27227 Diamond Peak Ln #302 · Stevenson Ranch, CA 91381

$572,000

4 bd · 3.5 ba · 2,489 sqft · Condo · 130 Days on market

Built 2024 $1710/mo HOA · 26% of rent ↓ 23% since listing

---

Why this score? — see what drove the D+ 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 +9.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +5.9/10.0
• Appreciation +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Referred to as "Element Plan 7" this single level condominium on the top/3rd floor of the building, has extremely high ceilings, Quartz kitchen counter tops, built in cabinets in kitchen & hallway, Samsung kitchen appliances, Navien tankless water heater, circulation pump, security system at building lobby, Ring security camera/doorbell and Schlage keyless entry at entry, Honeywell thermostat for programmable a/c and heating. Has a exposed deck, very large private storage locker (located in hallway) and detached 2-car extended (very long) tandem garage. Every square foot of flooring has been upgraded with luxury premium vinyl plank flooring in the kitchen, premium carpet throughout the dry areas and 12" x 24" ceramic tile in the bathrooms, totaling nearly $23,000 in upgraded wholesale pricing FOR FREE! Location is high above Santa Clarita valley, with access to community's 3 resort-style pools and spa, and just minutes from 5 freeway and formidable retail.

Key facts

• $1,710 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Community contains 88 units
• Financial info: Assessments include Mello-Roos
• HOA & community: Part of Valencia Master Community Association and Outlook and Element Neighborhood Association; Monthly association fees (two listed): $260 and $1,450; Association-provided insurance

Exterior

• Parking: Attached tandem garage; Garage has a single door; Two parking spaces (tandem)
• Security: Card/code access; Fire and smoke detection system; Smoke detector
• Utilities: Public sewer; District/public water
• Home design: Multi-family condominium; Three total stories; Attached property; Built by Lennar; No ADU
• Construction: Year built per builder; Turnkey condition
• Exterior features: Condominium in a multi-family community; Association pool; Association spa; Association amenities: clubhouse, playground, picnic area, barbecue, pet rules; Community features: curbs, biking paths, street lighting, storm drains, sidewalks; Has a view; No accessibility features

Interior

• Kitchen: Kitchen open to family room; Kitchen island; Self-closing cabinet doors; Breakfast counter/bar; Garbage disposal; Microwave; Built-in range; Gas oven; Refrigerator; Dishwasher; Tankless water heater
• Bedrooms: Four main-level bedrooms
• Bathrooms: Three full bathrooms; One half bathroom; Master bath with double sinks; Bathtub and separate shower; Exhaust fan(s); Shower-in-tub in secondary baths
• Heating & cooling: Central cooling
• Interior features: Open floor plan; Balcony; Shutters; One-level entry; Main level has four bedrooms and four bathrooms; Turnkey condition; Walk-in closet; Primary suite; Entry; Family room
• Laundry & utility: Laundry room (individual room); Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath condo listed at $572k.

Deal economics

• At list price, monthly cash flow is $-377 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $517k (9.5% below list).
• Meets the 1% rule at list price ($7k rent vs $572k).
• Recommended offer: $503k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% vs local median 2.9% in Stevenson Ranch — 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 73/100 on livability (#156 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, employment 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 (+1.2%/yr); 253 active listings in the ZIP; 15 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).
• At $6,691/mo this rent would consume 51% of the median local household income ($159k/yr) (locally 651% 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 (-1.1%/yr); year-one equity from $4k 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.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($503k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $58k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• 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 $503,360 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.13% appreciation · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.49×
• Total profit: $-81,038
• Equity at exit: $134,457

10-year hold

• IRR: -7.6%
• Equity multiple: 0.38×
• Total profit: $-100,070
• Equity at exit: $138,131

Cash invested: $160,160 (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 91381

• Home prices YoY: -0.3%
• Rents YoY: 1.2%
• Active inventory: 253
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $6,691 high
• Mortgage (P&I): −$3,000
• Tax est. 1.5%: −$715 /mo · $8,580/yr
• Insurance: −$238
• HOA: −$1,710
• Vacancy / Maint / Mgmt: −$1,405
• Net cashflow: $-377

