18540 Soledad Canyon Rd #53 · Santa Clarita, CA 91351

$179,999

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 15 Days on market

Built 1978 Est $238k · 24% under

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

Listing remarks MLS

Welcome to this contractor's dream home! This 3 bedroom 2 bath home is ready for it's next owner. The seller has already done the hardwork by replacing or repairing the following: new A/C, water heater, re-piped the home with pex piping, cement board skirting, wooden privacy fence, drought tolerant plants with a water soaker sprinkler system and they have fixed the roof. The inside of this home features an inviting large living room with laminate flooring, which continues into the dining room. The kitchen has a lot of cabinet space, a dishwasher, garbage disposal, range/oven and refrigerator. The hallway leads to a large service porch and the bedrooms and bathrooms. The service porch leads to the carport and has a built in desk and cabinets as well as a full size washer and dryer. The first bedroom has slider doors that lead to the enclosed front porch and laminate flooring. The main bathroom has a shower/tub combination with a glass enclosure. The second bedroom is large with a large closet. The primary bedroom also has laminate flooring, a large closet, a view of the yard and an en suite bathroom. The ensuite features a garden tub, tile flooring, a separate shower and a vanity with lots of counter space. The outdoors space of this home has a private yard, which is completely fenced with a wooden fence, a large shade tree and shed. This home only has 1 neighbor and is across from the community pool and guest parking. Check out this amazing home, as it is one of the lowest priced in the park before it is gone!

Key facts

• Community pool
• Built 1978
• Listed 15 days

Property features AI

Finance

• Other: Manager approval required for residency; Pets allowed — contact manager
• Financial info: Land lease amount $2,035
• HOA & community: Street lighting; Park name: Granada; Land lease

Exterior

• Parking: Assigned parking; Driveway-level parking; Has parking
• Utilities: Public sewer; District/public water
• Home design: Single-story home; Entry level 1; Model: Buckingham; Turnkey condition
• Construction: Raised foundation; Mobile home remains (56 ft by 24 ft)
• Exterior features: Shingle roof; Privacy fencing; Open patio, rear porch; Community pool; Corner lot; Has a view

Interior

• Kitchen: Gas range; Kitchen open to family room
• Bedrooms: Primary bedroom (main floor)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: Open floor plan; One level; Front entry; Community spa; Carbon monoxide and smoke detectors
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/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.
• Cap rate 16.6% 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); 109 active listings in the ZIP; 25 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).
• This rent runs 34% 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 $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 + 1.7% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $111k; list at $180k implies a 62% gain — meaningful room to come down on a strong offer.

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 $177,299 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.83% ✓
• Cap rate: 16.60%
• Cash-on-cash: 36.81%
• DSCR: 2.64
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $237,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18540 Soledad Canyon Rd #53	0.00mi	3/2.0	1,344 (0%)	2mo	$111,000	$83	98
18540 Soledad Canyon Rd #109	0.00mi	3/2.0	1,344 (0%)	12mo	$155,000	$115	90
27361 Sierra #97	0.38mi	4/2.0 (+1)	1,344 (0%)	8mo	$317,500	$236	70
18145 Soledad Canyon Rd #73	0.54mi	3/2.0	1,344 (0%)	9mo	$295,000	$219	68
27361 Sierra Hwy #266	0.34mi	2/2.0 (-1)	1,440 (+7%)	1mo	$213,500	$148	66
18540 Soledad Canyon Rd #21	0.00mi	3/2.0	1,144 (-15%)	15mo	$105,000	$92	63
27361 Sierra Hwy #168	0.38mi	3/2.0	1,452 (+8%)	12mo	$280,000	$193	58
27361 Sierra Hwy #1	0.38mi	3/2.0	1,160 (-14%)	3mo	$238,000	$205	57
27361 Sierra Hwy #283	0.35mi	2/2.0 (-1)	1,440 (+7%)	16mo	$212,400	$148	54
27361 Sierra Hwy #277	0.38mi	3/2.0	1,494 (+11%)	12mo	$305,000	$204	53
27361 Sierra Hwy #243	0.38mi	4/2.0 (+1)	1,440 (+7%)	16mo	$255,000	$177	52
27361 Sierra #259	0.40mi	2/2.0 (-1)	1,440 (+7%)	18mo	$225,000	$156	49

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: 31.3%
• Equity multiple: 2.29×
• Total profit: $64,990
• Equity at exit: $26,838

10-year hold

• IRR: 37.7%
• Equity multiple: 4.30×
• Total profit: $166,130
• 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 91351

• Rents YoY: 1.7%
• Active inventory: 109
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $3,292 high
• Mortgage (P&I): −$944
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $1,546

Break-even live

Break-even rent $1,335

Max offer price $179,999

Occupancy floor 48%

Sensitivity live

Price	-10% $1,648	-5% $1,597	+0% $1,546	+5% $1,495	+10% $1,444
Rent	-10% $1,286	-5% $1,416	+0% $1,546	+5% $1,676	+10% $1,806
Rate	-1.0pp $1,637	-0.5pp $1,592	base $1,546	+0.5pp $1,500	+1.0pp $1,452

