18035 Soledad Canyon Rd #11 · Santa Clarita, CA 91387

$164,900

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 29 Days on market

Built 2013 Average condition Est $150k · 10% over

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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
• ARV discount +3.1/15.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this cozy 2013 home. 2 bedrooms, 2 bathrooms. Approximately 880 living sq/ft. Kitchen equips with stove, dishwasher and hood vent. Carpet in 2 bedrooms. Recess lights in kitchen. Ceiling fans in living room and master bedroom. Big windows to welcome in natural lights. Shed and central AC included. Low monthly space rent of $1,400.

Key facts

• Community pool
• Built 2013
• Listed 29 days

Tags

• KITCHEN EQUIPS WITH STOVE
• KITCHEN EQUIPS WITH DISHWASHER
• KITCHEN EQUIPS WITH HOOD VENT
• RECESS LIGHTS IN KITCHEN
• CEILING FANS IN LIVING ROOM
• CEILING FANS IN MASTER BEDROOM

Property features AI

Finance

• Other: Located on Soledad Canyon Rd between Solamint Rd and Galeton Rd
• HOA & community: Land lease of $1,400 per month (park)

Exterior

• Parking: Located in Caravilla park
• Utilities: Public sewer; District/Public water
• Home design: Mobile home remains on lot; Zero lot line
• Construction: Mobile home dimensions approximately 20' x 44'; Year built source: Builder; Double body type
• Exterior features: Community pool; Sidewalks

Interior

• Kitchen: Gas range; Dishwasher; Laminate countertops
• Bedrooms: All bedrooms on main floor; Main floor bedroom
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; Shower in tub; Separate shower; Exhaust fan(s); Laminate counters in bathrooms
• Interior features: Ceiling fan; Front door entry
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.2% 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); 154 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.

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 $162,426 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.63% ✓
• Cap rate: 14.24%
• Cash-on-cash: 28.39%
• DSCR: 2.26
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $150,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18145 Soledad Canyon Rd #12	0.09mi	2/1.0	850 (+1%)	6mo	$180,000	$212	84
18035 Soledad Canyon Rd #45	0.00mi	3/1.0 (+1)	878 (+4%)	4mo	$134,500	$153	80
18145 SOLEDAD CANYON Rd #54	0.07mi	2/2.0	881 (+5%)	12mo	$100,000	$114	79
18035 Soledad Canyon Rd #81	0.00mi	2/2.0	900 (+7%)	14mo	$203,900	$227	77
18323 Soledad Canyon Rd #36	0.26mi	2/2.0	800 (-5%)	13mo	$150,000	$188	69
18145 Soledad Canyon Rd #15	0.09mi	3/2.0 (+1)	960 (+14%)	0mo	$250,000	$260	67
18035 Soledad Canyon Rd #49	0.00mi	3/2.0 (+1)	720 (-14%)	12mo	$113,000	$157	61
18540 Soledad Canyon Rd #10	0.63mi	2/1.5	800 (-5%)	0mo	$147,000	$184	61
18323 Soledad Canyon Rd #5	0.26mi	2/2.0	960 (+14%)	9mo	$155,000	$161	57
18204 Soledad Canyon Rd #53	0.19mi	2/1.0	720 (-14%)	22mo	$128,900	$179	45
18540 Soledad Canyon Rd #69	0.63mi	2/2.0	960 (+14%)	8mo	$145,000	$151	40
18540 Soledad Canyon Rd Spc 17	0.58mi	3/1.0 (+1)	720 (-14%)	11mo	$84,990	$118	31

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: 23.5%
• Equity multiple: 1.98×
• Total profit: $45,028
• Equity at exit: $24,587

10-year hold

• IRR: 31.9%
• Equity multiple: 3.99×
• Total profit: $137,893
• Equity at exit: $14,258

Cash invested: $46,172 (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: 154
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,687 high
• Mortgage (P&I): −$865
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $1,092

Break-even live

Break-even rent $1,305

Max offer price $164,900

Occupancy floor 54%

Sensitivity live

Price	-10% $1,186	-5% $1,139	+0% $1,092	+5% $1,046	+10% $999
Rent	-10% $880	-5% $986	+0% $1,092	+5% $1,198	+10% $1,305
Rate	-1.0pp $1,175	-0.5pp $1,134	base $1,092	+0.5pp $1,050	+1.0pp $1,006

