| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 42nd | Fair |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 25016 Walnut St, Newhall, CA, 91321, US |
| Region / Metro | Newhall |
| Year of Construction | 1979 |
| Units | 30 |
| Transaction Date | 2021-02-03 |
| Transaction Price | $6,259,500 |
| Buyer | NEWHALL BLISS LLC |
| Seller | 25016 WALNUT LLC |
25016 Walnut St Newhall Multifamily Investment
Neighborhood occupancy in the mid-90s and a deep renter base point to steady leasing potential, according to WDSuite’s CRE market data.
Positioned in Newhall within Los Angeles County’s Urban Core, the property benefits from strong neighborhood fundamentals. Amenity access is a clear strength: restaurants and cafes rank in the top percentile nationally while grocery and pharmacy access are also high, supporting daily convenience and resident retention. The neighborhood earns a B+ rating and ranks 409 out of 1,441 Los Angeles metro neighborhoods, placing it above the metro median.
Occupancy across the neighborhood is above the national median, and the renter-occupied housing share is high relative to most U.S. neighborhoods (top percentile nationally). For investors, this indicates a deep tenant base and generally resilient demand for multifamily product, with lease-up and renewal risk moderated by the area’s established rental orientation.
Construction patterns skew older locally (average vintage 1966). With a 1979 build, the asset is newer than the neighborhood norm, which can support competitive positioning versus older stock while still warranting capital planning for systems modernization or targeted value-add.
Within a 3-mile radius, demographics show modest recent population growth alongside rising incomes, and projections point to smaller average household sizes and a notable increase in household counts over the next five years. This shift can expand the renter pool even if population growth softens, supporting occupancy stability and absorption of well-positioned units.
Home values rate in a high national percentile, and value-to-income measures indicate a high-cost ownership market. For multifamily investors, that context typically sustains rental demand and offers pricing power, while rent-to-income metrics around the neighborhood level suggest monitoring affordability pressure for retention and renewal strategy. Local schools average about 3.0 out of 5 and sit modestly above the national median, which can aid family renter appeal relative to peer submarkets.
Safety indicators for the neighborhood are close to the national midpoint and sit below the Los Angeles metro median (ranked 884 among 1,441 metro neighborhoods). Recent trend data is constructive: both property and violent offense estimates show year-over-year improvement, with double-digit percentage declines, indicating a directional tailwind rather than a guarantee.
For investors, this translates to a market where safety conditions are competitive among many Los Angeles neighborhoods but still warrant routine risk management. Positioning, site lighting, and resident engagement can help sustain leasing performance in line with neighborhood trends.
The area draws from a diverse employment base that supports renter demand and commute convenience, notably in distribution, medical devices, life sciences, insurance, and telecommunications.
- AmerisourceBergen — distribution/pharma services (3.8 miles)
- Boston Scientific Neuromodulation — medical devices (5.3 miles)
- Thermo Fisher Scientific — life sciences (12.7 miles)
- Farmers Insurance Exchange — insurance (14.6 miles) — HQ
- Charter Communications — telecommunications (17.1 miles)
This 30-unit, 1979-vintage asset aligns with an amenity-rich Newhall location where neighborhood occupancy sits above the national median and renter concentration is high, supporting a deep tenant base and steady leasing. The property’s vintage is newer than the neighborhood average, offering relative competitiveness versus older stock while leaving room for targeted renovations or systems updates to drive NOI.
High national percentiles for restaurants, cafes, and groceries reinforce livability, and a high-cost ownership landscape supports sustained demand for rentals. Within a 3-mile radius, projections point to smaller household sizes and a larger household count, which can expand the renter pool and support occupancy stability. Based on CRE market data from WDSuite, these fundamentals, alongside improving safety trends, present a balanced case for durable cash flow with prudent attention to affordability and capital planning.
- Amenity-rich location with top-tier food and grocery access supports retention and leasing
- Neighborhood occupancy above national median and high renter concentration signal demand depth
- 1979 vintage is newer than local average, enabling value-add through selective modernization
- High-cost ownership market underpins pricing power for well-positioned units
- Risks: affordability pressure and mid-pack safety require active lease management and asset upkeep