18204 Soledad Canyon Rd Unit 56A · Santa Clarita, CA 91387

$130,000

2 bd · 2.0 ba · 604 sqft · Manufactured · 448 Days on market

Built 2023 Est $99k · 31% over ↓ 4% since listing

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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
• Schools +5.9/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sierra Park Mobile Home Park is a well-maintained, age-restricted (55+) community that offers comfortable mobile home living in a convenient and inviting setting. This lovely, brand-new 2023 Golden West manufactured home has two bedrooms and two baths. Approximately 602 sqft. , this home features a spacious floor plan, 9' sidewalls, flat ceilings, and coffered ceilings in the living room. Recessed can lights and SPC flooring throughout the home. The living room and bedrooms are wired for fans. The kitchen includes stainless steel appliances, solid surface countertops, and white shaker cabinets. There is also an area designated for a stackable washer and dryer with full hookups. Conveniently situated within Santa Clarita, Sierra Park Mobile Home Park provides easy access to major highways, shopping centers, schools, and recreational facilities, ensuring residents have all they need within proximity. Sierra Park Mobile Home Park offers residents picturesque views of the surrounding landscapes. The area's natural beauty adds to the overall appeal of the community.

Key facts

• Community pool
• Built 2023
• Listed 447 days

Property features AI

Finance

• Other: Property living area source: public records; Accessible via Soledad Canyon Rd; east of Sierra Hwy and west of the 14 Freeway
• Financial info: Land lease applies
• HOA & community: Senior community; Park name: Sierra Mobile Home Park; Manager approval required for residency; Pets: contact park for details

Exterior

• Parking: Driveway parking; Located in Sierra Mobile Home Park
• Security: Multiple access exits (2+); Parking accessibility
• Utilities: Electricity on property and connected; Natural gas connected; Public/district water connected; Public sewer connected; Cable available
• Home design: Single-story mobile home; Mobile home model 71GOP14422BH23; Mobile dimensions approximately 14 ft wide by 42 ft long; Mobile home remains on site
• Construction: Year built reported by builder; Single-story
• Exterior features: In-ground community pool; Suburban setting; 0–1 unit per acre lot density

Interior

• Kitchen: Microwave; Refrigerator; Gas range and gas oven; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Entry located on Soledad Canyon Rd; Ground-level entry; Laundry room
• Laundry & utility: Washer included; Dryer included; Laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.1% 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 (+3.8%/yr); 149 active listings in the ZIP; 8 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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 + 3.8% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 448 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $55k (30%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 448 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: 2.22% ✓
• Cap rate: 19.05%
• Cash-on-cash: 45.57%
• DSCR: 3.03
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $99,056
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18204 Soledad Canyon Rd #9	0.00mi	2/1.0	638 (+6%)	16mo	$129,900	$204	73
18204 Soledad Canyon Rd	0.02mi	1/1.0 (-1)	560 (-7%)	6mo	$62,500	$112	73
18323 Soledad Cyn #29	0.17mi	2/1.0	672 (+11%)	7mo	$110,000	$164	63

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 · 3.81% rent growth · sell at horizon

5-year hold

• IRR: 43.7%
• Equity multiple: 2.91×
• Total profit: $69,389
• Equity at exit: $19,383

10-year hold

• IRR: 50.0%
• Equity multiple: 6.05×
• Total profit: $183,858
• Equity at exit: $11,240

Cash invested: $36,400 (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 91387

• Rents YoY: 3.8%
• Active inventory: 149
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,887 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $1,382

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 47%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27940 Solamint Rd Canyon Country, CA	1.0–2.0	1.0–2.0	859	$3,974	$4.62	1d	5	0.23mi
18005 Annes Cir Canyon Country, CA	1.0–3.0	1.0–2.5	979	$2,954	$3.02	1d	10	0.33mi
27520 Sierra Hwy Canyon Country, CA	1.0–3.0	1.0–2.0	965	$2,502	$2.59	1d	1	0.33mi
27303 Sara St Canyon Country, CA	1.0–3.0	1.0–2.0	838	$2,402	$2.86	1d	6	0.36mi
Jakes Way Santa Clarita, CA	1.0–2.0	1.0–2.0	830	$2,640	$3.18	1d	20	0.50mi
17350 Humphreys Pkwy Canyon Country, CA	1.0–3.0	1.0–2.0	1009	$3,248	$3.22	1d	65	0.65mi
27105 Silver Oak Ln Canyon Country, CA	1.0–3.0	1.0–2.0	1021	$3,070	$3.01	1d	25	0.77mi
27240 Luther Dr #509 Canyon Country, CA	1.0	1.0	652	$1,995	$3.06	1d	1	0.82mi