Break-even live

Break-even rent $7,168

Max offer price $517,449

Occupancy floor —

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: $143,000
• Closing costs: $17,160
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26707 Beartown Ln Stevenson Ranch, CA	5.0	4.5	3252	$11,000	$3.38	1d	1	0.08mi
27336 Great Divide Ln Valencia, CA	4.0	3.5	2246	$5,200	$2.32	1d	1	0.56mi
27073 Tanager Ln Valencia, CA	3.0	3.5	2280	$4,200	$1.84	1d	1	0.67mi
27553 Sanctuary Ct Valencia, CA	4.0	3.5	2054	$4,999	$2.43	1d	1	0.76mi
27555 Sanctuary Ct Valencia, CA	3.0	3.5	1866	$4,350	$2.33	1d	1	0.77mi
27120 Valley Oak Pl Valencia, CA	3.0	3.5	1982	$4,400	$2.22	17d	1	0.78mi
27589 Sanctuary Ct Valencia, CA	4.0	3.5	2050	$5,600	$2.73	1d	1	0.83mi
27081 Amber Sky Way Valencia, CA	3.0	3.0	2554	$5,200	$2.04	1d	1	0.94mi
27273 Debut Pl Valencia, CA	4.0	2.5	2387	$5,500	$2.30	1d	1	1.05mi
26757 Via Amare Valencia, CA	3.0	3.0	1717	$4,200	$2.45	16d	1	1.09mi
25386 Playa Serena Dr Valencia, CA	4.0	3.0	2293	$4,200	$1.83	10d	1	1.13mi
27256 Baviera Way Valencia, CA	3.0	2.5	2215	$4,000	$1.81	1d	1	1.19mi
26448 Kipling Pl Stevenson Ranch, CA	5.0	3.0	2944	$5,800	$1.97	1d	1	1.31mi
26013 Twain Pl Stevenson Ranch, CA	5.0	4.0	3295	$5,995	$1.82	2d	1	1.42mi
26003 Twain Pl Stevenson Ranch, CA	5.0	4.0	3295	$5,400	$1.64	24d	1	1.43mi

HOA detail condo

• Monthly dues: $1,710 · $20,520/yr
• Likely covers: waterpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-16
   days on market $572,000 Active 130 DOM
2. 2026-06-15
   days on market $572,000 Active 129 DOM
3. 2026-06-13
   days on market $572,000 Active 127 DOM
4. 2026-06-13
   pricestatusdays on market $572,000 Active 126 DOM
5. 2026-06-09
   days on market $499,000 Active Under Contract 124 DOM
6. 2026-06-08
   days on market $499,000 Active Under Contract 123 DOM
7. 2026-06-07
   days on market $499,000 Active Under Contract 122 DOM
8. 2026-06-04
   days on market $499,000 Active Under Contract 119 DOM
9. 2026-06-03
   days on market $499,000 Active Under Contract 118 DOM
10. 2026-06-02
    days on market $499,000 Active Under Contract 117 DOM
11. 2026-06-01
    days on market $499,000 Active Under Contract 116 DOM
12. 2026-05-31
    days on market $499,000 Active Under Contract 115 DOM
13. 2026-05-21
    historical Active Under Contract
14. 2026-04-24
    price $499,000
15. 2026-04-13
    price $549,000
16. 2026-03-26
    price $609,900
17. 2026-02-05
    listed $630,000 Active
18. 2026-01-23
    historical $630,000
19. 2024-12-19
    soldstatus $644,990 Closed Sale 997-char remark

    Show marketing remark (997 chars)

    Referred to as "Element Plan 7" this single level condominium on the top/3rd floor of the building, has extremely high ceilings, Quartz kitchen counter tops, built in cabinets in kitchen & hallway, Samsung kitchen appliances, Navien tankless water heater, circulation pump, security system at building lobby, Ring security camera/doorbell and Schlage keyless entry at entry, Honeywell thermostat for programmable a/c and heating. Has a exposed deck, very large private storage locker (located in hallway) and detached 2-car extended (very long) tandem garage. Every square foot of flooring has been upgraded with luxury premium vinyl plank flooring in the kitchen, premium carpet throughout the dry areas and 12" x 24" ceramic tile in the bathrooms, totaling nearly $23,000 in upgraded wholesale pricing FOR FREE! Location is high above Santa Clarita valley, with access to community's 3 resort-style pools and spa, and just minutes from 5 freeway and formidable retail.