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 27 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	0d	5	0.20mi
18008 Saratoga Way #513 Canyon Country, CA	1.0	1.0	934	$1,050	$1.12	0d	1	0.21mi
18028 Saratoga Way #557 Canyon Country, CA	2.0	2.0	843	$2,900	$3.44	0d	1	0.25mi
27944 Tyler Ln #448 Canyon Country, CA	2.0	2.0	848	$2,295	$2.71	0d	1	0.27mi
28015 Sarabande Ln #1305 Canyon Country, CA	2.0	2.0	844	$1,795	$2.13	0d	1	0.36mi
28015 Sarabande Ln Santa Clarita, CA	2.0	2.0	885	$2,850	$3.22	0d	1	0.36mi
17621 Pauline Ct Canyon Country, CA	2.0–3.0	2.5	1200	$2,569	$2.14	0d	8	0.43mi
18046 Beneda Ln Unit B203 Santa Clarita, CA	1.0	1.0	756	$1,900	$2.51	11d	1	0.46mi
18209 Sierra Hwy #40 Canyon Country, CA	2.0	2.0	795	$2,350	$2.96	0d	1	0.48mi
18209 Sierra Hwy #17 Canyon Country, CA	2.0	2.0	795	$2,500	$3.14	11d	1	0.48mi
27303 Sara St Canyon Country, CA	1.0–3.0	1.0–2.0	838	$2,402	$2.86	0d	6	0.49mi
18005 Annes Cir Canyon Country, CA	1.0–3.0	1.0–2.5	979	$2,954	$3.02	0d	10	0.49mi
27520 Sierra Hwy Canyon Country, CA	1.0–3.0	1.0–2.0	965	$2,502	$2.59	0d	1	0.50mi
17740 Scherzinger Ln Canyon Country, CA	2.0	2.0	825	$2,150	$2.61	0d	2	0.59mi
17350 Humphreys Pkwy Canyon Country, CA	1.0–3.0	1.0–2.0	1009	$3,248	$3.22	0d	65	0.59mi
Jakes Way Santa Clarita, CA	1.0–2.0	1.0–2.0	830	$2,640	$3.18	0d	20	0.68mi
18211 Flynn Dr #144 Canyon Country, CA	2.0	2.0	1085	$2,600	$2.40	0d	1	0.84mi
17581 Scherzinger Ln Canyon Country, CA	2.0	1.0	800	$2,380	$2.98	4d	1	0.90mi
18804 Mandan St #807 Canyon Country, CA	2.0	2.0	860	$2,600	$3.02	0d	1	0.93mi
27105 Silver Oak Ln Canyon Country, CA	1.0–3.0	1.0–2.0	1021	$2,962	$2.90	0d	20	0.94mi
27240 Luther Dr #509 Canyon Country, CA	1.0	1.0	652	$1,995	$3.06	0d	1	0.96mi
17947 Lost Canyon Rd Canyon Country, CA	2.0	2.0	1022	$2,795	$2.73	18d	1	1.00mi
18701 Flying Tiger Dr Canyon Country, CA	2.0	1.0	656	$2,105	$3.21	0d	1	1.00mi
27070 Hidaway Ave #4 Canyon Country, CA	2.0	1.5	1078	$3,200	$2.97	3d	1	1.17mi
19028 Drycliff St Unit C Canyon Country, CA	3.0	1.5	982	$3,600	$3.67	3d	1	1.19mi
27077 Hidaway Ave Canyon Country, CA	2.0	1.0	960	$2,400	$2.50	0d	1	1.28mi
27301 Whites Canyon Rd Canyon Country, CA	2.0	2.0	900	$1,995	$2.22	18d	2	1.44mi

Listing history 16 events

1. 2026-06-21
   status $164,900 Pending Sale 29 DOM
2. 2026-06-18
   days on market $164,900 Active 29 DOM
3. 2026-06-17
   days on market $164,900 Active 28 DOM
4. 2026-06-16
   days on market $164,900 Active 27 DOM
5. 2026-06-15
   days on market $164,900 Active 26 DOM
6. 2026-06-13
   days on market $164,900 Active 24 DOM
7. 2026-06-13
   days on market $164,900 Active 23 DOM
8. 2026-06-09
   days on market $164,900 Active 20 DOM
9. 2026-06-08
   days on market $164,900 Active 19 DOM
10. 2026-06-07
    days on market $164,900 Active 18 DOM
11. 2026-06-04
    days on market $164,900 Active 15 DOM
12. 2026-06-03
    days on market $164,900 Active 14 DOM
13. 2026-06-02
    days on market $164,900 Active 13 DOM
14. 2026-06-01
    days on market $164,900 Active 12 DOM
15. 2026-05-31
    days on market $164,900 Active 11 DOM
16. 2026-05-20
    listed $164,900 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: $1,167 · $97/mo
• Projected year-2 tax: $1,253 · $104/mo
• Expected delta: +$86/yr (+$7/mo · 7.4%)

ⓘ 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 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 8/10 Severe 18 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,248
• − Mortgage interest: −$9,237
• − Property taxes: −$1,167
• − Insurance: −$824
• − Repairs & maintenance: −$2,580
• − Management: −$2,580
• − Depreciation: −$4,797
• Taxable income: $11,063
• Est. tax owed @ 24.0%: −$2,655
• After-tax cash flow: $10,452/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.

Condition & rehab AI · 11 photos

Average 55/100 Cosmetic rehab

This 2013 manufactured home offers a cozy living space with average condition. Minor repairs and updates to the interior and exterior can significantly enhance its value for both resale and rental.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom vanity — slight wear
• Minor interior walls — paint wear

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace carpet in bedrooms — improves comfort and appearance
• Both update kitchen cabinets — modernizes the space and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom vanity · slight wear	Minor	$500–3,000
interior walls · paint wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace carpet in bedrooms — improves comfort and appearance ↑
• Both update kitchen cabinets — modernizes the space and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-20 Listed $164,900 CRMLS

Property tax history

+1.4%/yr

Latest (2025): $1,167 · +1.4% YoY. Source: county tax records.