| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 40th | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 21235 Bottletree Ln, Newhall, CA, 91321, US |
| Region / Metro | Newhall |
| Year of Construction | 1991 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
21235 Bottletree Ln Newhall Multifamily Opportunity
Neighborhood occupancy trends indicate steady renter demand around Newhall, according to CRE market data from WDSuite, with area figures reflecting neighborhood conditions rather than this specific property. Pricing power appears supported by an owner-leaning broader radius, suggesting stable leasing dynamics for well-managed assets.
The immediate neighborhood shows occupancy levels in the mid‑90s, placing it above many areas nationally (neighborhood metric, not property-specific), which supports leasing stability and tenant retention. Median contract rents in the neighborhood track in the higher national percentiles, while rent-to-income skews comparatively manageable, a combination that can help sustain collections and limit turnover risk, based on CRE market data from WDSuite.
The property’s 1991 vintage is slightly newer than the area’s average construction year (1988). That positioning can offer a competitive edge versus older nearby stock, though investors should still plan for system updates and selective modernization to capture value-add upside.
Local livability is more residential than amenity-dense at the block level, with limited on‑block cafes, parks, groceries, and pharmacies indicated in neighborhood rankings. For residents, this typically means reliance on nearby corridors for daily needs; for investors, it places emphasis on on-site features, parking, and property management to support retention.
Within a 3‑mile radius, demographics point to an owner‑tilted tenure mix and rising household incomes alongside smaller average household sizes over time. Even as population growth is muted in the near term, a shift toward smaller households can expand the tenant base for right‑sized units and support occupancy stability. Neighborhood ratings and ranks are competitive on housing performance (above-median locally), while NOI per unit at the neighborhood level trends in top national brackets, signaling operational potential for efficient operators.
Neighborhood safety indicators sit modestly above the national middle, with the area around Newhall tracking near the metro median (ranked 744 among 1,441 Los Angeles metro neighborhoods). In national terms, the neighborhood scores around the 54th percentile for safety, indicating comparatively typical risk levels for an urban core location.
Property-related offenses in the neighborhood have shown a notable year‑over‑year decline, according to WDSuite’s CRE market data. While violent offense trends have been mixed, the broader direction suggests recent improvement in property offense rates, which can support resident retention and operational predictability when paired with sound onsite management.
The employment base within a commutable radius includes healthcare, life sciences, distribution, insurance, and media anchors, supporting steady renter demand and lease retention for workforce and professional tenants. Nearby employers include AmerisourceBergen, Boston Scientific Neuromodulation, Thermo Fisher Scientific, Farmers Insurance Exchange, and Charter Communications.
- AmerisourceBergen — distribution & pharma services (5.6 miles)
- Boston Scientific Neuromodulation — medical devices (7.0 miles)
- Thermo Fisher Scientific — life sciences (12.6 miles)
- Farmers Insurance Exchange — insurance (14.2 miles) — HQ
- Charter Communications — telecommunications (15.4 miles)
This 22‑unit, 1991‑vintage asset is positioned for durable performance given neighborhood occupancy in the mid‑90s (neighborhood metric, not property-specific) and a renter concentration that supports depth of tenant demand. Elevated neighborhood home values in the Los Angeles metro context tend to reinforce reliance on rental housing, aiding lease retention and pricing resilience. According to CRE market data from WDSuite, neighborhood NOI per unit ranks among the stronger brackets nationally, suggesting operational headroom for capable operators.
Within a 3‑mile radius, incomes are rising and household sizes are trending smaller, which can expand the pool of renters for well‑designed units even as near‑term population growth is subdued. The asset’s slightly newer‑than‑area vintage offers a competitive baseline versus older stock, while targeted renovations and system upgrades can further enhance positioning.
- Occupancy stability at the neighborhood level supports consistent leasing and retention
- Elevated ownership costs nearby reinforce multifamily demand and pricing power
- 1991 vintage offers competitive footing with value‑add upside through modernization
- Proximity to diversified employers underpins a broad tenant base
- Risk: Limited on‑block amenity density and muted population growth require strong onsite execution