| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 35th | Fair |
| Amenities | 31st | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 23741 Valle Del Oro, Newhall, CA, 91321, US |
| Region / Metro | Newhall |
| Year of Construction | 1985 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
23741 Valle Del Oro, Newhall Multifamily Investment
Neighborhood occupancy is exceptionally tight and renter demand appears deep, according to WDSuite’s CRE market data, supporting stable leasing for a 36-unit asset. Elevated ownership costs in Los Angeles County further reinforce reliance on multifamily housing.
The property sits in Newhall within the Los Angeles metro, where the neighborhood shows very tight conditions: neighborhood occupancy is at 100% (ranked 1st among 1,441 metro neighborhoods), signaling limited immediate slack in the local rental market. This is a neighborhood-level metric, not specific to the property, but it underscores near-term leasing stability and renewal potential.
Local tenure data indicates a high concentration of renter-occupied housing (about 64.6% at the neighborhood level), pointing to a sizable tenant base and steady demand for multifamily units. At the same time, elevated home values (92nd percentile nationally) in the neighborhood context suggest a high-cost ownership market that can sustain renter reliance and support pricing power and retention.
Livability signals are mixed but workable for workforce renters. Restaurants and grocery access score well versus national peers (both above the 90th percentile), while parks, cafes, childcare, and pharmacies are less prevalent within the neighborhood footprint. Average school ratings trend slightly above national midline. For investors, this blend supports day-to-day convenience while leaving room for property-level amenities to differentiate.
Within a 3-mile radius, income levels are strong and rising, which helps support rent collections and renewal health. WDSuite’s data shows median household income trending higher over the past five years, and neighborhood median contract rents sit in the upper national range. Forward-looking projections indicate households may increase even as population moderates, implying smaller household sizes and a stable or expanding renter pool; investors can plan for consistent demand with attention to unit mix and lease management.
Vintage matters: the asset was built in 1985, notably newer than the neighborhood’s average 1963 construction year. That positioning can be competitive versus older stock while still leaving scope for modernization of systems and common areas to drive rent premiums.
Safety indicators for the neighborhood are generally near national midline. The area sits around the middle of the pack within the Los Angeles metro (crime rank 772 among 1,441 neighborhoods) and roughly the 52nd percentile nationally, indicating slightly better-than-average safety compared to neighborhoods nationwide. One-year trends in WDSuite’s data show declining estimated rates for both violent offenses (down year over year) and property offenses (also down), a constructive signal to monitor rather than a guarantee.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience for residents. Key employers include AmerisourceBergen, Boston Scientific Neuromodulation, Thermo Fisher Scientific, Farmers Insurance Exchange, and Charter Communications.
- AmerisourceBergen — corporate offices (5.6 miles)
- Boston Scientific Neuromodulation — corporate offices (7.0 miles)
- Thermo Fisher Scientific — corporate offices (12.2 miles)
- Farmers Insurance Exchange — corporate offices (13.8 miles) — HQ
- Charter Communications — corporate offices (15.3 miles)
This 36-unit, 1985-vintage asset benefits from highly constrained neighborhood conditions and a large renter base. Neighborhood occupancy sits at the top of the Los Angeles metro cohort (1st of 1,441 neighborhoods), signaling limited immediate competition and supporting renewal-driven revenue. Elevated home values in the neighborhood context reinforce reliance on rentals, while income strength within a 3-mile radius supports collections and measured rent growth. Based on commercial real estate analysis from WDSuite, rents and demand indicators track above national norms, suggesting durable leasing fundamentals.
The 1985 vintage is newer than the neighborhood’s average stock, providing a relative quality edge versus older assets while leaving room for targeted value-add—common area upgrades, in-unit finishes, and efficiency improvements. Demographic forecasts indicate fewer residents but more households within 3 miles, implying smaller household sizes and a steady or expanding renter pool; aligning unit mix and amenities with working professionals and families can help sustain occupancy and retention. Investors should monitor affordability pressures as rents advance, and weigh the neighborhood’s lighter park/cafe presence against strong grocery and restaurant access.
- Neighborhood occupancy at the top of the metro indicates near-term leasing stability (neighborhood metric, not property-specific).
- High renter-occupied share supports a deep tenant base and renewal potential.
- Elevated local home values reinforce rental demand and pricing power potential.
- 1985 vintage offers competitive positioning versus older stock with clear value-add paths.
- Risks: softer neighborhood amenity mix for parks/cafes and evolving demographics; manage affordability pressure as rents rise.