| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 40th | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20908 Costa Brava, Newhall, CA, 91321, US |
| Region / Metro | Newhall |
| Year of Construction | 1985 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
20908 Costa Brava Newhall Multifamily Investment Thesis
Neighborhood occupancy in the mid-90s supports income stability relative to the Los Angeles metro, according to WDSuite’s CRE market data. Positioned in Newhall, the asset’s renter demand is reinforced by a high-cost ownership landscape and steady commuter access within the Santa Clarita Valley.
Situated in Newhall within Los Angeles County, the property benefits from metro-scale demand drivers while retaining suburban commuting patterns. Neighborhood-level occupancy is strong (mid-90s), and housing quality indicators are competitive, landing in the top quartile nationally. While the immediate area has limited walkable retail and services, the broader Santa Clarita corridor provides access to daily needs and employment nodes by car.
Renter concentration at the neighborhood level is just over half of occupied housing units, signaling a deep tenant base for multifamily operators and supporting leasing velocity and renewal potential. Median contract rents benchmark high versus national norms, underscoring pricing power when paired with effective lease management and unit finishes aligned to local expectations.
Within a 3-mile radius, demographic data indicate stable family orientation and larger household sizes today, with forecasts pointing to meaningfully more households and smaller average household size over the next five years. This shift typically expands the renter pool and supports occupancy stability, particularly for well-managed mid-sized properties.
Ownership costs in the area are elevated relative to incomes nationally, which tends to sustain reliance on rental housing and favor retention of qualified tenants during renewals. For investors, this dynamic can underpin steady collections and measured rent growth when balanced against affordability monitoring and renewal strategies.
Safety indicators for the neighborhood sit modestly above the national midpoint, with recent data showing a notable decline in property offenses year over year. In the context of the Los Angeles metro’s 1,441 neighborhoods, this area is competitive rather than top-tier, and investors should underwrite with routine security and lighting measures common to stabilized suburban assets.
Given the mixed trend in offense categories, prudent operators typically pair standard site-level controls with resident engagement and local coordination. This approach helps maintain leasing confidence and supports retention without assuming outsized operating expense increases.
The employment base draws from healthcare, medical devices, life sciences, insurance, and telecom offices within commutable distances—supporting a diversified renter profile and weekday stability consistent with workforce-oriented multifamily.
- AmerisourceBergen — healthcare distribution (5.8 miles)
- Boston Scientific Neuromodulation — medical devices (7.2 miles)
- Thermo Fisher Scientific — life sciences (12.2 miles)
- Farmers Insurance Exchange — insurance (13.8 miles) — HQ
- Charter Communications — telecommunications (15.1 miles)
Built in 1985, the 30-unit asset offers immediate exposure to a neighborhood with strong occupancy and a renter base that supports steady operations. The vintage is slightly older than the area’s average stock, suggesting potential value-add through targeted renovations (interiors, common areas, system upgrades) and prudent capital planning to sharpen competitiveness against newer product. Elevated ownership costs relative to incomes reinforce multifamily demand and can aid renewal capture when paired with disciplined affordability thresholds.
According to CRE market data from WDSuite, neighborhood NOI-per-unit performance trends in the top decile nationally, aligning with observed rent levels and a renter-occupied housing share above metro medians. Within a 3-mile radius, forecasts point to more households and smaller household sizes—conditions that typically expand the renter pool and support occupancy durability. Operators should account for the submarket’s limited walkable amenities and maintain a convenience-forward offering through parking, in-unit functionality, and responsive management.
- Stabilized neighborhood occupancy and diversified commuter employment base support income consistency
- 1985 vintage offers practical value-add via interior updates and system modernization
- High-cost ownership market sustains renter demand and renewal potential
- Top-decile NOI-per-unit trend at the neighborhood level signals competitive rent positioning
- Risks: limited walkable amenities and mixed safety signals warrant conservative underwriting and active management