20. 2024-11-26
    status Pending Sale 997-char remark

    Show marketing remark (997 chars)

    Referred to as "Element Plan 7" this single level condominium on the top/3rd floor of the building, has extremely high ceilings, Quartz kitchen counter tops, built in cabinets in kitchen & hallway, Samsung kitchen appliances, Navien tankless water heater, circulation pump, security system at building lobby, Ring security camera/doorbell and Schlage keyless entry at entry, Honeywell thermostat for programmable a/c and heating. Has a exposed deck, very large private storage locker (located in hallway) and detached 2-car extended (very long) tandem garage. Every square foot of flooring has been upgraded with luxury premium vinyl plank flooring in the kitchen, premium carpet throughout the dry areas and 12" x 24" ceramic tile in the bathrooms, totaling nearly $23,000 in upgraded wholesale pricing FOR FREE! Location is high above Santa Clarita valley, with access to community's 3 resort-style pools and spa, and just minutes from 5 freeway and formidable retail.

21. 2024-11-19
    listed $644,990 Active 997-char remark

    Show marketing remark (997 chars)

    Referred to as "Element Plan 7" this single level condominium on the top/3rd floor of the building, has extremely high ceilings, Quartz kitchen counter tops, built in cabinets in kitchen & hallway, Samsung kitchen appliances, Navien tankless water heater, circulation pump, security system at building lobby, Ring security camera/doorbell and Schlage keyless entry at entry, Honeywell thermostat for programmable a/c and heating. Has a exposed deck, very large private storage locker (located in hallway) and detached 2-car extended (very long) tandem garage. Every square foot of flooring has been upgraded with luxury premium vinyl plank flooring in the kitchen, premium carpet throughout the dry areas and 12" x 24" ceramic tile in the bathrooms, totaling nearly $23,000 in upgraded wholesale pricing FOR FREE! Location is high above Santa Clarita valley, with access to community's 3 resort-style pools and spa, and just minutes from 5 freeway and formidable retail.

ⓘ 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 ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $80,293
• − Mortgage interest: −$32,041
• − Property taxes: −$8,580
• − Insurance: −$2,860
• − Repairs & maintenance: −$6,423
• − Management: −$6,423
• − HOA: −$20,520
• − Depreciation: −$16,640
• Taxable loss: −$13,195
• Est. tax savings @ 24.0%: +$3,167
• After-tax cash flow: $-1,357/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 — Stevenson Ranch

• Score: 73/100
• State rank: #156
• US rank: #5194

Category grades

Amenities D Commute B+ Cost of living F Crime A- Employment A+ Housing B+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Los Angeles County · 9,444,647 people
• City population: 22,582
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 22,582
• Household income: $158,504
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 651.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 40% Asian 23% Hispanic / Latino 22% Two or more races 17% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 3% Scotch-Irish 2% Italian 2%
• Foreign-born: 23% · Canada, South Korea, China
• Languages at home: 69% English-only · Spanish 9% Korean 6% Other Indo-European 5%

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: ▼ -1.13%
• Current HPI: 330.0437
• Rent YoY: ▲ 1.23%
• 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

-22.6% since first listed

9 events — show timeline

• 2026-05-21 Contingent — CRMLS
• 2026-04-24 Price Changed $499,000 CRMLS
• 2026-04-13 Price Changed $549,000 CRMLS
• 2026-03-26 Price Changed $609,900 CRMLS
• 2026-02-05 Listed $630,000 CRMLS
• 2026-01-23 Coming Soon $630,000 CRMLS
• 2024-12-19 Sold (MLS) $644,990 CRMLS
• 2024-11-26 Pending — CRMLS
• 2024-11-19 Listed $644,990 CRMLS