30000 Hasley Canyon Rd #90 · Hasley Canyon, CA 91384

$299,900

3 bd · 2.0 ba · 1,260 sqft · Manufactured public records · 44 Days on market

Built 2026 Est $218k · 38% over

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Why this score? — see what drove the C- 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 +24.1/30.0
• DSCR +7.8/10.0
• Schools +5.9/10.0
• 1% rule +4.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS A MUST SEE, TRULY MOVE IN READY 3 BEDROOM, 2 BATH HOME THAT HAS BEEN COMPLETELY REMODELED. NEWLY PAINTED INTERIOR AND EXTERIOR, NEW EPOXY COUNTER TOPS. NEW ROOF. MASTER BATH REMODELED WITH EPOXY COUNTER TOPS - LOOKS LIKE GRANITE WASHER, DRYER AND REFRIGERATOR ALL INCLUDED.

Key facts

• 2 parking spots
• Community pool
• Built 2026

Property features AI

Finance

• Other: Lot density approximately 11–15 units per acre; Elevation units reported in feet; Major cross roads: Hasley Canyon Rd. and Commerce Center Dr.
• Financial info: Land lease of $1,200 per month (park-provided)
• HOA & community: Park name: Hasley Canyon Mobile Estates; Community features: Foothills, street lighting, suburban setting; Manager approval required; Pets allowed with breed restrictions

Exterior

• Parking: Covered carport (tandem); Concrete driveway; Two parking spaces
• Utilities: Standard electric service; Natural gas connected; Public/District water; Public sewer; Electricity connected; Sewer connected
• Home design: Single-story home; One total story; Turnkey condition; Mobile home model K755J (27' x 48'); Multiple access exits
• Construction: Shingle roof; Pier jacks foundation; Mobile/manufactured construction details (builder source for year built)
• Exterior features: In-ground pool (fenced, community pool); Shingle roof; Pier jacks foundation; Paved road access

Interior

• Kitchen: Kitchen island; Quartz countertops; Garbage disposal; Microwave; Refrigerator; Gas range; Dishwasher
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Showers and shower-in-tub combinations; Quartz counters in bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Quartz countertops throughout; Open floor plan; Recessed lighting; Unfurnished; Two staircases; Blinds on windows; Entry at main level
• Laundry & utility: Inside laundry room; Washer and dryer included; Washer hookup; Gas dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (1.2% below list).
• Recommended offer: $291k (3.0% 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: 138 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 $2k of loan paydown is wiped out by about $9k 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 44 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $122k; list at $300k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 0.99% ✗
• Cap rate: 8.66%
• Cash-on-cash: 8.44%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $217,980
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30000 Hasley Canyon Rd #104	0.00mi	3/2.0	1,248 (-1%)	5mo	$216,500	$173	94
30000 Hasley Canyon Rd #94	0.00mi	3/2.0	1,176 (-7%)	13mo	$222,500	$189	78
30000 HASLEY CYN RD #42	0.00mi	3/2.0	1,224 (-3%)	23mo	$190,000	$155	76
30000 Hasley Cyn #83	0.00mi	3/2.0	1,440 (+14%)	21mo	$230,000	$160	59

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-11,134
• Equity at exit: $44,716

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $38,119
• Equity at exit: $25,930

Cash invested: $83,972 (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: 138
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,964 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $591

Break-even live

Break-even rent $2,216

Max offer price $299,900

Occupancy floor 75%

Sensitivity live

Price	-10% $760	-5% $675	+0% $591	+5% $506	+10% $62
Rent	-10% $356	-5% $474	+0% $591	+5% $708	+10% $825
Rate	-1.0pp $742	-0.5pp $667	base $591	+0.5pp $513	+1.0pp $434

