| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 60th | Good |
| Amenities | 69th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 24411 Newhall Ave, Newhall, CA, 91321, US |
| Region / Metro | Newhall |
| Year of Construction | 1976 |
| Units | 30 |
| Transaction Date | 2007-04-12 |
| Transaction Price | $4,495,000 |
| Buyer | COELER PETER ANDREW |
| Seller | CARNEY ELAINE |
24411 Newhall Ave, Newhall CA Multifamily Investment
Situated in a suburban Los Angeles County neighborhood with above-median occupancy and a high-cost ownership landscape, this 30-unit asset offers durable renter demand and potential for operational upside, according to WDSuite’s CRE market data.
Newhall sits within the Los Angeles-Long Beach-Glendale metro and carries an A- neighborhood rating. It ranks 372 out of 1,441 metro neighborhoods, placing it above the metro median in overall fundamentals. Amenity access is solid for a suburban node, with cafes, restaurants, parks, and pharmacies registering in the middle-to-upper national percentiles, supporting day-to-day livability for residents and retention potential for operators.
Neighborhood occupancy is competitive, landing in the mid-60s nationally, and local median contract rents have outpaced the past five years of growth, per WDSuite’s CRE market data. The neighborhood’s renter-occupied share is 44.4% of housing units, signaling a meaningful tenant base without overreliance on rentals; for multifamily investors, this balance can support leasing stability while moderating turnover risk.
Within a 3-mile radius, demographics skew toward higher incomes and family households, with median household income above regional averages and a diversified age mix that includes sizable 18–34 and 35–64 cohorts. Forward-looking data indicate households are expected to increase even as average household size trends lower, which typically expands the renter pool and supports occupancy and pricing power for well-positioned properties.
Home values in the neighborhood are elevated relative to national norms, creating a high-cost ownership market. For multifamily, this tends to reinforce renter reliance on apartments and can aid lease retention and revenue management, particularly for thoughtfully managed, well-located assets.
Safety metrics for the neighborhood are above the metro average and modestly better than national midpoints overall. WDSuite’s data show the area compares favorably versus many Los Angeles-Long Beach-Glendale neighborhoods, with recent year-over-year declines in both violent and property offense rates indicating an improving trend.
As with most urban-adjacent submarkets, conditions can vary by block and time of day. Investors typically focus on property-level controls and tenant mix to sustain performance, using neighborhood trends as a supportive backdrop rather than a guarantee.
Nearby corporate offices anchor a diversified employment base that supports commuter convenience and leasing durability, including healthcare, life sciences, and insurance employers noted below.
- AmerisourceBergen — pharmaceuticals distribution (4.6 miles)
- Boston Scientific Neuromodulation — medical devices (6.1 miles)
- Thermo Fisher Scientific — life sciences (12.2 miles)
- Farmers Insurance Exchange — insurance (14.0 miles) — HQ
- Charter Communications — telecommunications (16.4 miles)
This 30-unit property, built in 1976, aligns with a suburban Los Angeles County neighborhood that performs above the metro median on overall fundamentals and shows stable renter demand. Elevated home values and solid neighborhood occupancy support a consistent tenant base, while the area’s income profile and amenity access underpin retention and revenue management. According to CRE market data from WDSuite, neighborhood occupancy trends sit above national midpoints, and rent levels reflect the high-cost ownership context, creating room for disciplined value capture.
Given its vintage, investors can evaluate targeted renovations and systems modernization to enhance competitiveness versus newer stock and to capture value-add upside. Demographic patterns within a 3-mile radius point to rising household counts alongside smaller household sizes, which typically enlarges the renter pool and supports leasing stability for well-run assets. Key watch items include population softness in forward projections and potential competition from ownership for higher-income households.
- Above-median neighborhood fundamentals in the Los Angeles metro support occupancy stability
- High-cost ownership market reinforces renter reliance and aids retention
- 1976 vintage offers clear value-add and systems upgrade potential
- 3-mile household growth and smaller household sizes expand the renter pool
- Risks: softer population outlook and competition from ownership options