| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 88th | Best |
| Demographics | 82nd | Best |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11500 Poema Pl, Chatsworth, CA, 91311, US |
| Region / Metro | Chatsworth |
| Year of Construction | 1987 |
| Units | 96 |
| Transaction Date | 2023-10-20 |
| Transaction Price | $106,400,000 |
| Buyer | IMT CAPITAL VI SUMMERSET VILLAGE LLC |
| Seller | EQR-FRESCA 2009 LIMITED PARTNERSHIP |
11500 Poema Pl Chatsworth Multifamily Investment
Neighborhood occupancy is strong and stable, with the Chatsworth area posting high-80s to mid-90s occupancy in recent years, supporting steady collections according to WDSuite’s CRE market data. Investor takeaway: this submarket’s renter demand has held up relative to metro trends, aiding income durability.
Situated in suburban Chatsworth within the Los Angeles-Long Beach-Glendale metro, the neighborhood carries a B- rating and performs above metro median on several housing fundamentals. Neighborhood occupancy stands at 96.6% (top quintile nationally), signaling depth of tenant demand at the neighborhood level rather than at the property itself, based on CRE market data from WDSuite.
Renter-occupied share in the neighborhood is 47.6%, which indicates a meaningful renter concentration that supports multifamily absorption and renewals. Median household incomes are high for the area, and the local rent-to-income ratio of 0.24 sits well below national norms, a combination that tends to bolster retention and limit turnover risk.
Amenity density immediately within the defined neighborhood ranks low among the metro’s 1,441 neighborhoods, so residents typically draw from broader Chatsworth/Northwest Valley nodes for retail and services. For investors, this points to a resident profile prioritizing space and commute balance over immediate walkable retail, with leasing supported by employment access rather than on-block amenities.
The property’s 1987 vintage is older than the neighborhood’s average construction year (2004). That gap suggests straightforward value-add and capex planning opportunities—unit and systems updates can improve competitive positioning versus newer stock while targeting achievable rent premiums within local affordability parameters.
Within a 3-mile radius, recent population and household growth, alongside forecasts calling for further increases by 2028, point to a larger tenant base over time. For multifamily investors, that radius-level expansion supports occupancy stability and leasing velocity, even as household sizes trend modestly smaller, which can favor demand for well-laid-out units near job centers.
Safety conditions in the neighborhood are broadly around the national middle, with the area ranking near the metro average (846 out of 1,441 Los Angeles metro neighborhoods). Nationally, the composite crime profile sits close to the 50th percentile, indicating neither an outlier risk nor a top-tier safety position.
Recent trends are mixed: property offenses have improved materially year over year, while violent offense rates have shown an uptick. For underwriting, this argues for standard security and operational measures rather than extraordinary provisions, along with continued monitoring of trend direction at the neighborhood level.
Nearby employers anchor a diversified white-collar and life sciences employment base that supports renter demand and commute convenience, including Thermo Fisher Scientific, Farmers Insurance Exchange, AmerisourceBergen, Boston Scientific Neuromodulation, and Charter Communications.
- Thermo Fisher Scientific — life sciences (4.2 miles)
- Farmers Insurance Exchange — insurance (6.6 miles) — HQ
- AmerisourceBergen — pharmaceutical distribution (11.1 miles)
- Boston Scientific Neuromodulation — medical devices (12.2 miles)
- Charter Communications — telecommunications (16.1 miles)
11500 Poema Pl offers scale at 96 units in a suburban Los Angeles neighborhood where occupancy is elevated and renter demand is resilient relative to metro averages. The combination of strong neighborhood occupancy and a local rent-to-income ratio near 0.24 supports stable collections and potential for measured rent optimization, based on CRE market data from WDSuite.
The 1987 vintage provides actionable value-add upside versus a neighborhood stock that skews newer (average 2004), while a meaningful renter-occupied share and high area incomes underpin depth of the tenant base. Limited on-block amenities shift the appeal toward employment access and residential livability, suggesting that unit quality, parking, and management execution will be the key competitive levers.
- Elevated neighborhood occupancy supports income durability and lease retention
- 1987 vintage positions asset for targeted renovations to compete with newer stock
- High local incomes and manageable rent-to-income ratios aid pricing power and renewals
- Proximity to diversified employers supports steady renter demand
- Risk: lower immediate amenity density and mixed safety trends require strong onsite operations