| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 42nd | Fair |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 25052 Walnut St, Newhall, CA, 91321, US |
| Region / Metro | Newhall |
| Year of Construction | 1978 |
| Units | 41 |
| Transaction Date | 2002-12-04 |
| Transaction Price | $3,100,000 |
| Buyer | COELER PETER |
| Seller | DROZ JAMES D |
25052 Walnut St Newhall Multifamily Investment Thesis
Positioned in an amenity-dense Los Angeles metro neighborhood with solid renter demand and steady neighborhood occupancy, this asset benefits from a high-cost ownership market that supports leasing durability, according to CRE market data from WDSuite.
The property sits in Newhall within the Los Angeles-Long Beach-Glendale metro, where the surrounding neighborhood holds a B+ rating and ranks 409 out of 1,441 metro neighborhoods — competitive among Los Angeles-Long Beach-Glendale neighborhoods. Local fundamentals point to steady renter interest, with neighborhood occupancy measured for the neighborhood, not the property, tracking above national norms per WDSuite.
Everyday convenience is a strength. Dining and coffee density ranks near the top nationally, and grocery and pharmacy access are strong, supporting resident retention and reducing friction in daily living. Average school ratings are modest but above the national midpoint, which can appeal to a wider tenant profile seeking value relative to nearby submarkets.
Construction patterns skew older across the neighborhood (average vintage mid-1960s), while this property’s 1978 construction is somewhat newer than local stock. That positioning can be attractive versus pre-1970s buildings, while still leaving room for targeted value-add — particularly unit interiors, common areas, and building systems planning.
Tenure dynamics also support multifamily demand. The neighborhood shows a high share of renter-occupied housing units, indicating a deep tenant base and resilience for leasing. Within a 3-mile radius, WDSuite’s CRE data shows recent population growth and a projected rise in household counts alongside smaller average household sizes — a combination that typically expands the renter pool and supports occupancy stability.
Home values in the neighborhood sit in a higher national percentile, signaling a high-cost ownership market that can sustain reliance on rental housing and support pricing power for well-positioned assets. Lease management should still account for affordability pressure, but the area’s amenity access and employment connectivity help underpin demand.
Safety indicators for the neighborhood are mixed in a regional context. The area sits around the national midpoint overall, but ranks below the metro median (884 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods), suggesting it is not among the metro’s safest clusters. For investors, this calls for pragmatic security measures and thoughtful site operations.
Trend signals are constructive: both property and violent offense rates have declined year over year, according to WDSuite’s CRE market data. Emphasizing lighting, access control, and community engagement can help maintain leasing momentum while these broader trends continue to improve.
Proximity to diversified employers supports a broad renter base and commute convenience, with nearby healthcare, life sciences, insurance, and communications firms anchoring demand. The list below reflects notable employers within practical commuting range.
- AmerisourceBergen — healthcare distribution (3.8 miles)
- Boston Scientific Neuromodulation — medical devices (5.2 miles)
- Thermo Fisher Scientific — life sciences (12.8 miles)
- Farmers Insurance Exchange — insurance (14.6 miles) — HQ
- Charter Communications — telecommunications (17.2 miles)
Built in 1978 with 41 units, this asset aligns with renter-driven demand in an amenity-rich pocket of the Los Angeles metro. Neighborhood occupancy (measured for the neighborhood, not the property) trends solidly, and a high-cost ownership landscape supports sustained reliance on multifamily housing. According to WDSuite’s CRE market data, the area’s dining, grocery, and pharmacy access is strong, reinforcing retention and day-to-day livability advantages versus many peer locations.
The property’s vintage is newer than much of the surrounding 1960s housing stock, offering relative competitiveness and value-add potential through targeted renovations and system upgrades. Within a 3-mile radius, modest recent population growth, rising incomes, and a projected increase in households alongside smaller household sizes indicate a larger tenant base over time — a constructive backdrop for occupancy stability and disciplined rent management.
- Amenity-rich location with strong dining, grocery, and pharmacy access that supports resident retention.
- High-cost ownership market reinforces renter reliance, underpinning demand and pricing power for well-positioned assets.
- 1978 vintage provides relative edge over older neighborhood stock and clear value-add/CapEx pathways.
- 3-mile demographics point to more households and smaller sizes over time, expanding the renter pool and supporting occupancy.
- Risks: safety ranks below the metro median and rent-to-income pressures require careful lease and expense management.