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $299,900 Active 44 DOM
2. 2026-06-18
   days on market $299,900 Active 41 DOM
3. 2026-06-17
   days on market $299,900 Active 40 DOM
4. 2026-06-16
   days on market $299,900 Active 39 DOM
5. 2026-06-15
   days on market $299,900 Active 38 DOM
6. 2026-06-13
   days on market $299,900 Active 36 DOM
7. 2026-06-13
   days on market $299,900 Active 35 DOM
8. 2026-06-09
   days on market $299,900 Active 32 DOM
9. 2026-06-08
   days on market $299,900 Active 31 DOM
10. 2026-06-07
    days on market $299,900 Active 30 DOM
11. 2026-06-04
    days on market $299,900 Active 27 DOM
12. 2026-06-03
    days on market $299,900 Active 26 DOM
13. 2026-06-02
    days on market $299,900 Active 25 DOM
14. 2026-06-01
    days on market $299,900 Active 24 DOM
15. 2026-05-31
    days on market $299,900 Active 23 DOM
16. 2026-05-08
    listed $299,900 Active
17. 2026-04-24
    historical $299,900
18. 2020-11-10
    soldstatus $122,000 Closed Sale 281-char remark

    Show marketing remark (281 chars)

    THIS IS A MUST SEE, TRULY MOVE IN READY 3 BEDROOM, 2 BATH HOME THAT HAS BEEN COMPLETELY REMODELED. NEWLY PAINTED INTERIOR AND EXTERIOR, NEW EPOXY COUNTER TOPS. NEW ROOF. MASTER BATH REMODELED WITH EPOXY COUNTER TOPS - LOOKS LIKE GRANITE WASHER, DRYER AND REFRIGERATOR ALL INCLUDED.

19. 2020-10-12
    historical Active Under Contract 281-char remark

    Show marketing remark (281 chars)

    THIS IS A MUST SEE, TRULY MOVE IN READY 3 BEDROOM, 2 BATH HOME THAT HAS BEEN COMPLETELY REMODELED. NEWLY PAINTED INTERIOR AND EXTERIOR, NEW EPOXY COUNTER TOPS. NEW ROOF. MASTER BATH REMODELED WITH EPOXY COUNTER TOPS - LOOKS LIKE GRANITE WASHER, DRYER AND REFRIGERATOR ALL INCLUDED.

20. 2020-09-29
    listed $124,900 Active 281-char remark

    Show marketing remark (281 chars)

    THIS IS A MUST SEE, TRULY MOVE IN READY 3 BEDROOM, 2 BATH HOME THAT HAS BEEN COMPLETELY REMODELED. NEWLY PAINTED INTERIOR AND EXTERIOR, NEW EPOXY COUNTER TOPS. NEW ROOF. MASTER BATH REMODELED WITH EPOXY COUNTER TOPS - LOOKS LIKE GRANITE WASHER, DRYER AND REFRIGERATOR ALL INCLUDED.

21. 2007-03-14
    historical
22. 2006-10-07
    listed $114,900

ⓘ 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: $636 · $53/mo
• Projected year-2 tax: $2,279 · $190/mo
• Expected delta: +$1,643/yr (+$137/mo · 258.1%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,564
• − Mortgage interest: −$16,799
• − Property taxes: −$636
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,845
• − Management: −$2,845
• − Depreciation: −$8,724
• Taxable income: $2,214
• Est. tax owed @ 24.0%: −$531
• After-tax cash flow: $6,556/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 — 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

• Census place: Hasley Canyon, CA
• 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

+161.0% since first listed

7 events — show timeline

• 2026-05-08 Listed $299,900 CRMLS
• 2026-04-24 Coming Soon $299,900 CRMLS
• 2020-11-10 Sold (MLS) $122,000 CRMLS
• 2020-10-12 Contingent — CRMLS
• 2020-09-29 Listed $124,900 CRMLS
• 2007-03-14 Listing Removed — CRMLS
• 2006-10-07 Listed $114,900 CRMLS

Property tax history

+4.6%/yr

Latest (2025): $636 · +4.6% YoY. Source: county tax records.