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: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27520 Sierra Hwy Canyon Country, CA	1.0–3.0	1.0–2.0	965	$2,995	$3.10	0d	1	0.15mi
Jakes Way Santa Clarita, CA	1.0–2.0	1.0–2.0	830	$2,640	$3.18	0d	20	0.41mi
18005 Annes Cir Canyon Country, CA	1.0–3.0	1.0–2.5	979	$3,499	$3.57	0d	10	0.45mi
27940 Solamint Rd Canyon Country, CA	1.0–2.0	1.0–2.0	859	$3,974	$4.62	0d	5	0.49mi
27070 Hidaway Ave #4 Canyon Country, CA	2.0	1.5	1078	$3,200	$2.97	4d	1	0.57mi
27303 Sara St Canyon Country, CA	1.0–3.0	1.0–2.0	838	$2,774	$3.31	0d	6	0.60mi
18211 Flynn Dr #144 Canyon Country, CA	2.0	2.0	1085	$2,600	$2.40	0d	1	0.63mi
27105 Silver Oak Ln Canyon Country, CA	1.0–3.0	1.0–2.0	1021	$3,570	$3.50	0d	20	0.64mi
18135 Erik Ct Canyon Country, CA	3.0	2.0	1155	$3,200	$2.77	0d	1	0.64mi
17954 River Cir Canyon Country, CA	3.0	3.0	1225	$2,995	$2.44	0d	1	0.67mi
27077 Hidaway Ave Canyon Country, CA	2.0	1.0	960	$2,400	$2.50	0d	1	0.68mi
28015 Sarabande Ln Santa Clarita, CA	2.0	2.0	885	$2,850	$3.22	0d	1	0.72mi
19028 Drycliff St Unit C Canyon Country, CA	3.0	1.5	982	$3,600	$3.67	4d	1	0.74mi
17621 Pauline Ct Canyon Country, CA	2.0–3.0	2.5	1200	$3,389	$2.82	0d	8	0.86mi
26827 Circle of the Oaks Newhall, CA	2.0	2.0	1254	$2,550	$2.03	11d	1	0.87mi
17947 Lost Canyon Rd Canyon Country, CA	2.0	2.0	1022	$2,795	$2.73	18d	1	0.89mi
27301 Whites Canyon Rd Canyon Country, CA	2.0	2.0	900	$1,995	$2.22	18d	2	0.89mi
17991 Lost Canyon Rd Canyon Country, CA	3.0	2.0	1280	$3,225	$2.52	16d	1	0.95mi
18742 Vista Del Canon Santa Clarita, CA	3.0	2.0	1132	$2,800	$2.47	0d	1	0.97mi
17350 Humphreys Pkwy Canyon Country, CA	1.0–3.0	1.0–2.0	1009	$4,000	$3.96	0d	65	1.09mi
26752 Winsome Cir Newhall, CA	2.0	2.0	1120	$2,950	$2.63	0d	1	1.11mi
28136 Bakerton Ave Canyon Country, CA	3.0	2.0	1400	$3,800	$2.71	8d	1	1.24mi
26844 Albion Way Unit 1 Santa Clarita, CA	3.0	2.5	1817	$3,995	$2.20	13d	1	1.31mi
18735 Bookham Dr Canyon Country, CA	4.0	2.0	1628	$4,900	$3.01	18d	1	1.32mi
19300 Maybrook LN Santa Clarita, CA	1.0–3.0	1.0–2.0	1017	$3,744	$3.68	0d	61	1.46mi

Listing history 11 events

1. 2026-06-21
   pricedays on market $179,999 Active 15 DOM
2. 2026-06-18
   days on market $199,999 Active 12 DOM
3. 2026-06-17
   days on market $199,999 Active 11 DOM
4. 2026-06-16
   days on market $199,999 Active 10 DOM
5. 2026-06-15
   days on market $199,999 Active 9 DOM
6. 2026-06-13
   days on market $199,999 Active 7 DOM
7. 2026-06-13
   days on market $199,999 Active 6 DOM
8. 2026-06-09
   days on market $199,999 Active 3 DOM
9. 2026-06-08
   days on market $199,999 Active 2 DOM
10. 2026-06-07
    remarks 485-char remark
11. 2026-06-07
    listed $199,999 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: $428 · $36/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$940/yr (+$78/mo · 219.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 33% 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: $39,505
• − Mortgage interest: −$10,083
• − Property taxes: −$428
• − Insurance: −$900
• − Repairs & maintenance: −$3,160
• − Management: −$3,160
• − Depreciation: −$5,236
• Taxable income: $16,537
• Est. tax owed @ 24.0%: −$3,969
• After-tax cash flow: $14,585/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

+426.3% since first listed

22 events — show timeline

• 2026-06-06 Listed $199,999 CRMLS
• 2026-06-06 Coming Soon $199,999 CRMLS
• 2026-04-28 Sold (MLS) $111,000 CRMLS
• 2026-04-11 Pending — CRMLS
• 2026-02-10 Relisted — CRMLS
• 2025-05-30 Listed $119,000 CRMLS
• 2025-05-23 Coming Soon $119,000 CRMLS
• 2019-08-06 Listing Removed — AVMLS
• 2019-07-26 Sold (MLS) $70,000 CRMLS
• 2019-07-26 Sold (MLS) $70,000 AVMLS
• 2019-05-22 Pending — AVMLS
• 2019-05-18 Pending — CRMLS
• 2019-05-01 Listed $75,000 CRMLS
• 2019-05-01 Listed $75,000 AVMLS
• 2018-10-22 Listing Removed — CRMLS
• 2018-09-01 Listed $78,800 CRMLS
• 2014-12-18 Sold (MLS) $32,400 CRMLS
• 2014-12-02 Relisted — CRMLS
• 2014-11-21 Pending — CRMLS
• 2014-10-17 Listed $36,000 CRMLS
• 2011-03-01 Listing Removed — CRMLS
• 2010-10-28 Listed $38,000 CRMLS

Property tax history

+6.3%/yr

Latest (2025): $428 · +6.3% YoY. Source: county tax records.