Listing history 28 events

1. 2026-06-18
   days on market $130,000 Active 448 DOM
2. 2026-06-17
   remarks 644-char remark
3. 2026-06-17
   pricedays on market $130,000 Active 447 DOM
4. 2026-06-16
   days on market $135,000 Active 446 DOM
5. 2026-06-15
   days on market $135,000 Active 445 DOM
6. 2026-06-13
   days on market $135,000 Active 443 DOM
7. 2026-06-13
   days on market $135,000 Active 442 DOM
8. 2026-06-09
   days on market $135,000 Active 439 DOM
9. 2026-06-08
   days on market $135,000 Active 438 DOM
10. 2026-06-07
    days on market $135,000 Active 437 DOM
11. 2026-06-04
    days on market $135,000 Active 434 DOM
12. 2026-06-03
    days on market $135,000 Active 433 DOM
13. 2026-06-02
    days on market $135,000 Active 432 DOM
14. 2026-06-01
    days on market $135,000 Active 431 DOM
15. 2026-05-31
    days on market $135,000 Active 430 DOM
16. 2026-03-11
    price $135,000
17. 2025-08-23
    price $140,000
18. 2025-05-29
    price $160,000
19. 2025-04-23
    price $170,000
20. 2025-03-27
    listed $185,000 Active
21. 2025-02-19
    historical
22. 2025-02-07
    historical
23. 2024-03-15
    soldstatus $122,000 Closed Sale 1077-char remark

    Show marketing remark (1077 chars)

    Sierra Park Mobile Home Park is a well-maintained, age-restricted (55+) community that offers comfortable mobile home living in a convenient and inviting setting. This lovely, brand-new 2023 Golden West manufactured home has two bedrooms and two baths. Approximately 602 sqft. , this home features a spacious floor plan, 9' sidewalls, flat ceilings, and coffered ceilings in the living room. Recessed can lights and SPC flooring throughout the home. The living room and bedrooms are wired for fans. The kitchen includes stainless steel appliances, solid surface countertops, and white shaker cabinets. There is also an area designated for a stackable washer and dryer with full hookups. Conveniently situated within Santa Clarita, Sierra Park Mobile Home Park provides easy access to major highways, shopping centers, schools, and recreational facilities, ensuring residents have all they need within proximity. Sierra Park Mobile Home Park offers residents picturesque views of the surrounding landscapes. The area's natural beauty adds to the overall appeal of the community.

24. 2024-02-28
    status Pending Sale 1077-char remark

    Show marketing remark (1077 chars)

    Sierra Park Mobile Home Park is a well-maintained, age-restricted (55+) community that offers comfortable mobile home living in a convenient and inviting setting. This lovely, brand-new 2023 Golden West manufactured home has two bedrooms and two baths. Approximately 602 sqft. , this home features a spacious floor plan, 9' sidewalls, flat ceilings, and coffered ceilings in the living room. Recessed can lights and SPC flooring throughout the home. The living room and bedrooms are wired for fans. The kitchen includes stainless steel appliances, solid surface countertops, and white shaker cabinets. There is also an area designated for a stackable washer and dryer with full hookups. Conveniently situated within Santa Clarita, Sierra Park Mobile Home Park provides easy access to major highways, shopping centers, schools, and recreational facilities, ensuring residents have all they need within proximity. Sierra Park Mobile Home Park offers residents picturesque views of the surrounding landscapes. The area's natural beauty adds to the overall appeal of the community.

25. 2024-02-18
    status Active 1077-char remark

    Show marketing remark (1077 chars)

    Sierra Park Mobile Home Park is a well-maintained, age-restricted (55+) community that offers comfortable mobile home living in a convenient and inviting setting. This lovely, brand-new 2023 Golden West manufactured home has two bedrooms and two baths. Approximately 602 sqft. , this home features a spacious floor plan, 9' sidewalls, flat ceilings, and coffered ceilings in the living room. Recessed can lights and SPC flooring throughout the home. The living room and bedrooms are wired for fans. The kitchen includes stainless steel appliances, solid surface countertops, and white shaker cabinets. There is also an area designated for a stackable washer and dryer with full hookups. Conveniently situated within Santa Clarita, Sierra Park Mobile Home Park provides easy access to major highways, shopping centers, schools, and recreational facilities, ensuring residents have all they need within proximity. Sierra Park Mobile Home Park offers residents picturesque views of the surrounding landscapes. The area's natural beauty adds to the overall appeal of the community.

