20401 Soledad Canyon Rd #223 · Santa Clarita, CA 91351

$294,999

3 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 90 Days on market

Built 2001

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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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• 1% rule +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Double Manufactured manufacture home in Canyon Country home with newer interior and remodel 3-bedroom 2-bath approx. 1200 SQFT With Granite counter tops and beautiful tile. Dinning area & laminate wood floors through out. Tile bathrooms floor and newer cabinets. Central air and heat master bedroom walk in closet. Includes sewer-water trash maintenance security pool and jacuzzi, Spa/hot tub two clubhouses, basketball courts, playground and a community laundry room, covered carport for two cars, close to shopping centers and more.

Key facts

• Security pool
• Tile bathrooms floor
• Wood floors

Tags

• GRANITE COUNTER TOPS
• WOOD FLOORS
• TILE BATHROOMS FLOOR
• MASTER BEDROOM WALK IN CLOSET
• SECURITY POOL
• JACUZZI

Property features AI

Finance

• Other: Living area source: Assessor's data; Property condition described as turnkey; Parcel number on file; Mobile home dimensions listed
• Financial info: Land lease (park) — listed amount available in listing details
• HOA & community: Part of an association; Association provides water, sewer, pool, spa and trash; Community features include a park; Land lease in park (amount listed separately)

Exterior

• Parking: Covered parking; Carport; Parking available (park rules/manager approval may apply); Park name: Parklane States
• Security: Manager approval required for residency
• Utilities: 220V electric throughout; Public/district water; Public sewer (sewer connected); Natural gas available; Cable available
• Home design: Mobile home (24' x 52') — mobile home remains on site; Double body type; Single-story; Access road frontage
• Construction: Wood construction; Shingle roof; Assessor-provided year built; Single-story (1 total story)
• Exterior features: Covered patio; Pool (association, in-ground); Association spa (in-ground); Wire fencing; Level with street; Greenbelt

Interior

• Kitchen: Remodeled kitchen; Granite counters; Refrigerator included
• Bedrooms: Walk-in closet (bedroom feature)
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms; Remodeled bathrooms; Bathtub; Shower-in-tub
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Granite counters; Turnkey condition; One level; Ground-level entry (with steps); Walk-in closet; Living room; Family room; Laundry room; Association spa (in-ground)
• Laundry & utility: Washer included; Dryer included; Laundry in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $295k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $277k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 (+1.7%/yr); 106 active listings in the ZIP; 16 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 32% 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 $9k 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 90 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,299 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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: 1.05% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $187,200
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20401 Soledad Canyon Rd #114	0.00mi	3/2.0	1,176 (-2%)	4mo	$184,000	$156	94
20401 Soledad Cyn #355	0.00mi	3/2.0	1,248 (+4%)	1mo	$224,000	$179	92
20401 Soledad Canyon Rd #451	0.00mi	3/2.0	1,176 (-2%)	7mo	$157,000	$134	91
20401 Soledad Canyon Rd #126	0.00mi	3/2.0	1,224 (+2%)	8mo	$130,000	$106	90
20401 Soledad Cyn #139	0.00mi	4/2.0 (+1)	1,080 (-10%)	0mo	$200,000	$185	78
20401 Soledad Canyon Rd #511	0.00mi	3/2.0	1,050 (-12%)	4mo	$229,000	$218	75
20401 Soledad Canyon Rd #342	0.00mi	3/2.0	1,344 (+12%)	8mo	$210,000	$156	74
20401 Soledad Canyon Rd #247	0.30mi	2/2.0 (-1)	1,248 (+4%)	8mo	$155,000	$124	68
20401 Soledad Canyon Rd #690	0.00mi	3/2.0	1,344 (+12%)	15mo	$240,400	$179	67

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-5,464
• Equity at exit: $43,985

10-year hold

• IRR: 6.6%
• Equity multiple: 1.47×
• Total profit: $38,482
• Equity at exit: $25,506

Cash invested: $82,600 (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: 7.9×

Monthly cashflow live

• Estimated rent: $3,107 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$54 /mo · $654/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $730

