| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 42nd | Fair |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 22710 8th St, Newhall, CA, 91321, US |
| Region / Metro | Newhall |
| Year of Construction | 1985 |
| Units | 22 |
| Transaction Date | 2025-04-29 |
| Transaction Price | $6,400,000 |
| Buyer | MUSTANGRE 4 LLC |
| Seller | PB LIVING TRUST |
22710 8th St Newhall Multifamily Investment Opportunity
Neighborhood renter-occupied share is high and occupancy remains solid, supporting depth of tenant demand according to WDSuite’s CRE market data. With a 22-unit footprint, the asset aligns with workforce housing dynamics in Los Angeles County.
Positioned in Newhall’s Urban Core within the Los Angeles metro, the property benefits from strong day-to-day convenience. Neighborhood amenities score in the top quartile nationally, with dense restaurant and grocery options (restaurants and cafes rank among the strongest nationally), which typically supports resident retention and leasing velocity based on CRE market data from WDSuite.
The surrounding schools average roughly middle-to-above-median performance nationally, which can aid stability for family-oriented renters. Within the metro context, the neighborhood carries a B+ rating and ranks 409 out of 1,441 metro neighborhoods, placing it above the metro median in overall fundamentals. Average occupancy at the neighborhood level is competitive and renter concentration is elevated, signaling a sizable tenant base for multifamily operators; these figures reflect neighborhood conditions, not this specific property.
For investors evaluating vintage, the asset’s 1985 construction is newer than the neighborhood’s older housing stock (average vintage 1966). That positioning can be a competitive advantage versus older properties, while still warranting targeted modernization and systems updates to optimize rents and reduce future capital disruptions.
Demographic statistics aggregated within a 3-mile radius indicate modest population growth in recent years alongside rising household counts and incomes, with forecasts showing smaller household sizes and continued income gains. Even with a potential dip in total population over the next five years, the projected increase in households suggests more, smaller households entering the market—supportive of a broader renter pool and stable occupancy for appropriately sized units.
Ownership costs in the neighborhood are elevated compared with national norms, which commonly sustains reliance on rental housing and can reinforce pricing power for well-maintained multifamily assets. At the same time, monitoring rent-to-income levels remains prudent to manage retention risk and renewal outcomes.
Safety indicators are mixed relative to the metro and nation. The neighborhood’s overall crime rank sits near the metro median (884 out of 1,441 Los Angeles–area neighborhoods), translating to a middle-of-the-pack position within the region. Nationally, the neighborhood’s crime profile is around the midpoint, not a clear outlier on either end.
Recent year-over-year trends show estimated declines in both property and violent offense rates, which is a constructive directional signal. As always, safety conditions can vary block to block; investors should pair neighborhood-level trends with property-level diligence and onsite observations.
Nearby corporate employment spans healthcare, life sciences, insurance, media, and telecom, supporting commuter convenience and a diversified renter base for workforce housing. The list below highlights major employers within reasonable drive times from the property.
- AmerisourceBergen — pharmaceutical distribution (4.7 miles)
- Boston Scientific Neuromodulation — medical devices (6.2 miles)
- Thermo Fisher Scientific — life sciences (12.2 miles)
- Farmers Insurance Exchange — insurance (14.0 miles) — HQ
- Charter Communications — telecommunications (16.3 miles)
22710 8th St offers a 22-unit footprint in Newhall with neighborhood fundamentals that favor renter demand. Elevated renter-occupied share and solid neighborhood occupancy point to depth of tenant base, while amenity density (restaurants, cafes, groceries) supports day-to-day livability and leasing stability. The 1985 vintage is newer than much of the local stock, offering competitive positioning versus older assets while leaving room for targeted value-add and systems modernization. According to commercial real estate analysis from WDSuite, ownership costs in the area are high relative to national benchmarks, which tends to sustain reliance on rental housing and can underpin pricing power for well-maintained properties.
Within a 3-mile radius, recent growth in households and rising incomes, coupled with forecasts for smaller household sizes, suggest a larger pool of renters even if total population trends soften. Operators should balance this demand backdrop with careful rent-to-income management to protect retention and limit turnover costs.
- Renter depth: elevated neighborhood renter-occupied share and solid occupancy support demand stability
- Location utility: dense dining, café, and grocery access aids retention and leasing velocity
- Vintage advantage: 1985 build offers competitive positioning versus older local stock with value-add upside
- Demand outlook: more households and higher incomes within 3 miles expand the renter pool
- Risks: potential population softening, limited nearby park access, and affordability pressure require active lease and renewal management