| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 35th | Fair |
| Amenities | 31st | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 23761 Valle Del Oro, Newhall, CA, 91321, US |
| Region / Metro | Newhall |
| Year of Construction | 1985 |
| Units | 52 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
23761 Valle Del Oro, Newhall Multifamily Opportunity
Neighborhood occupancy is extremely tight and renter demand is deep in this part of Los Angeles County, according to WDSuite’s CRE market data, supporting income stability for well-positioned assets. Focus centers on maintaining retention and pricing power rather than lease-up risk at the neighborhood level.
Situated in Newhall within the Los Angeles-Long Beach-Glendale metro, the neighborhood posts a C- rating but shows investment-friendly fundamentals for workforce housing. At the neighborhood scale (not the property), occupancy performance ranks 1 out of 1,441 metro neighborhoods — effectively fully occupied — pointing to constrained vacancy and durable absorption. Median rents in the neighborhood track in the high end nationally (around the 91st percentile), so revenue management should balance rent growth with retention.
Livability is anchored more by essentials than lifestyle retail. Grocery access is strong (about the 91st percentile nationally), and restaurants are plentiful (around the 93rd percentile), while cafes, parks, and pharmacies are thin inside the neighborhood boundary. Average school ratings trend modestly above the national midpoint (about the 61st percentile), which can help family-oriented leasing but likely won’t drive premiums on its own.
Vintage context matters for capital planning. The neighborhood’s average construction year is 1963 (ranked 953 of 1,441 in the metro). With a 1985 build, the subject is newer than much of the local stock, supporting competitive positioning versus older product; however, investors should still underwrite selective modernization and building systems updates to extend useful life and support rent ambitions.
Tenure patterns indicate depth in the renter base: approximately 64.6% of neighborhood housing units are renter-occupied (96th percentile nationally), which supports leasing velocity and renewal opportunities. Within a 3-mile radius, demographic data show a large population base near 41,000 with a slight recent decline and smaller household sizes projected, alongside meaningful income growth and higher forecast rents. More households even as population contracts suggests smaller average households, which can sustain apartment demand, though a projected rise in the owner share could introduce competition from entry-level ownership. The neighborhood’s rent-to-income ratio sits near 30%, indicating some affordability pressure and the need for proactive lease management.
Safety trends are mixed but improving. At the neighborhood level, overall crime performance sits near the national middle (around the 52nd percentile), and ranks 772 out of 1,441 metro neighborhoods — competitive but not top-tier within Los Angeles. Recent momentum is constructive: estimated property offenses declined about 27% year over year (roughly the 71st percentile for improvement nationally), and estimated violent offenses fell about 15% (around the 65th percentile), signaling directional progress that can support renter retention.
The employment base nearby blends healthcare, life sciences, insurance, and communications, supporting a diverse pool of renters and commute convenience for workforce housing. The list below highlights notable corporate offices within a 16-mile radius that underpin leasing stability: AmerisourceBergen, Boston Scientific Neuromodulation, Thermo Fisher Scientific, Farmers Insurance Exchange, and Charter Communications.
- AmerisourceBergen — pharmaceutical distribution (5.6 miles)
- Boston Scientific Neuromodulation — medical devices (7.0 miles)
- Thermo Fisher Scientific — life sciences (12.3 miles)
- Farmers Insurance Exchange — insurance (13.9 miles) — HQ
- Charter Communications — telecommunications (15.4 miles)
For a 52-unit asset with larger-than-typical floor plans, the investment case leans on neighborhood-level occupancy strength, a sizable renter pool, and incomes that support higher rent positioning. Based on CRE market data from WDSuite, the neighborhood is effectively fully occupied and rents benchmark in the upper national percentiles, reinforcing potential for steady collections when paired with attentive renewal strategies. Elevated home values in the area reinforce reliance on multifamily, aiding pricing resilience.
Built in 1985, the property is newer than much of the surrounding stock (average 1963), providing a competitive edge versus older buildings. That said, investors should plan for targeted system upgrades and modernization to protect NOI. Looking ahead, 3-mile projections point to smaller household sizes and higher incomes, which can sustain renter demand even as population trends are flat to slightly negative; however, a rising owner share could temper upside, making asset-level improvements and amenity programming important levers.
- Neighborhood-level occupancy among the strongest in the metro supports income stability and low downtime risk.
- High national rent positioning and elevated home values underpin pricing power with careful renewal management.
- 1985 vintage is newer than local averages, offering competitive positioning with value-add through selective upgrades.
- Diverse regional employers in healthcare, life sciences, insurance, and telecom provide a broad tenant base.
- Risks: limited neighborhood amenities, affordability pressure near a 30% rent-to-income ratio, and a potential shift toward ownership in 3-mile projections.