| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 40th | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20951 Via Estrella, Newhall, CA, 91321, US |
| Region / Metro | Newhall |
| Year of Construction | 1985 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
20951 Via Estrella Newhall Multifamily Value‑Add Opportunity
Neighborhood occupancy trends in the mid‑90% range support income stability, according to WDSuite’s CRE market data, while 1985 vintage suggests practical renovation upside to enhance competitiveness.
Situated in Newhall within Los Angeles County, the property benefits from a renter-occupied concentration at the neighborhood level that is high relative to national benchmarks, indicating a deep tenant base for multifamily. Neighborhood occupancy is strong (top quartile nationally) and roughly around the metro median when ranked among 1,441 Los Angeles neighborhoods, a combination that supports steady leasing and renewal potential based on CRE market data from WDSuite.
Home values in the area are elevated versus most U.S. neighborhoods (high national percentile), which generally sustains reliance on rental housing and can reinforce pricing power for well-positioned assets. Median contract rents for the neighborhood also rank high nationally, so lease management should balance revenue growth with affordability pressure to protect retention.
Within a 3‑mile radius, demographic statistics show a large working‑age population and rising household incomes over recent years, with projections indicating further income gains and smaller average household sizes over the next five years. Even as population is expected to edge down, an increase in households and smaller household sizes typically translates to a broader pool of renters, supporting occupancy stability for competitively positioned communities.
The neighborhood’s average construction year skews slightly newer than the subject’s 1985 vintage, suggesting targeted value‑add and systems modernization can improve relative positioning against nearby stock. Amenity density immediately nearby is limited, so on‑site features and convenient access to regional employment centers become more important to attract and retain residents.
Neighborhood safety indicators are mixed but generally comparable to national norms. Overall crime performance sits modestly above the national midpoint, and the area is competitive among Los Angeles neighborhoods when considering broader safety trends relative to 1,441 neighborhoods.
Property offenses have shown a meaningful year‑over‑year decline (strong improvement signal), which is constructive for resident sentiment and asset operations. Violent‑crime indicators track closer to national averages, so prudent security design and resident engagement remain appropriate risk management practices.
Proximity to diversified employers supports commuter demand and retention, with nearby roles spanning pharmaceutical distribution, medical devices, life sciences, insurance, and telecommunications.
- AmerisourceBergen — pharmaceutical 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 72‑unit, 1985‑built community offers a practical value‑add path in a neighborhood that posts mid‑90% occupancy and high renter-occupied share, supporting durable demand. Elevated home values at the neighborhood level reinforce renter reliance on multifamily housing, while high national rent rankings call for disciplined affordability management to sustain renewals. According to CRE market data from WDSuite, the area’s occupancy profile is solid relative to national peers, providing a foundation for consistent cash flow if operations are executed well.
Within a 3‑mile radius, incomes have grown and are projected to rise further, and smaller household sizes are expected over the next five years—factors that typically expand the renter pool and support leasing velocity. Given the subject’s slightly older vintage than nearby stock, targeted interior upgrades and systems modernization can enhance competitive positioning and NOI without overextending capital plans.
- Solid neighborhood occupancy and renter depth support income durability
- 1985 vintage offers actionable value‑add and systems refresh opportunities
- Elevated ownership costs bolster multifamily demand and pricing power
- Rising incomes and smaller household sizes (3‑mile) point to renter pool expansion
- Risk: high neighborhood rent levels require careful affordability and retention management