36200 Paradise Rnch #102 · Hasley Canyon, CA 91384

$180,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 17 Days on market

Built 1984 Good condition

---

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
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy living in the sought-after Paradise Ranch Estates community in Castaic! This inviting home offers a spacious floor plan filled with natural light and comfortable living areas perfect for everyday living and entertaining. Enjoy a well-sized kitchen with plenty of cabinet space, generous bedrooms, and a relaxing atmosphere throughout. Step outside to enjoy the outdoor space, ideal for morning coffee, gardening, or simply unwinding. Located in a friendly and well-kept community with convenient access to shopping, dining, schools, parks, and the freeway, this home combines comfort, convenience, and affordability. A wonderful opportunity to enjoy all that Castaic living has to of

Key facts

• Well-sized kitchen
• Outdoor space
• Community pool

Tags

• WELL-SIZED KITCHEN
• OUTDOOR SPACE
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING
• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO PARKS

Property features AI

Finance

• Other: Street lighting in the community; Access road frontage
• Financial info: Land lease amount approximately $1,029 per month
• HOA & community: Land lease community with monthly land lease

Exterior

• Parking: Located in Paradise Ranch park
• Utilities: Public sewer; District/public water
• Home design: Single-story home; Street-level entry; Entry on street
• Construction: Mobile home remains on site; Mobile home dimensions approximately 56 x 24; Year built source: Other
• Exterior features: Deck; Community pool; Close to clubhouse; No landscaping

Interior

• Kitchen: Garbage disposal; Built-in range
• Bedrooms: All bedrooms on one level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Bathtub
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Open floor plan; Community spa
• Laundry & utility: Laundry inside in a dedicated room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#1,168 in CA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: housing C-, schools F, amenities 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: 140 active listings in the ZIP; 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 + 3.0% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $68/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,300 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.61% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.07%
• DSCR: 2.29
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $92,736
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36200 Paradise Ranch Rd #44	0.00mi	3/2.0 (+1)	1,440 (+7%)	10mo	$100,000	$69	75
36200 Paradise Ranch Rd #83	0.02mi	3/2.0 (+1)	1,440 (+7%)	14mo	$100,000	$69	71
36200 Paradise Ranch Rd #88	0.00mi	3/2.0 (+1)	1,536 (+14%)	6mo	$135,000	$88	66

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: 21.5%
• Equity multiple: 1.88×
• Total profit: $44,261
• Equity at exit: $26,839

10-year hold

• IRR: 29.6%
• Equity multiple: 3.64×
• Total profit: $133,024
• Equity at exit: $15,563

Cash invested: $50,400 (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 91384

• Home prices YoY: -28.3%
• Active inventory: 140
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,893 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$75
• Flood insurance flood zone: −$68 /mo · $814/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $1,153

Break-even live

Break-even rent $1,433

Max offer price $180,000

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $180,000 Active 17 DOM
2. 2026-06-17
   days on market $180,000 Active 16 DOM
3. 2026-06-16
   days on market $180,000 Active 15 DOM
4. 2026-06-15
   days on market $180,000 Active 14 DOM
5. 2026-06-13
   days on market $180,000 Active 12 DOM
6. 2026-06-13
   days on market $180,000 Active 11 DOM
7. 2026-06-09
   days on market $180,000 Active 8 DOM
8. 2026-06-08
   days on market $180,000 Active 7 DOM
9. 2026-06-07
   days on market $180,000 Active 6 DOM
10. 2026-06-04
    days on market $180,000 Active 3 DOM
11. 2026-06-03
    days on market $180,000 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $180,000 Active 1 DOM

ⓘ 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: $548 · $46/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$820/yr (+$68/mo · 149.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone D · 99% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 8 d/yr ≥96°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 15 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,719
• − Mortgage interest: −$10,083
• − Property taxes: −$548
• − Insurance: −$1,714
• − Repairs & maintenance: −$2,778
• − Management: −$2,778
• − Depreciation: −$5,236
• Taxable income: $11,584
• Est. tax owed @ 24.0%: −$2,780
• After-tax cash flow: $11,059/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 · 12 photos

Good 75/100 Cosmetic rehab

This home is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minor maintenance. The highest-ROI updates would be painting the exterior walls and replacing countertops.

Value-add opportunities

• Resale Paint exterior walls — Enhances curb appeal and can increase property value
• Both Replace countertops — Modernizes kitchen and improves functionality
• Both Install smart home devices — Enhances convenience and can increase property value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior walls — Enhances curb appeal and can increase property value ↑
• Both Replace countertops — Modernizes kitchen and improves functionality ↑
• Both Install smart home devices — Enhances convenience and can increase property 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 — Hasley Canyon

• Score: 49/100
• State rank: #1168
• US rank: #25897

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 27,278

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 37% Two or more races 22% Asian 9% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 3% Lithuanian 2% Portuguese 2%
• Foreign-born: 20% · Canada, South Korea, China
• Languages at home: 62% English-only · Spanish 29% Other Indo-European 2% 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: ▼ -126.54%
• Current HPI: 319.9021
• 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

1 event — show timeline

• 2026-06-01 Listed $180,000 CRMLS

Property tax history

+4.6%/yr

Latest (2025): $548 · +4.6% YoY. Source: county tax records.