Canyon Country, CA 91387 · Exclusive Offering
17717 Scherzinger Lane
High-yield 8-unit value-add on a 25,303 SF lot — 6.35% cap rate with 14%+ rent upside and ADU development potential under SB 1211.
Canyon Country, CA 91387 · Exclusive Offering
High-yield 8-unit value-add on a 25,303 SF lot — 6.35% cap rate with 14%+ rent upside and ADU development potential under SB 1211.
Property Overview
CRH Realty Group presents 17717 Scherzinger Lane — a value-add 8-unit on an oversized 25,303 SF lot in Canyon Country. Strong in-place yield at 6.35% cap, with current rents 14% below market on the 2BR units. The large lot creates a compelling ADU development play under SB 1211, allowing up to 3 additional detached units. Copper plumbing and recent capital improvements reduce near-term capex requirements.
Property Details
| Address | 17717 Scherzinger Ln, Canyon Country, CA 91387 |
| APN | 2839-020-013 |
| Units | 7 × 2BR/1BA + 1 × 1BR/1BA |
| Building SF | 5,265 SF |
| Lot Size | 25,303 SF (0.58 acres) |
| Year Built | 1970 |
| Parking | 8 Garage Spaces (1/unit) |
| Regulatory | AB 1482 Only |
| Gross Income | $198,660 / yr |
| Total Expenses | $49,346 / yr |
| Net Operating Income | $149,314 / yr |
| Offering Price | $2,350,000 |
Why Buy This Asset
Financials
Gross Income
| Line Item | Monthly | Annual |
|---|---|---|
| Scheduled Rent | $16,105 | $193,260 |
| Laundry Income | $450 | $5,400 |
| Gross Scheduled Income | $16,555 | $198,660 |
Operating Expenses
| Line Item | Monthly | Annual |
|---|---|---|
| Property Tax | $1,768 | $21,216 |
| Insurance | $583 | $6,996 |
| Water | $300 | $3,600 |
| Gas | $375 | $4,500 |
| Electricity | $275 | $3,330 |
| Repairs & Maintenance | $400 | $4,200 |
| Vacancy Estimate | $350 | $4,800 |
| Trash | $58 | $700 |
| Total Expenses | $4,112 | $49,346 |
Rent Roll
Market avg for 2BR in Canyon Country: $2,319/mo — current 2BR avg $2,049/mo leaves 14%+ upside at each turn.
Development Opportunity
California SB 1211 (Jan 2025) allows up to 8 detached ADUs on qualifying multifamily lots. The 25,303 SF lot at Scherzinger — more than 4× the building footprint — creates a compelling development scenario. Conservative underwriting below assumes 3 ADUs at market rent. Buyer to verify with City of Santa Clarita.
Stabilized value of $3.5–3.7M vs. all-in basis of $2.85–3.1M represents a $400K–$700K value creation event on a sub-$2.4M acquisition. ADU rents, build costs, and regulatory approvals must be independently verified. This analysis is illustrative only.
Location
Canyon Country is a large, growing neighborhood in Santa Clarita set between the Sierra Pelona and San Gabriel Mountains — known for its diverse housing stock, family-friendly atmosphere, and proximity to the Angeles National Forest. Strong school quality and consistently low vacancy support stable, long-term tenancy.
Full OM with T12 actuals, rent roll, ADU analysis, and comparable sales available upon execution of NDA. Contact Chris directly or complete the form below.