| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 87th | Best |
| Demographics | 59th | Good |
| Amenities | 34th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 31657 Ridge Route Rd, Castaic, CA, 91384, US |
| Region / Metro | Castaic |
| Year of Construction | 1991 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
31657 Ridge Route Rd, Castaic CA Multifamily Investment
Neighborhood-level occupancy is reported at 100% with above-metro competitiveness, and elevated ownership costs in Los Angeles County tend to sustain renter reliance according to WDSuite’s CRE market data. The thesis centers on stable demand drivers with measured rent positioning rather than aggressive growth assumptions.
Located in suburban Castaic within the Los Angeles-Long Beach-Glendale metro, the immediate neighborhood shows full occupancy at the neighborhood level (measured for the neighborhood, not the property) and ranks 1st among 1,441 metro neighborhoods, indicating top-quartile performance nationally for occupancy stability. Nearby retail and daily-needs access are moderate overall (34th national percentile for amenities), but food-and-beverage density is comparatively stronger, with restaurants and cafés above national midpoints, supporting day-to-day livability for residents.
Home values in the neighborhood are elevated (90th national percentile) and the value-to-income ratio sits in the 99th national percentile, a high-cost ownership environment that can reinforce multifamily demand and lease retention where rent positioning is managed carefully. At the same time, neighborhood-level rent-to-income reads high, suggesting affordability pressure that should inform renewal strategy and concessions. This balance is consistent with investor-focused commercial real estate analysis in high-cost Los Angeles County submarkets.
Within a 3-mile radius, demographic data indicate a modest population contraction in recent years, yet households are essentially flat with a projected increase by 2028, implying smaller household sizes and a potentially expanding local household count even as population trends soften. Median household incomes in the 3-mile radius are high, which can support Class B product positioning, while the renter-occupied share of housing units is lower (owner-heavy area), implying a thinner but higher-earning renter pool; underwriting should assume steady absorption tied to nearby employment rather than broad-based transient demand.
The asset’s 1991 construction is newer than the neighborhood average vintage (1979), offering relative competitiveness versus older stock; investors may still plan for targeted systems updates and common-area refreshes to maintain leasing velocity against newer product in the broader metro.
Safety indicators for the neighborhood are mixed relative to the region and nation. The neighborhood’s crime rank is 1,240 out of 1,441 metro neighborhoods, which signals higher crime incidence compared with many Los Angeles-area peers and places the area below the national median (around the 30th percentile for safety). Year over year, property offenses show a modest decline, while violent offense estimates increased, suggesting investors should incorporate prudent security measures and budget for mitigation where appropriate.
These metrics provide directional context at the neighborhood level rather than block-specific conditions. Owners typically address such risks through lighting, access control, and partnership with local enforcement—factors that can support resident retention and protect NOI.
The area draws from a diverse employment base tied to life sciences, healthcare distribution, insurance, and telecom—supporting commuter convenience and retention for workforce renters. Key nearby employers include Boston Scientific Neuromodulation, AmerisourceBergen, Thermo Fisher Scientific, Farmers Insurance Exchange, and Charter Communications.
- Boston Scientific Neuromodulation — medical devices (3.2 miles)
- AmerisourceBergen — pharmaceutical distribution (4.7 miles)
- Thermo Fisher Scientific — life sciences (18.9 miles)
- Farmers Insurance Exchange — insurance (21.3 miles) — HQ
- Charter Communications — telecom (25.6 miles)
31657 Ridge Route Rd is an 84-unit, 1991-vintage community with average unit sizes near 885 square feet—positioned as a competitive alternative to older local stock. Neighborhood-level occupancy registers at 100% (a neighborhood metric, not property-specific), indicating durable demand signals despite softer amenity depth. Elevated ownership costs in the area tend to sustain renter reliance, while a lower renter-occupied share within 3 miles points to a thinner but higher-income tenant base anchored by nearby employers.
Capital planning should emphasize targeted modernization rather than heavy repositioning, with leasing strategy calibrated to higher rent-to-income readings at the neighborhood level. According to CRE market data from WDSuite, the mix of strong neighborhood occupancy and high home values supports steady pricing power, but safety trends and affordability pressure warrant conservative underwriting and active asset management.
- Newer 1991 vintage versus local average, offering competitive positioning with selective upgrade upside
- Neighborhood occupancy at 100% supports leasing stability (neighborhood metric, not property-specific)
- Elevated home values reinforce renter reliance, balancing a smaller renter-occupied share within 3 miles
- Proximity to life sciences, healthcare distribution, insurance, and telecom employers underpins demand
- Risks: below-median safety ranking and higher rent-to-income readings call for prudent pricing and security investments