26. 2024-02-10
    status Pending Sale 1077-char remark

    Show marketing remark (1077 chars)

    Sierra Park Mobile Home Park is a well-maintained, age-restricted (55+) community that offers comfortable mobile home living in a convenient and inviting setting. This lovely, brand-new 2023 Golden West manufactured home has two bedrooms and two baths. Approximately 602 sqft. , this home features a spacious floor plan, 9' sidewalls, flat ceilings, and coffered ceilings in the living room. Recessed can lights and SPC flooring throughout the home. The living room and bedrooms are wired for fans. The kitchen includes stainless steel appliances, solid surface countertops, and white shaker cabinets. There is also an area designated for a stackable washer and dryer with full hookups. Conveniently situated within Santa Clarita, Sierra Park Mobile Home Park provides easy access to major highways, shopping centers, schools, and recreational facilities, ensuring residents have all they need within proximity. Sierra Park Mobile Home Park offers residents picturesque views of the surrounding landscapes. The area's natural beauty adds to the overall appeal of the community.

27. 2023-12-13
    price $129,900 1077-char remark

    Show marketing remark (1077 chars)

    Sierra Park Mobile Home Park is a well-maintained, age-restricted (55+) community that offers comfortable mobile home living in a convenient and inviting setting. This lovely, brand-new 2023 Golden West manufactured home has two bedrooms and two baths. Approximately 602 sqft. , this home features a spacious floor plan, 9' sidewalls, flat ceilings, and coffered ceilings in the living room. Recessed can lights and SPC flooring throughout the home. The living room and bedrooms are wired for fans. The kitchen includes stainless steel appliances, solid surface countertops, and white shaker cabinets. There is also an area designated for a stackable washer and dryer with full hookups. Conveniently situated within Santa Clarita, Sierra Park Mobile Home Park provides easy access to major highways, shopping centers, schools, and recreational facilities, ensuring residents have all they need within proximity. Sierra Park Mobile Home Park offers residents picturesque views of the surrounding landscapes. The area's natural beauty adds to the overall appeal of the community.

28. 2023-10-24
    listed $139,900 Active 1077-char remark

    Show marketing remark (1077 chars)

    Sierra Park Mobile Home Park is a well-maintained, age-restricted (55+) community that offers comfortable mobile home living in a convenient and inviting setting. This lovely, brand-new 2023 Golden West manufactured home has two bedrooms and two baths. Approximately 602 sqft. , this home features a spacious floor plan, 9' sidewalls, flat ceilings, and coffered ceilings in the living room. Recessed can lights and SPC flooring throughout the home. The living room and bedrooms are wired for fans. The kitchen includes stainless steel appliances, solid surface countertops, and white shaker cabinets. There is also an area designated for a stackable washer and dryer with full hookups. Conveniently situated within Santa Clarita, Sierra Park Mobile Home Park provides easy access to major highways, shopping centers, schools, and recreational facilities, ensuring residents have all they need within proximity. Sierra Park Mobile Home Park offers residents picturesque views of the surrounding landscapes. The area's natural beauty adds to the overall appeal of the community.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°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: $34,644
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$2,771
• − Management: −$2,771
• − Depreciation: −$3,782
• Taxable income: $15,437
• Est. tax owed @ 24.0%: −$3,705
• After-tax cash flow: $12,883/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): 46,869
• Household income: $117,969
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1332.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 43% White 36% Two or more races 20% Asian 10% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 24% · Canada, South Korea, Vietnam
• Languages at home: 58% English-only · Spanish 30% Tagalog/Filipino 3% Other Indo-European 3%

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: ▼ -441.37%
• Current HPI: 322.2238
• Rent YoY: ▲ 3.81%
• 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

-3.5% since first listed

13 events — show timeline

• 2026-03-11 Price Changed $135,000 CRMLS
• 2025-08-23 Price Changed $140,000 CRMLS
• 2025-05-29 Price Changed $160,000 CRMLS
• 2025-04-23 Price Changed $170,000 CRMLS
• 2025-03-27 Listed $185,000 CRMLS
• 2025-02-19 Listing Removed — CRMLS
• 2025-02-07 Coming Soon — CRMLS
• 2024-03-15 Sold (MLS) $122,000 CRMLS
• 2024-02-28 Pending — CRMLS
• 2024-02-18 Relisted — CRMLS
• 2024-02-10 Pending — CRMLS
• 2023-12-13 Price Changed $129,900 CRMLS
• 2023-10-24 Listed $139,900 CRMLS