| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 40th | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20945 Via Estrella, Newhall, CA, 91321, US |
| Region / Metro | Newhall |
| Year of Construction | 1985 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
20945 Via Estrella Newhall Multifamily Investment
Neighborhood occupancy is in the mid-90s and rents skew higher for Los Angeles, according to WDSuite’s CRE market data, supporting steady tenant demand near established employment corridors. The 3-mile area shows a moderate renter-occupied base, suggesting durable leasing potential with prudent management.
Located in Newhall within Los Angeles County, the property sits in an Urban Core neighborhood where occupancy trends are solid by national standards (73rd percentile nationally) even as the submarket’s retail density is limited. Median contract rents benchmark high versus national peers (92nd percentile), while housing indicators test well (top quartile nationally) — dynamics that can sustain pricing power when paired with strong operations.
Vintage for the area centers around the late 1980s; this asset’s 1985 construction is slightly older than the neighborhood average. Investors should plan for targeted capital expenditures and potential value-add updates to remain competitive against newer stock, particularly in unit finishes, common areas, and building systems.
Tenure patterns within a 3-mile radius indicate about 41% of housing units are renter-occupied, providing a meaningful tenant base for multifamily. Median household incomes in the same radius are robust and have grown over the past five years, which helps support rent collections and reduces turnover risk when affordability is managed. With elevated home values in the neighborhood (high national percentile) and a high value-to-income ratio, ownership is comparatively costly — a context that often reinforces reliance on multifamily rentals and supports retention.
Demographic statistics are aggregated within a 3-mile radius. Recent data point to flat-to-slightly lower population counts but an increase in households over the forecast horizon as average household sizes trend smaller. For investors, more households with smaller sizes can broaden the renter pool and support occupancy stability even if total population softens. NOI per unit for the neighborhood benchmarks in the top decile nationally, according to CRE market data from WDSuite, underscoring the area’s income-producing potential for well-managed assets.
Safety signals are mixed and should be framed comparatively. The neighborhood’s crime rank is in the middle of the Los Angeles metro distribution (744 out of 1,441 metro neighborhoods), aligning near the metro midpoint and slightly above the national median (54th percentile for overall crime). Violent incident measures trend below the national median (37th percentile), so prudent on-site security and resident engagement remain relevant for asset management.
Property-related offenses have shown notable year-over-year improvement (a stronger decline relative to most neighborhoods nationally), which is a constructive trend for investor monitoring. As always, investors should review recent comps and time-of-day patterns at the neighborhood level rather than relying on block-level assumptions.
Proximity to diversified employers supports renter demand and commute convenience for workforce and professional tenants. Nearby nodes include AmerisourceBergen, Boston Scientific Neuromodulation, Thermo Fisher Scientific, Farmers Insurance Exchange, and Charter Communications.
- AmerisourceBergen — pharmaceuticals distribution (5.7 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 (15.2 miles)
This 36-unit, 1985-vintage asset offers durable demand drivers in a Los Angeles County Urban Core setting. Neighborhood occupancy trends are solid on a national basis, and elevated ownership costs in the area tend to sustain multifamily reliance and support retention. With rents positioned toward the higher end nationally, operators who balance pricing with income levels can maintain stable occupancy and collections.
The asset’s slightly older vintage relative to nearby stock points to targeted value-add potential — especially interior modernization and selective systems upgrades to sharpen competitiveness. Demographic statistics within a 3-mile radius indicate smaller household sizes and a projected increase in total households, which can expand the tenant base even as overall population growth is modest. According to CRE market data from WDSuite, income performance for the neighborhood benchmarks strongly, reinforcing the case for disciplined operations and thoughtful capital planning.
- Solid neighborhood occupancy and strong income benchmarks support leasing stability
- 1985 vintage enables targeted value-add through interior and system upgrades
- High-cost ownership context reinforces renter reliance and retention potential
- 3-mile trends toward more households and smaller sizes broaden the renter pool
- Risks: limited immediate amenity density and mixed safety signals warrant active management