perfect for a guest space, home office, hobby room, or additional living area. This is a wonderful opportunity to own an affordable home in a friendly, well-kept neighborhood. Don’t miss it!

Key facts

• Separate entrance
• New flooring
• Spacious bonus room

Tags

• UPDATED BATHROOMS
• NEWER KITCHEN APPLIANCES
• NEW FLOORING
• SPACIOUS BONUS ROOM
• SEPARATE ENTRANCE
• FRIENDLY NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Land lease in place ($1,104.77)

Exterior

• Parking: Located in Lily of the Valley park
• Utilities: Public sewer; District/public water
• Home design: Single-story; Mobile home remains on site; Mobile dimensions approximately 60 by 27 feet
• Construction: Year built recorded from other source
• Exterior features: Community pool; Street lighting

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Ground-level entry on Bouquet Canyon Road; Patio-home style
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $2k ($18k/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: $235k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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: 97 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

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 + 3.0% rent growth), your $70k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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: 1.52% ✓
• Cap rate: 13.68%
• Cash-on-cash: 26.39%
• DSCR: 2.17
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $268,800
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29021 Bouquet Canyon Rd	0.01mi	4/2.0	1,620 (-4%)	7mo	$310,000	$191	87
29021 Bouquet Canyon Rd #213	0.00mi	3/2.0 (-1)	1,792 (+7%)	2mo	$260,000	$145	82
29021 Bouquet Canyon Rd #249	0.00mi	3/2.0 (-1)	1,620 (-4%)	10mo	$260,000	$160	81
29021 Bouquet Canyon Rd #274	0.00mi	3/2.0 (-1)	1,560 (-7%)	10mo	$250,000	$160	75

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 1.82×
• Total profit: $57,423
• Equity at exit: $37,261

10-year hold

• IRR: 28.4%
• Equity multiple: 3.51×
• Total profit: $175,809
• 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 91390

• Home prices YoY: -33.8%
• Active inventory: 97
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,809 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$800
• Net cashflow: $1,539

Break-even live

Break-even rent $1,861

Max offer price $249,900

Occupancy floor 55%

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20535 Alaminos Dr Santa Clarita, CA	3.0	2.0	1562	$3,849	$2.46	1d	1	0.82mi
28189 Oaklar Dr Unit MEA2 Santa Clarita, CA	4.0	2.0	1668	$4,095	$2.46	1d	1	1.31mi
28189 Oaklar Dr Santa Clarita, CA	4.0	2.0	1668	$4,095	$2.46	4d	1	1.31mi
20000 Plum Canyon Rd Santa Clarita, CA	3.0	3.0	1370	$3,700	$2.70	1d	1	1.33mi
20000 Plum Canyon Rd Santa Clarita, CA	1.0–3.0	1.0–3.0	1051	$3,700	$3.52	24d	2	1.34mi
28371 Mirabelle Ln Santa Clarita, CA	3.0	2.5	1710	$3,400	$1.99	6d	1	1.43mi
19341 Opal Ln Santa Clarita, CA	3.0	3.0	1850	$3,850	$2.08	18d	1	1.45mi
28366 Casselman Ln Santa Clarita, CA	3.0	2.5	1710	$3,650	$2.13	1d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $249,900 Active 66 DOM
2. 2026-06-17
   days on market $249,900 Active 65 DOM
3. 2026-06-16
   days on market $249,900 Active 64 DOM
4. 2026-06-15
   days on market $249,900 Active 63 DOM
5. 2026-06-13
   days on market $249,900 Active 61 DOM
6. 2026-06-13
   days on market $249,900 Active 60 DOM
7. 2026-06-09
   days on market $249,900 Active 57 DOM
8. 2026-06-08
   days on market $249,900 Active 56 DOM
9. 2026-06-07
   days on market $249,900 Active 55 DOM
10. 2026-06-04
    days on market $249,900 Active 52 DOM
11. 2026-06-03
    days on market $249,900 Active 51 DOM
12. 2026-06-02
    days on market $249,900 Active 50 DOM
13. 2026-06-01
    days on market $249,900 Active 49 DOM
14. 2026-05-31
    days on market $249,900 Active 48 DOM
15. 2026-04-13
    listed $249,900 Active
16. 2018-03-31
    historical
17. 2018-01-15
    listed $89,900 Active

ⓘ 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: $665 · $55/mo
• Projected year-2 tax: $1,899 · $158/mo
• Expected delta: +$1,234/yr (+$103/mo · 185.4%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,707
• − Mortgage interest: −$13,998
• − Property taxes: −$665
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,657
• − Management: −$3,657
• − Depreciation: −$7,270
• Taxable income: $15,211
• Est. tax owed @ 24.0%: −$3,651
• After-tax cash flow: $14,817/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

• City population: 219,066
• Population (ZIP): 18,722

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 0.56)
• Race & ethnicity: White 61% Hispanic / Latino 26% Two or more races 12% Asian 6% Black 2%
• Hispanic origin (detail): Mexican 14% Cuban 1%
• Common ancestry: Lithuanian 2% Scottish 2% Portuguese 2%
• Foreign-born: 14% · Canada, China, Dominican Republic
• Languages at home: 81% English-only · Spanish 14% Other Indo-European 2% Chinese 1%

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: ▼ -165.65%
• Current HPI: 325.09
• Rent YoY: —
• Metro: —
• 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

+178.0% since first listed

3 events — show timeline

• 2026-04-13 Listed $249,900 CRMLS
• 2018-03-31 Listing Removed — CRMLS
• 2018-01-15 Listed $89,900 CRMLS

Property tax history

+5.3%/yr

Latest (2025): $665 · +5.3% YoY. Source: county tax records.