17717 Scherzinger Lane
Canyon Country, CA 91387
Value-Add 8-Unit on Oversized 25,000+ SF Lot — ADU Potential
Asking Price
$2,350,000
Cap Rate
6.35%
NOI
$149,314/yr
Units
8 Units
Building SF
5,265 SF
Year Built
1970
1 / 6⤢ ExpandProperty Overview
CRH Realty Group is pleased to present 17717 Scherzinger Lane, a prime value-add multifamily investment opportunity in the heart of Canyon Country, Santa Clarita. This well-maintained 8-unit apartment building sits on a large 25,303 sq ft lot with exceptional potential for future development or expansion. Zoned for multifamily use, the property offers the ability to add up to three additional units or ADUs (Buyer to verify with the City of Santa Clarita), making it an ideal opportunity for investors looking to increase rental income and property value. Current rents are meaningfully below market, providing immediate upside through standard lease renewals and unit turns.
Key Features
- 7 × 2BR/1BA units + 1 × 1BR/1BA unit
- Large 25,303 SF lot — up to 3 ADUs possible (Buyer to verify)
- 6.35% cap rate — strong day-one yield
- Private patios for all ground-floor units
- Private 1-car garage per tenant
- Copper plumbing & updated water heater
- Low-maintenance artificial turf landscaping
Investment Thesis
- ▸6.35% cap rate delivers strong immediate yield in a supply-constrained Santa Clarita submarket
- ▸Current rents average ~$2,020/mo on 2BR units vs. $2,319/mo market average — 14%+ upside at turnover
- ▸ADU development opportunity on oversized lot could add 3 units, pushing NOI from ~$149K toward $200K+
- ▸Canyon Country's proximity to Angeles National Forest and family-friendly demographics drive stable long-term tenancy
- ▸Copper plumbing and recent capital improvements reduce near-term capex requirements
Development Potential
The property sits on a 25,303 SF lot — more than 4x the building footprint. Zoned for multifamily use, there is potential to add up to 3 additional units or ADUs, subject to City of Santa Clarita verification. ADU additions could add $150K–$300K+ in value and materially increase NOI.
Market Intelligence
Canyon Country's 2BR rental market is running at $2,745/month (Zumper, April 2026) — 35% above the property's current in-place average of $2,038/month. Even applying a conservative discount to this 1970-vintage profile, achievable market rents of $2,300–$2,500 represent 13–23% upside accessible through normal lease turnover.
Under California SB 1211 (effective January 2025), multifamily properties are now eligible to add detached ADUs up to the number of existing units, capped at 8. The property's 25,303 SF lot — over 4x the building footprint — provides the most ADU-ready footprint of any 8-unit asset in the Santa Clarita market. A 3-ADU development at $1,800–$2,100/month each adds an estimated $810,000–$945,000 in asset value at a 6.0% exit cap rate.
Income & Expenses
| Item | Annual | Monthly |
|---|---|---|
| Income | ||
| Rent | $193,260 | $16,105 |
| Laundry | $5,400 | $450 |
| Total Income | $198,660 | $16,555 |
| Expenses | ||
| Property Tax | $21,216 | $1,768 |
| Insurance | $6,996 | $583 |
| Trash | $700 | $58 |
| Electricity | $3,330 | $275 |
| Water | $3,600 | $300 |
| Gas | $4,500 | $375 |
| Repairs | $4,200 | $400 |
| Vacancy Estimate | $4,800 | $350 |
| Total Expenses | $49,346 | $4,112 |
| Net Operating Income | $149,314 | $12,443 |
Rent Roll
| Unit | Type | SF | Current Rent | Market Rent |
|---|---|---|---|---|
| 1 | 2+1 | 660 | $2,007 | $2,319+ |
| 2 | 2+1 | 660 | $2,110 | $2,319+ |
| 3 | 2+1 | 660 | $2,014 | $2,319+ |
| 4 | 2+1 | 660 | $1,992 | $2,319+ |
| 5 | 2+1 | 660 | $1,992 | $2,319+ |
| 6 | 2+1 | 660 | $2,130 | $2,319+ |
| 7 | 2+1 | 660 | $2,100 | $2,319+ |
| 8 | 1+1 | 525 | $1,760 | $1,799+ |
| Average | $2,013 | Market Upside ▸ | ||
* Market rent based on October 2025 Newhall/Canyon Country 2BR average survey data.
Location Overview
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, bike paths, and the city's only Costco anchor a community with consistently low vacancy and stable long-term tenancy.
45,749
Population
39
Median Age
$114,378
Avg. HH Income
$2,319/mo
Market Avg 2BR Rent
Schools
- Mint Canyon Elementary — 2.8 mi
- Sierra Vista Middle School — 2.3 mi
- Canyon High School — 3.4 mi
- College of the Canyons — 9.3 mi
Shopping
- Sierra Shopping Center — 0.6 mi
- Soledad Shopping Center — 1.3 mi
Transportation
- Via Princessa Metrolink — 2.4 mi
- Vista Canyon Metrolink — 3.2 mi
Hospitals
- Henry Mayo Newhall Hospital — 9.3 mi
Parks
- Placerita Canyon Nature Center — 6.4 mi
- William Hart Park — 7.3 mi
Request Information
Chris Habitz
DRE 01319877 · CRH Realty Group
Request Full OM →All-cash offering. Qualified investors only.
Property Details
- APN
- 2839-020-013
- Lot Size
- 25,303 SF
- Building
- 5,265 SF
- Units
- 8
- Year Built
- 1970
- Parking
- 8 Garage Spaces (1 per unit)
- Regulatory
- Subject to AB 1482
