| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 42nd | Fair |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 24828 Newhall Ave, Newhall, CA, 91321, US |
| Region / Metro | Newhall |
| Year of Construction | 1977 |
| Units | 65 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
24828 Newhall Ave Newhall Multifamily Investment
Renter demand and neighborhood occupancy appear stable for this Los Angeles metro pocket, according to WDSuite's CRE market data. The takeaway for investors is a sizable renter base supporting consistent leasing.
Positioned in an Urban Core area ranked 409 out of 1,441 metro neighborhoods, the location is competitive among Los Angeles-Long Beach-Glendale neighborhoods. Amenity density is a core strength: neighborhood restaurant and cafe access sit near the top nationally (both in the 99th percentile), with grocery options also strong, supporting resident convenience and retention.
Neighborhood multifamily occupancy is 94.6%, above the national median. The share of housing units that are renter-occupied is high at 69.3% (97th percentile nationwide), indicating a deep tenant base and demand depth that generally supports revenue stability.
Within a 3-mile radius, recent periods show rising incomes and a broad age mix. Forward-looking indicators point to household counts increasing even as total population trends slightly lower, suggesting smaller household sizes and a potentially larger renter pool that can support occupancy. Elevated neighborhood home values (92nd percentile) and a high value-to-income ratio (96th percentile) indicate a high-cost ownership market that can sustain multifamily demand as households rely on rental options.
Neighborhood rents track on the higher side nationally (88th percentile). With a rent-to-income ratio around 0.28, operators should manage renewals and amenities to balance pricing power with retention. Based on data-driven commercial real estate analysis from WDSuite, the location pairs strong amenities with above-median occupancy and a sizable renter base.
Safety indicators are around the national midpoint (about the 47th percentile nationwide). Year-over-year trends show declining estimated violent and property offense rates, with improvement tracking ahead of many U.S. areas (both changes sit in the mid-60s percentiles nationally). Investors should verify on-site security, lighting, and community policies and monitor neighborhood trends over time.
Nearby corporate offices support a steady workforce renter base and commute convenience, anchored by AmerisourceBergen, Boston Scientific Neuromodulation, Thermo Fisher Scientific, Farmers Insurance Exchange, and Charter Communications.
- AmerisourceBergen — pharma distribution (4.2 miles)
- Boston Scientific Neuromodulation — medical devices (5.6 miles)
- Thermo Fisher Scientific — life sciences (12.5 miles)
- Farmers Insurance Exchange — insurance (14.3 miles) — HQ
- Charter Communications — telecommunications (16.8 miles)
The 65-unit asset, built in 1977, is newer than the neighborhood's average vintage (1966), which can help competitiveness versus older stock while leaving room for targeted system updates and value-add upgrades. Local fundamentals show above-median occupancy and a high renter concentration, supporting a stable tenant base and consistent leasing.
Elevated ownership costs and strong amenity access reinforce reliance on rental housing. According to CRE market data from WDSuite, neighborhood rents and NOI per unit trend above national medians, aligning with a revenue environment where disciplined operations can capture demand. Watchpoints include affordability pressure (rent-to-income near 0.28), softening population in the larger 3-mile area even as households rise, and the need for careful renewal management to sustain retention.
- Newer-than-area vintage (1977) with potential for targeted value-add
- High renter concentration supports demand depth and occupancy stability
- Amenity-rich location and elevated ownership costs sustain rental reliance
- Data indicates above-median rents/NOI; focus on disciplined operations
- Risks: affordability pressure, softer population trend, and renewal execution