Break-even live

Break-even rent $2,183

Max offer price $294,999

Occupancy floor 72%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26955 Rainbow Glen Dr Santa Clarita, CA	3.0	2.0	1007	$2,850	$2.83	1d	1	0.21mi
26941 Rainbow Glen Dr #751 Canyon Country, CA	2.0	2.0	907	$2,900	$3.20	1d	1	0.22mi
26842 Claudette St #204 Canyon Country, CA	2.0	2.0	964	$2,650	$2.75	1d	1	0.24mi
20345 Rue Crevier Santa Clarita, CA	2.0	2.0	907	$2,700	$2.98	1d	1	0.28mi
26921 Flo Ln Canyon Country, CA	3.0	2.0	1107	$2,950	$2.66	1d	1	0.29mi
26956 Flo Ln #338 Canyon Country, CA	2.0	2.0	1064	$2,875	$2.70	1d	1	0.33mi
26901 Rainbow Glen Dr Santa Clarita, CA	3.0	2.0	1001	$2,950	$2.95	1d	1	0.33mi
26741 Isabella Pkwy Canyon Country, CA	1.0–2.0	1.0–2.0	850	$2,989	$3.52	1d	3	0.33mi
27301 Whites Canyon Rd Canyon Country, CA	2.0	2.0	900	$1,995	$2.22	17d	2	1.13mi
28040 Ermine Pl Canyon Country, CA	4.0	2.0	1467	$4,250	$2.90	1d	1	1.15mi
19300 Maybrook LN Santa Clarita, CA	1.0–3.0	1.0–2.0	1017	$3,744	$3.68	1d	61	1.24mi
26379 Rainbow Glen Dr Newhall, CA	3.0	2.0	1427	$3,600	$2.52	1d	1	1.27mi
28085 Whites Canyon Rd Canyon Country, CA	1.0–2.0	1.0–2.0	714	$2,100	$2.94	1d	7	1.32mi
19028 Drycliff St Unit C Canyon Country, CA	3.0	1.5	982	$3,600	$3.67	2d	1	1.36mi
27077 Hidaway Ave Canyon Country, CA	2.0	1.0	960	$2,400	$2.50	1d	1	1.43mi
26265 Rainbow Glen Dr Newhall, CA	3.0	3.0	1469	$3,500	$2.38	1d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $294,999 Active 90 DOM
2. 2026-06-17
   days on market $294,999 Active 89 DOM
3. 2026-06-16
   days on market $294,999 Active 88 DOM
4. 2026-06-15
   days on market $294,999 Active 87 DOM
5. 2026-06-13
   days on market $294,999 Active 85 DOM
6. 2026-06-13
   days on market $294,999 Active 84 DOM
7. 2026-06-09
   days on market $294,999 Active 81 DOM
8. 2026-06-08
   days on market $294,999 Active 80 DOM
9. 2026-06-07
   days on market $294,999 Active 79 DOM
10. 2026-06-04
    days on market $294,999 Active 76 DOM
11. 2026-06-03
    days on market $294,999 Active 75 DOM
12. 2026-06-02
    days on market $294,999 Active 74 DOM
13. 2026-06-01
    days on market $294,999 Active 73 DOM
14. 2026-05-31
    days on market $294,999 Active 72 DOM
15. 2026-05-20
    price $294,999
16. 2026-03-20
    listed $299,999 Active
17. 2013-06-28
    historical
18. 2013-05-21
    price $48,000
19. 2013-04-11
    price $63,500
20. 2013-04-05
    listed $75,000 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: $654 · $54/mo
• Projected year-2 tax: $2,242 · $187/mo
• Expected delta: +$1,588/yr (+$132/mo · 243.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 17% 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: $37,283
• − Mortgage interest: −$16,525
• − Property taxes: −$654
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,983
• − Management: −$2,983
• − Depreciation: −$8,582
• Taxable income: $4,082
• Est. tax owed @ 24.0%: −$980
• After-tax cash flow: $7,781/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

+293.3% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $294,999 CRMLS
• 2026-03-20 Listed $299,999 CRMLS
• 2013-06-28 Listing Removed — CRMLS
• 2013-05-21 Price Changed $48,000 CRMLS
• 2013-04-11 Price Changed $63,500 CRMLS
• 2013-04-05 Listed $75,000 CRMLS

Property tax history

+4.1%/yr

Latest (2025): $654 · +4.1% YoY. Source: county tax records.